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2020-03-16 GC Agenda - Item 4 - Attachment 1 - MCU18 0015 Officers Report and attachments from 2019-06-11 P&E Agenda
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16 March 2020 General Committee Agenda
Attachment 1 to Item 4
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
4 MCU18/0015 - DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE (2
DETACHED HOUSES AND 12 MULTIPLE HOUSING - TYPE 4 CONVENTIONAL) AND
RECONFIGURATION OF A LOT (1 INTO 4 LOTS PLUS EASEMENT) AT 27 ATTUNGA
HEIGHTS, NOOSA HEADS
Author Contract Planner, Ben Thrower
DOCUMENT INFORM AT ION
Environment and Sustainable Development Department
Index ECM / Application / MCU18/0015 and RAL18/0001
Attachments 1. Architectural Plan Series
2. Landscaping Plan Package
3. Ecological Corridors Plan
4. State Development, Manufacturing, Infrastructure and Planning
(SARA) Referral Agency Response.
(Note: All attachments are provided separately to this report).
APPLICATION DETAILS
Applicant David William Neate
Proposal Material Change of Use – 2 Detached Houses, 12 Multiple Housing -
Type 4 Conventional
Reconfiguration of a Lot – 1 into 4 lots plus easement.
Properly Made Date 13 February 2018
Information Request Date 27 February 2018
Information Response Date 26 November 2018
Decision Due Date 21 June 2019
Number of Submissions 71 Properly Made
1 Not Properly Made Submission
PROPERTY DETAILS
Property Address 27 Attunga Heights Noosa Heads Qld 4567
RP Description Lot 27 RP 89506
Land Area 18,050m²
Existing Use of Land Single Dwelling
STATUTORY DETAILS
SEQRP Designation Urban
Locality Noosa Heads
Zone Detach Housing;
Attached Housing; and
Open Space Conservation.
Overlays Biodiversity (Environmental Protection and Watercourses and Drainage)
Natural Hazards (Slide Hazard, Acid Sulphate Soils, Bushfire - Buffer
Zone)
Assessment Type Impact
Page 60 of 133
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Full text of sections 2 to 69 (of 84)
Section 2
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
EXCUTIVE SUMMARY
Council is in receipt of a development application on land located at 27 Attunga Heights, Noosa
Heads (the site). The application seeks a development permit for:
Material Change of Use 14 dwellings units in the form of:
o 2 x Detached Houses; and
o 12 x Multiple Housing Units.
Reconfiguring of 1 lot into 4 lots plus an access easement as follows:
o Lot 1 – 7,507m² for 12 detached Multiple Housing Units;
o Lot 2 – 1,050m² for 1 Detached House;
o Lot 3 – 950m² for 1 Detached House;
o Lot 4 – 8,543m2 proposed to be dedicated to Council as conservation park; and
o An access easement to provide access to proposed Lot 2 though Lot 1.
The site is characterised as containing significant environmental values with the site’s vegetation
identified as Environmental Protection by the Noosa Plan’s Biodiversity Overlay and of concern
regional ecosystem by the Vegetation Management Act. The site includes an important wildlife
corridor linking vegetation from Settlers Cover/Noosa Inlet through to Peppers Resort and the
Noosa National Park. A watercourse further traverses the site, which flows into the Noosa River.
The site contains sandy soils and has steep slopes, with slopes varying between 20o and 45o and
a history of a least one known land slippage. Edgar Bennett road reserve runs parallel to the
site’s western boundary with a public pathway constructed in this road reserve. Peppers Resort
is located on the site’s eastern boundary.
A previous development application for 30 multiple dwelling units and 12 accommodation units
for the site was approved by Council in 2005. This application was subsequently ‘called in’ by
the Minister due to the site’s wildlife corridor and in March 2006, the approval was amended by
the Minister to preserve a 50m wildlife corridor through the site. This approval has now lapsed.
The Noosa Plan zones approximately 1.35ha of the site as Open Space Conservation, with 2
small areas zoned Detached housing and an area adjacent Peppers Resort zoned Attached
Housing. The proposed development extends significantly into the areas zoned Open Space
Conservation and outside the area’s zoned for development. The applicant submits that there is
good reason for this and being guided by comprehensive site-specific technical reports, the
development has been located on less constrained land offering significant benefits.
The applicant’s submission is agreed with to a limited extent as the proposed development is
located in part in an area that contains more moderate slopes, and which is currently infested by
weeds. This layout has for the most part also removed the need to construct a bridge across the
site’s waterway as was proposed in the previous development approval. The proposed multiple
dwelling units have also been desirably designed as individual buildings stepping down the slope
set on posts, rather than combining the units into one larger building with a basement car park
and requiring significant earthworks as previously approved.
Notwithstanding this, the proposal extends approximately three quarters along the site’s western
boundary into steeper slopes and more intact vegetation. The proposed extent and layout of the
development in this area also impacts on the visual amenity and vegetation within Edgar Bennett
road reserve (public pathway) as the proposal includes limited setbacks and opportunities for
landscaping and significant earthworks are proposed for the driveway with up to 2m high
retaining walls required on the boundary. A number of the proposed multiple dwelling units,
including units 1, 2, 11 and 12 at either end will also be highly prominent being 3 storeys and
setback 2m from this road reserve boundary in places. Notably multiple dwelling units 3 – 10 will
predominantly present as 1-2 storeys with the lower levels unlikely to be visible from the
pathway.
Page 61 of 133
Section 3
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
The proposed site layout does not maintain a sufficient wildlife corridor through the site,
inappropriately reliant on the adjoining Peppers Resort land, which includes the main resort
driveway and retaining walls, narrowing the corridor to approximately 23m in part. Construction
access for proposed lot 3 may also adversely impact on this corridor as the current access
easement terms do not support access for construction via Peppers Resort. The proposed lots
and lot boundaries also fragment this wildlife corridor and intrude into the riparian buffer to the
site’s watercourse with insufficient building setbacks proposed.
The proposed conservation park lot, lot 4, also includes part of the bushfire protection zone for
the multiple dwelling units and given the potential for further land slips and the consequential
impacts on the uphill units that may arise, this lot would require ongoing regular monitoring and
future management. This would inappropriately burden Council resources and therefore
dedication of lot 4 to Council as conservation park is not recommended, notwithstanding its
desirable environmental values.
The proposal further substantially exceeds the Noosa Plan provisions pertaining to site density,
building height, gross floor area, site cover and boundary setbacks and while some increased
building height may be warranted on the site due to the site’s slope, the proposed building height
is excessive in places and is not all in keeping with the surrounding built form. The proposed
building height and reduced setbacks will also adversely impact on nearby resident’s visual
amenity and the treed public pathway enjoyed by residents and visitors to the area.
A review of the application against the draft new Noosa Plan provisions concludes that the
proposed development would conflict with the draft outcomes sought. The draft Noosa Plan does
identify some medium density development area directly off Attunga Heights. However, the
proposed development exceeds this potential development area identified by the draft Noosa
Plan, with the draft scheme reinforcing the current planning scheme requirements to protect the
site’s environmental values.
On this basis, the development as proposed is considered to not meet a substantial number of
outcomes sought by the Noosa Plan, and as such the development is considered an
inappropriate development impacting on the site’s environmental values and is recommended for
refusal.
RECOMMENDATION
That Council note the report by the Contract Planner to the Planning & Environment Committee
Meeting dated 11 June 2019 regarding Application No. MCU18/0015 for a Development Permit
for Material Change of Use (2 Detached Houses and Multiple Housing – type 4 Conventional –
12 Units) and Reconfiguring a Lot (1 into 4 lots plus Access Easement) situated at 27 Attunga
Heights, Noosa Heads and:
A. Refuse the application for the following reasons:
1. The proposed development is contrary to the Noosa Plan’s Strategic Framework and
the Desired Environmental Outcomes as
(i) The proposal does not satisfactorily protect the site’s significant environment
values.
(ii) The proposal does not maintain a satisfactory wildlife corridor through the site
and intrudes into the riparian buffer to the site’s watercourse.
2. The proposed development is contrary to the Overall and Specific Outcomes of the
Noosa Heads Locality Code as
(i) The proposed uses are inconsistent with and therefore strongly inappropriate in
the Open Space Conservation Zone.
(ii) The applicant has not satisfactorily demonstrated the proposed development
footprint is commensurate with the site’s constraints and values.
(iii) The proposal will adversely impact on the site’s and the adjoining road
reserve’s scenic and environmental values.
Page 62 of 133
Section 4
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
(iv) The proposed built form will adversely impact on the visual amenity of nearby
properties in Attunga Heights.
(v) The proposed development does not respect the scale and character of the
surrounding development.
3. The proposed development is contrary to the Specific Outcomes of the Noosa Heads
Locality Code for population density, gross floor area, site cover, building height and
setbacks.
4. The proposed development is contrary to the Biodiversity Overlay Code as the
proposal does not satisfactorily manage, minimise or mitigate its impact’s on the
site’s ecologically important areas, ecological linkages for the koala population and
the site’s watercourse with the development resulting in excessive clearing of
protected vegetation.
5. The proposed subdivision is contrary to the Reconfiguring a Lot Code as:
(i) The proposed lots and lot boundaries fragment the site’s wildlife corridor and
the riparian buffer to the site’s watercourse.
(ii) The proposal is to subdivide land in the Open Space Conservation zone.
(iii) The applicant has not demonstrated appropriate access for Lot 3 for
construction purposes is available or achievable.
(iv) The proposed parkland lot, Lot 4, includes part of the bushfire protection zone
for the multiple dwelling units and steep slopes, which will require ongoing
monitoring and future management, inappropriately burdening Council’s
resources.
6. The proposed development has not been designed to avoid any potential instability
and associated problems and seeks to clear excessive vegetation that assists in
stabilising the site and the development in the long term contrary to the Natural
Hazards Overlay Code and Reconfiguring a Lot Code.
7. The proposed development will adversely impact on the vegetated character of the
adjoining pedestrian path in Edgar Bennett Avenue road reserve enjoyed by
residents and visitors to the area due to the scale and extent of development
proposed along this boundary and limited landscape opportunities to screen the
development. The proposed works for the driveway and associated retaining walls
are also likely to adversely impact on the vegetation within the road reserve and
result in the removal of some existing mature vegetation.
8. The proposed stormwater management strategies for water quality for the multiple
housing development on lot 1 conflict with the Water Sensitive Design Code, which
requires natural treatment strategies and systems and are contrary to the
Reconfiguring a Lot Code.
9. The proposed proprietary device has not been accepted by Stormwater Australia as a
satisfactory water quality treatment system for this area. Therefore, the proposed
development may adversely impact on the downstream ecosystem due to changes in
water quality.
10. The proposed development is contrary to the draft Noosa Plan provisions, which
reinforce the current Noosa Plan’s requirements to protect the site’s environmental
values and appropriately respond to the site’s natural hazards.
11. The application attracted a considerable number of public submissions raising valid
grounds of objection to the development.
B. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
Page 63 of 133
Section 5
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
REPORT
1. PROPOSAL
The applicant seeks a development permit on land at 27 Attunga Heights, Noosa Heads for a
‘Material Change of Use – 2 Detached Houses, 12 Multiple Housing Units’ and ‘Reconfiguration
of a Lot – 1 into 4 lots plus easement’.
The two Detached Houses are to be located on proposed Lots 2 and 3 within each of the two
nominated building envelopes (refer to Figure 1). No specific house plans have been provided,
however it is proposed the houses be developed in accordance with the following parameters:
3 storey and 12m high;
50% site cover or 40% if 2 or more storeys;
Existing vegetation outside the building envelope area to be retained, enhanced and
protected by a covenant; and
A setback of 10m to the centreline of the creek with balconies that may cantilever up to 3
metres into the creek setback area (applicable to Lot 3 only).
Figure 1: Proposed Site Plan
The 12 three bedroom multiple housing units are to be located on proposed Lot 1 (i.e. refer to
Figure 1). Each dwelling unit is proposed to contain three floors, 2 covered car parks, swimming
pool and landscaping with gross floor areas (GFA) varying between 317m² and 336m².
The dwelling units will be located as close as 2m from the common boundary with the adjoining
Edgar Bennett Avenue road reserve and the public footpath that runs generally parallel to the
site’s western boundary.
The dwelling units are to be accommodated partially on poles to work with the topography and
minimise the need for deep excavation. It is proposed the lightweight construction methodology
results in an improved visual appearance with the buildings sitting lightly on the hill rather than
appearing as one large bulky structure
Roof top gardens, dense landscaping and selected building materials and finishes palette,
inspired by natural materials and existing vegetation on site, are proposed to soften the visual
impact of the multiple housing units from the adjacent Edgar Bennett Avenue road reserve, public
footpath and nearby properties (refer to Figure 2). Trellised fencing and landscaping between
1.5m and 3m width is proposed to soften the visual impact of the multiple housing units from the
adjacent road reserve, public footpath and nearby properties.
Page 64 of 133
Section 6
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
Figure 2: Perspective from Pedestrian Pathway
The multiple housing units are proposed to be accessed via a single common driveway adjacent
to the boundary of the Edgar Bennett Avenue road reserve and public footpath, linking to Attunga
Heights. Three visitor car parks and a pedestrian link to the existing public footpath are proposed.
Cut and fill up to 2m in height on the common boundary with Edgar Bennett Avenue road reserve
is proposed to construct the driveway.
An Asset Protection Zone from each building footprint, extending up to 12m into the surrounding
vegetation is proposed to provide protection from potential bushfires. The Asset Protection Zone
requires setbacks illustrated in Figure 3 to be constructed and maintained in perpetuity. The
setbacks require vegetation to be removed and/or modified (i.e. removal of fire prone vegetation
within the understorey) so the area is effectively free of available fuel. The Asset Protection Zone
extends into proposed Lot 4, the proposed parkland area to be dedicated to Council.
Figure 3: Asset Protection Zone “Inner Protection Area” setback requirements (extract from Applicant’s
Bushfire Management Plan)
Page 65 of 133
Section 7
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
The applicant submits that the proposed detached houses and multiple dwelling units are located
on areas that have limited ecological significance with the balance of the site proposed to be
rehabilitated. An overall approach to managing slope stability is to have a ‘non-worsening’ impact
on slope stability with specialist recommendations provided in the application regarding dwelling
and driveway footings, earthworks and drainage.
A combined development footprint for the 14 dwelling units and structures, including the
driveway, amounts to an area of 0.57ha. The applicant considers the development footprint has
been aligned to the least constrained parts of the land and the site can be safely and responsibly
developed.
The application includes an Environmental Connectivity Plan (refer to Figure 4) which identifies a
wildlife corridor to be maintained through the site, connecting with existing tracts of vegetation
surrounding the site and the national park.
Figure 4: Environmental Connectivity Plan
The Reconfiguration of a Lot (1 into 4 lots plus Access Easement) component of the
development is described as follows:
Lot 1 – 7,507m² (to contain 12 detached Multiple Housing Units and environmental
covenant over the balance of the lot). 3 significant Hoop Pines within this lots are
specifically proposed to be retained. ;
Lot 2 – 1,050m² (contains a nominated building envelope for 1 detached house and
environmental covenant over the balance of the lot);
Lot 3 – 950m² (contains a nominated building envelope for 1 detached house and
environmental covenant over the balance of the lot).
This lot is proposed to utilise the benefit of the following easements on the adjoining
property to the east, being Peppers Resort:
o Easement L SP207304 for access; and
o Easements M and P on SP207304 for bin storage.
The easements have effect upon approval and commencement of the use. There is
currently no permitted access to Lot 3 from Peppers Resort for construction purposes
under the current easement.
Page 66 of 133
Section 8
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
Lot 4 – 8,543m² (parkland area proposed to be dedicated to Council at no cost to Council);
and
Access Easement – Access from Attunga Heights to Proposed Lot 2 (refer to Figure 5).
Figure 5: Lot Reconfiguration Plan
The applicant’s representative town planner considers that Council should approve the
development in full based on, in part, the following statement:
"At the outset we note the efforts that have been made by the applicant to commission up to date
technical information and assessments that comprehensively respond to the matters identified by
Council in this information request.
We also take this opportunity to reiterate the key principles that have guided the development
proposal and community benefits that will ensue as a result.
This development application seeks approval for partial re-development of the site in line with
development outcomes that are recognised as being consistent with the planning scheme
(residential housing and unit development).
Whilst development is proposed in a slightly different configuration to the zonings on Council’s
planning scheme zoning map, the design of the development has been guided by comprehensive
site specific ecological, engineering, geotechnical and bushfire assessments. Whilst the planning
scheme zoning map showed unit development on some of the most environmentally and slope
sensitive parts of the site (i.e. over the top of the creek), the current development proposal
instead shows development on less sloping land with the lowest ecological values.
The proposed development stands to deliver the following benefits:
a) Dedication of 50% of the site to Council as environmental reserve which will secure the land
in public ownership.
b) Prior to the environmental reserve being dedicated to Council, rehabilitation works will be
undertaken (at the developers cost) to remove weed species and replant native species to
ensure the function of the reserve is enhanced and it will function as an environmental and
fauna movement corridor.
c) The environmental reserve proposed on the subject site will secure an important ecological
link in public ownership between the site, the adjoining Peppers resort and the Noosa
National Park to the south-east.
d) The retention of over 50% of the site for environmental reserve purposes in public
ownership will ensure the predominant ‘treed’ and green visual character of the Noosa Hill
will be protected in perpetuity. 3D renders have been provided to demonstrate the visual
presentation of the proposed development from various important public viewpoints"
(Extract from the applicant's Response to Information Request).
Page 67 of 133
Section 9
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
The applicant’s development application is supported by:
Architectural Plans (refer to Attachment 1);
Landscape Concept Plans (refer to Attachment 2);
Environmental Connectivity Plan (i.e. Wildlife Corridor Plan) (refer to Attachment 3);
Engineering Report and a supplementary Engineering Response to Council’s Information
Request
Town Planning Report and a supplementary Town Planning Response to Council’s
Information Request;
Geotechnical Report and a supplementary Geotechnical Response to Councils Information
Request;
Ecological Report and a supplementary Ecological Response to Councils Information
Request;
Bushfire Assessment (Asset Protection Zone illustrated in Figure 3); and
Response to Public Submissions.
The proposed development originally sought an additional lot, for a third Detached House.
However this lot was amalgamated into what is now proposed as Lot 4 and the associated
Detached House removed in response to Council’s information request.
1.1. Background
The site has been subject to several development approvals, as follows:
On 13 October 2005 Noosa Shire Council issued a conditional Development Permit for a
Material Change of Use for 30 Multiple Dwelling Units and 12 Accommodation Units whilst
refusing a request to reconfigure the subject land into 2 lots (refer to plans of development -
Figure 4). The approval was subsequently called in by the minister
Figure 4: 2006 Approved Site Plan (Extract from ‘Notice of Decision of Development Application’ Granted by
the Queensland Government dated 20 March 2006)
On 6 March 2006, the Minister issued a Decision Notice for a Material Change of Use for
26 multiple dwelling units (21 x 3 bedrooms & 5 x 2 bedrooms) and an accommodation
building comprising 12 x 1 bedroom units.
On 17 October 2008, the Department of Natural Resources and Water issued a conditional
permit for the clearing of native remnant vegetation on the site. A condition required a
vegetation offset being secured on the adjoining Peppers Resort site. The conditioned
vegetation offset was completed on this adjoining site.
Page 68 of 133
Section 10
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
On 21 April 2009, Council issued a conditional Preliminary Approval for Operational Works
– Drainage, Stormwater, Vegetation Clearing, Water & Sewerage, Earthworks and Access
and Parking. A conditional Preliminary Approval was issued on the basis that payment of
contributions and bonds was outstanding.
On 13 July 2009, Council extended the relevant period of the Ministerial approval and the
associated Operational Works preliminary approval until the 15 October 2013.
On 11 October 2013, a request to extend the relevant period of both the Ministerial
Approval and associated Operational Works preliminary approval was lodged with Council.
This request was refused by Council on 1 May 2014 for the following reasons:
1. The development is contrary to The Noosa Plan’s Overall and Specific Outcomes for
the Noosa Heads Locality;
2. The application was publicly notified in 2004 and given the time lapsed, the
community is unlikely to be aware of the development approval; and
3. The proposed development were it to be publicly notified today, is likely to receive
submissions objecting to the development, given the significant non-compliance with
The Noosa Plan.
An appeal was subsequently lodged in the Planning and Environment Court by the
applicant. The appeal was subsequently withdrawn with the appellant agreeing to
pay some of Council’s preliminary appeal costs. On this basis this development
approval has now lapsed.
On 31 October 2013, the Department of State Development, Infrastructure and Planning
extended the relevant period of the State Permit for clearing of vegetation for two (2) years.
This approval has now lapsed.
Several pre-lodgement meetings were held with the applicant to discuss potential development
outcomes on the site. At the meeting it was discussed that the existing Detached and Attached
Housing zones may not represent the most developable area for the site on the basis they are
steep, likely require access across the creek and removal of some of the better quality vegetation
on the site.
It was considered that the site’s south west corner may provide a better development outcome
based on more moderated slopes and environmental values. However, any development in this
area should be of a scale and density consistent with existing and permitted development in the
street, which are predominantly duplexes.
Further any proposed development should be setback at least 10m from the creeks top of bank,
a wildlife corridor of at least 50m should be retained through the site and the development
sensitively designed to respect the vegetated public walkway.
Page 69 of 133
Section 11
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
1.2. Site Description
The site is described in Table 1.
Table 1: Site Description
# Site Description Image
1. Generally rectangular in shape and contains an area of
1.8054ha.
(Image extracted from Smartmap).
2. Contains a single dwelling near the road frontage to Attunga
Heights.
(Photo taken 11.04.2019)
3. Accessed from Attunga Heights Road, which is unformed
gravel near the point of entry. The existing garage is
located on the road frontage boundary.
(Photo taken 11.04.2019)
4. Fronts Edgar Bennett Avenue along its western boundary.
This road is unformed and currently supports significant
vegetation immediately adjacent to the common boundary
and a concrete lit pedestrian pathway.
The pathway provides a link between Attunga Heights,
Edgar Bennett Avenue and Noosa Parade.
(Image extracted from Noosa Shire Council Intramaps)
Page 70 of 133
Section 12
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
# Site Description Image
5. Adjacent to State Heritage Listed Halse Lodge (northern
boundary), Peppers Report (eastern boundary) and
Detached and Attached Dwellings on the south western
corners of the boundary.
(Image extracted from Noosa Shire Council Intramaps)
6. Conditional access rights secured by an easement
agreement from Viewland Drive, through Peppers Resort to
two locations on the adjoining eastern boundary.
(Image extracted from Noosa Shire Council Intramaps)
7. Benefited by:
Easement L with an access way through the Viridan
Land to Viewland Drive and Morwong Drive (under
restricted vehicle types and hours); and
Easement M and P which benefits the site by providing
rights for storage and use of garbage bins.
In each case the easements contain a provision which, in
effect, delays the rights granted under the easement until
such time as a development approval is granted for the
development of the dominant tenement. Once the
development is completed and in use, the access and bin
areas are available to the benefit of the site (i.e. Lot 27).
The easement rights do not extend to construction access.
(Image extracted from site survey plan)
Page 71 of 133
Section 13
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
# Site Description Image
8. A common boundary to part of Yunaman Bushland Reserve
located on the south eastern corner of the site.
(Image extracted from Noosa Shire Council Intramaps)
9. Known as a very high koala hotspot (identified as red in the
image).
(Image extracted from Noosa Shire Council Intramaps)
10. Known as Koala Habitat Area, categorised as support
Remnant Habitat.
Koalas are known to inhabit the area and the site provides
the opportunity for movement for the species through the
site.
(Image extracted from Noosa Plan – Schedule 7).
11. Densely vegetated with native species mainly consisting of
Cypress Pine-Callitris sp, Tuckaroo-Cupaniopsis
anacranoides and Hoop Pine-Araucaria cunninghamii.
The south western corner is recognised as of least
significance due to invasion of weeds within the understory.
(Photo taken 11.04.2019)
Page 72 of 133
Section 14
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
# Site Description Image
12. Contains areas of ecological significance.
(Plan extracted from Noosa Plan Planning Scheme Strategy
Map)
13. Is mapped as providing Essential Habitat for the:
Glossy black-cockatoo (Calyptorhynchus lathami),
Wallum rocket frog (Litoria freycineti),
Wallum sedgefrog (Litoria olongburensis); and
Wallum froglet (Crinia tinnula).
It is noted that site conditions are not suitable as habitat for
the Wallum frog species, which require a wallum
environment.
14. Contains a large mapped area of remnant regrowth
vegetation.
The same vegetation is identified by the Queensland
Government mapping as Regulated Vegetation
Management Category B, being of concern regional
ecosystem.
(Image extracted from Noosa Shire Council Intramaps)
Page 73 of 133
Section 15
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
# Site Description Image
15. Traversed by a watercourse / drainage line
(Image extracted from Noosa Shire Council Intramaps)
16. Comprises a sloping sand dune which is potentially
unstable.
Ground slopes varying between 20° to 27°, with steeper
slopes of 40° to 45° adjacent to the creek banks.
The existing vegetation is contributing to natural stability of
the slope through surface protection and the stabilising
effect of root systems.
There is evidence of previous land slips occurring on the
site, adjacent to the northern boundary on the western side
of the creek.
The most south western corner and north eastern corner of
the site contains notably more moderate slopes (i.e. marked
with red outline).
(Contour Survey Extracted from Applicant’s Engineering
Report)
17. Visually prominent from the adjacent footpath, currently
providing a high amenity value and dense vegetated
amenity from the footpath.
The dense vegetation also provides a link to other nearby
green spaces and ultimately Noosa National Park.
(Photo taken 11.04.2019)
Page 74 of 133
Section 16
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
1.3. Surrounding Land Uses
Surrounding land uses include short term accommodation, attached and detached dwelling
houses. The wider locality consists of mixed multi-units, duplexes and single dwellings. The site
is located in close proximity to Noosa Junction and Hasting Street precincts.
Aerial photography illustrates the site as an important green link between Noosa National Park
and the foreshore (Refer to Figure 5).
Figure 5 – Aerial Image of the locality
Page 75 of 133
Section 17
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
2. ASSESSMENT
2.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
State Planning Policy;
South East Queensland Regional Plan;
Planning Regulation 2017;
The Noosa Plan.
2.2. State and Other Statutory Instruments
State Planning Policy
The Noosa Plan is generally consistent with the State Planning Policy July 2017 (SPP) and the
SPP raises no further issues relevant to the proposed development.
South East Queensland (SEQ) Regional Plan
The site is located within the urban area of the SEQ Regional Plan. The proposal is considered
consistent with regional policies of the SEQ Regional Plan.
Planning Regulation 2017
The following assessment benchmark from the Planning Regulation 2017 applies to the
application:
SEQ Development Area
The proposal is for urban activity within the Urban Footprint and is consistent with the
assessment benchmarks contained in the Planning Regulation 2017 for the SEQ Region.
2.3. Statutory Instruments – Planning Scheme
The application must be assessed against the whole of the Noosa Plan to the extent the
provisions are relevant to the development.
The application is before Council in accordance with the current decision making delegations
because:
The proposed uses are identified as inconsistent due to being located largely in the Open
Space Conservation Zone;
No further subdivision is provided for in the Open Space Conservation Zone; and
71 properly made submissions were received of which all objected to the proposed
development.
Council officer's assessment is supported by external Geological, Ecological and Stormwater
specialist reports and traffic engineering advice, commissioned by Council officers, to assist in
the assessment of the proposed development. Two reports and advice were provided by each
specialist to:
Review the original application and inform input into the information request; and
Assess the application, including the information response, and provide a summary of the
assessment outcomes.
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Each report concludes as follows:
Geotechnical Peer Review:
“The responses generally address most of the issues raised.
The sand dune in its existing condition is potentially unstable. In this regard the site is
similar to other areas which have been developed within the Noosa Sand Dune Stability
Problem area.
The proposed development on the western side of the creek does not attempt to avoid
areas of potential instability and the proposed structures will be constructed on the
potentially unstable slopes. There are no proposals to stabilise the land.
It appears that the overall approach adopted by the geotechnical reports is to accept that a
landslide will occur but design the structures to be secure in the event of a landslide. That
is, the land may slide down the hill but the structures will be left suspended above the
landslide on piers founded at depth below the potential zone of instability.
Council needs to be aware that if the proposed development is approved it will be on this
basis.”
Ecological Peer Review:
“While responses have been provided to each of the information request items, most of
Council’s requests have not been met. Of greatest concern are that:
Koalas are known to inhabit the area and the site is likely to provide an important
avenue for movement for the species. This is not reflected within the ecology report.
Neither the riparian buffer of 10 m from top of creek bank or wildlife corridor of a
minimum of 50 m vegetated width are possible with the current design.
The proposal should therefore not be approved for development according to these plans.”
Stormwater Peer Review:
Quantity
“The legal point of discharge is the existing flow path within the site.
The Rational Method has been used to show that the development will have a minor
(+0.3%) impact to peak flows, resulting in a minor increase (1mm) in flow depth within the
existing flow path. This will not cause any actionable nuisance to downstream properties.
The site is located at the lower end of a larger forested catchment and development has
been limited to the up-slope areas of the site to leave the drainage line within the site
undeveloped. It is our opinion that providing detention measures on site would not provide
any benefit.”
Quality
“Proprietary stormwater treatment devices (SPEL StormFilter and Stormsack or approved
equivalent) and rainwater harvesting tanks are included in the model. It is noted that a
detailed Operational Phase Maintenance Plan is to be included in future Operational Works
applications as these assets will be privately owned and maintained.
Based on the information available, the water quality objectives will be met by the proposed
treatment train.”
Conditions of approval are recommended as part of this report.
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Traffic Engineering Advice:
“I understand the issue pertains to concern about the additional volumes of traffic in Attunga
Heights as a result of the 13 dwellings associated with the proposal.
Attunga Heights is a residential street with a pavement width of 6.0-6.5m. The normal
traffic related threshold for the residential catchment of such a street would be 75 dwellings.
There appear to be about 25 existing lots along the street, a few of which contain small
scale multiple dwellings, so the existing catchment of the street might be up to 40 dwellings.
With the 13 dwellings of the proposal added, the total number of dwellings served by
Attunga Heights would be up to say 55 dwellings, which is less than the normal 75 dwelling
threshold.
So while there will be additional traffic as a result of the proposal, it would be acceptable
according to normal limits for such a street.”
The report and advice received is incorporated into the assessment of this application.
The following provides a more detailed assessment against the specific provisions within the:
Strategic Framework
Desired Environmental Outcomes
Noosa Head Locality Code
Biodiversity and Natural Hazards Overlay Codes; and
Reconfiguring a Lot Code.
Strategic Framework
Section 1.7.12 Natural Environment Protection identifies the vision for the natural environment to
be protected:
“a) Through the use of zones and overlays the scheme identifies and seeks to protect areas of
remnant vegetation and encourages the rehabilitation of riparian corridors and wildlife
corridors. It also seeks to protect land of ecological, biophysical, scenic or cultural value,
including the mountains that dominate the landform and landscape.
b) Activities that have potential to impact on water quality, bank or slope stability, fauna habitats
and linkages, or significant scenic vistas are inconsistent within the scheme.”
Section 1.7.14 Natural Hazard Management identifies the vision for the natural hazards to be
managed:
“a) The planning scheme identifies areas at risk from natural hazards including landslide,
bushfire, flooding and acid sulfate soils.
b) Development in areas at risk from natural hazards is to be compatible with the nature of the
hazard so as not to place people, property, economic activity, social wellbeing and the
natural environment at risk.
c) Development is avoided in areas subject to natural hazards or where natural hazards cannot
be avoided, mitigation or adaptation measures are adopted taking into account predicted
frequency and severity of the natural hazard.
Development does not materially increase the impact or severity of natural hazards.”
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Desired Environmental Outcomes
The following Desired environmental outcomes are also considered relevant to the assessment
of the proposed development:
“3.1.3 g) Open Space, Environment and Conservation Functions
Networks of open space and natural habitat, vegetated lands, wetlands, watercourses and
riparian zones are sensitivity managed and protected and avoided as far as practicable or, where
avoidance is not practicable, minimise adverse impacts resulting from development by -
i. protecting and managing the natural environment in a way that—
b. maintains and improves landscape character and visual amenity;
c. builds ecological resilience and capacity to adapt to a changing climate;
ii ecologically important areas being protected, rehabilitated and enhanced including
their condition, extent, diversity and connectivity to maintain and improve
biodiversity, landscape stability, resilience and ecological integrity of the natural
environment;
iii koala habitat, connectivity and safety being maintained and improved, contributing
to a net gain in koala habitat assisting with the long term stabilisation and recovery
of viable populations across Noosa Shire, Sunshine Coast and South East
Queensland;
iv koala habitat offsets being applied only as a last resort and achieving an
equivalent or better environmental outcome and additional protection to
environmental values at risk or additional management actions to improve
environmental values2;
vi natural waterways and wetlands being maintained in their natural state with
development providing for rehabilitation and enhancement to improve ecological
functioning and water quality;
xi maintaining the conservation of high proportions of vegetated land, as compared to
developed land, to distinguish Noosa Shire from other parts of south-east
Queensland;
xii maintaining the distinct vegetated character of Noosa Shire and the retention of
natural vegetation and landscaping with native species;
xiii protecting sensitive areas of native bushland from the impacts of urban activities
such as domestic animals, escaped garden weeds, fertilisers and stormwater run-
off;
xiv increasing the amount of land protected for conservation purposes under public
ownership that ideally represent the full range of habitats and species found across
Noosa Shire, forming corridors for the safe movement and successful breeding of
wildlife within the Shire and beyond;
xv the integrity of conservation reserves being supported by wider networks of open
space across Noosa Shire and beyond, comprising both natural habitat and areas
capable of regeneration or rehabilitation;
xvii development not impacting on views and vistas that characterise particular
localities in Noosa Shire including views to or from watercourses, beaches or
riparian corridors avoiding visual scarring of the hill slopes.”
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“3.1.3 j) Residential Uses
Urban and rural settlement for residential use is contained within the defined urban growth
boundaries shown on zoning maps ZM1- ZM9 by -
iii development being consistent with the character and amenity of the particular locality;
iv development considering the landform, natural environmental and climatic conditions of the
locality;
ix considering the impact new development has on resident perceptions of Noosa Shire’s
natural resources, open space, clean environment, integration of the landform and
landscape, character, natural environment and resident lifestyle.”
Noosa Heads Locality Provisions
The subject site is located in the Noosa Heads Locality and is zoned predominately Open Space
Conservation (i.e. approx. 1.35ha of the 1.8ha site).
Two small areas of the site are zoned Detached Housing. These area located at the end of
Attunga Heights (i.e. approx. 850m²) and on the northern portion of the site (i.e. approx.
1,631m²). The area near Attunga Heights includes the existing house and ancillary structures.
Approximately 2,068m² of the site is zoned Attached Housing. This area adjoins the existing
Peppers Resort (refer to Table 2).
Table 2: Site Zone Map and proposed development layout
Site Zone Map Proposed Layout
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The following overall outcomes are considered relevant to assessment of the proposed
development:
“The overall outcomes sought for the Noosa Heads Locality are the following—
a) New uses and works are located, designed and managed to—
iii. avoid significant adverse impacts on the amenity enjoyed by users of other premises,
including acoustic and visual qualities; and
iv. avoid significant adverse effects on the natural environment;
e) Land having environmental and cultural heritage values is protected and maintained for
future generations, including—
viii. private land with native vegetation communities;
h) Key vegetated landscapes are protected including-
i. significant stands of vegetation in the conservation reserves and in areas that are
poorly drained or on very steep or inaccessible land;
ll) Areas of native remnant and regrowth vegetation, including their biodiversity and
habitat values are protected;
nn) For the Detached Housing Zone—Detached housing prevails which maintains—
i. a low impact, low density development form of domestic scale;
iii. allotment sizes and densities which are consistent with the character of the particular
neighbourhood;
v. landscaping amongst buildings, retaining trees and vegetation wherever practical;
pp) For the Attached Housing Zone—residents and visitors are accommodated in
predominantly Multiple housing forms that—
iv. respect the scale and character of the streetscape and surrounding development.
ww) For the Open Space Conservation Zone—natural environmental values of high order and
warranting conservation status are—
i protected for their importance in contributing to ecological sustainability including
maintenance of water quality and provision of habitat and open space linkages; and
ii appropriately managed to the general exclusion of development or any further
subdivision of freehold lots.”
Biodiversity Overlay Code
The site is mapped as containing a large area of Environmental Protection Area. Schedule 7 of
the Noosa Plan also maps the majority of the site as Koala Habitat Area – Remnant Habitat
(Refer to Table 4).
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
Table 4: Extracts from the Biodiversity Mapping and the proposed development layout
Environmental Protection Koala Habitat Area (Remnant Proposed Layout
Area Habitat)
The following overall outcomes are considered relevant to the assessment of the proposed
development:
“The overall outcomes sought for the Biodiversity Overlay Code are the following—
d) Development is managed so as to avoid, or where avoidance is not practicable, minimises
or mitigates the impacts upon the Shire’s biodiversity values and natural resources,
including—
i ecologically important areas;
ii the ecological values of water catchment areas;
iv that part of the natural environment that may be environmentally harmed by vermin,
pests, noxious plants or threats such as fire, development and inappropriate land
management;
v vistas and scenic amenity of the landscape;
vii koala habitat areas and ecological linkages that provide for connectivity and safety for
the long term viability of koala populations.”
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Natural Hazards Overlay Code
The site is mapped a containing some areas of:
Landslide; and
Bushfire Hazard Area (potential impact area) (Refer to Table 5).
Table 5: Landslide and bushfire Hazard Map and proposed development layout
Landslide Hazard Map – Bushfire Hazard Map- Potential Proposed Layout
Moderate and High Hazard Impact Buffer (extract from
Area (extract from Noosa Noosa Plan)
Plan)
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The following overall outcomes are considered relevant to the assessment of the proposed
development:
“The overall outcomes sought from the Natural Hazards Overlays Code are—
a) development in areas at risk from natural hazards is compatible with the nature of the
natural hazard so as not to place people, property, economic activity, social wellbeing and
the natural environment at risk;
b) development is resilient to natural hazard events by ensuring siting and design accounts for
and minimises potential risks of natural hazards to people and property;
f) natural processes and the protective function of landforms and vegetation are maintained in
natural hazard areas;
h) for bushfire hazard areas—bushfire risk mitigation treatments are accommodated in a
manner that avoids or minimises impacts on the natural environment and ecological
processes.”
Reconfiguring a Lot Code
The following overall outcomes are considered relevant to the assessment of the proposed
development:
“The overall outcomes sought by the Reconfiguring a Lot Code are to ensure that any
reconfiguring of lots results in—
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;
l) residential development which is consistent with the developed character of its
particular neighbourhood”
Assessment against the Noosa Plan Provisions
In consideration of the relevant Noosa Plan provisions and the applicant's grounds for support,
including assessment of the common material provided, the proposed development is considered
inconsistent with the abovementioned Noosa Plan provisions due to the following pertinent
matters.
Environment Conservation
The proposed development footprint and lot boundary lines extend into areas zoned Open Space
Conservation, identified for Environmental Protection Area and as Koala Habitat Area – Remnant
Habitat. The proposed development footprint is considered to substantially exceed the
developable area within the south west corner of the site, extending much further along the
common boundary with Edgar Bennett Avenue road reserve and the public footpath and into
areas that are steeply sloping and have significant environmental value.
The proposed development footprint will result in the removal of approximately 0.57ha of remnant
vegetation and another 0.52ha of remnant vegetation modified (i.e. removal of fire prone
vegetation within the understorey) as a result of the required bushfire Asset Protection Zone. This
includes approximately 0.53ha of identified Environmental Protection Area being cleared and
approximately another 0.46 ha of land identified as an Environmental Protection Area being
modified. As a result approximately only 0.7ha of the existing remnant vegetation will remain in
its current form. On this basis the area of impact is considered to be excessive given the site’s
known environmental values and physical attributes and the existing 4,549m² area zoned for
development.
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In addition to this impacted area, it is considered there is risk to the health of several nearby
significant trees within Edgar Bennett Avenue road reserve and adjacent to the public footpath,
where up to 2m cut and fill is proposed to be undertaken at or in close proximity to the common
boundary of the road reserve.
On this basis the natural environmental values of the site are not considered adequately
protected for their importance in contributing to ecological sustainability including provision of
habitat and open space linkages.
Wildlife Corridor
The applicant suggests the proposed wildlife corridor width achieved by the proposed
development will be 41.5m at its narrowest widening to 84m.
Review of the proposed wildlife corridor shows that it includes land within Peppers Resort and
the Edgar Bennett Road reserve and while it is reasonable to include the road reserve, some of
the land in Peppers Resort is not suitable as a wildlife corridor. It is not appropriate to include the
internal roads and retaining walls on Peppers Resort within the corridor as this infrastructure
significantly fragments and disrupts the function of the corridor.
On this basis the actual corridor width is as little as approximately 23m (i.e. between Lot 2
building envelope and Peppers internal road and retaining walls) and 34m (i.e. between dwelling
unit 5 and Peppers internal road and retaining wall).
A minimum vegetated width of 50m was requested by Council at the pre-lodgement meeting with
the applicant and again as part of the information request.
Further the location of proposed Lot 2 building envelope constrains the ability for the wildlife
corridor to seamlessly link to the site’s common boundary with the Yunaman Bushland Reserve.
Therefore the proposed wildlife corridor does not conserve the long term ecological viability,
integrity and sustainability of native fauna species.
Dedication of Lot 4 - Parkland
While Lot 4 is proposed to be dedicated to Council as parkland it is noted that the bushfire Asset
Protection Zone substantially extends into Lot 4 and therefore the ongoing responsibility would
be Council's to maintain in perpetuity. Similarly Council will be burdened with the responsibility to
respond to any future landslips within Lot 4 noting any landslips are likely to start near the creek
bed and, if not stabilised, migrate upwards to ultimately impact on the proposed multiple housing
units. This arrangement is not appropriate for Council as any responsibly of the management and
monitoring of bushfire management measures and stability of the slope should be for the
developer.
Construction Access to Lot 3
Currently construction of proposed Lot 3 and the Detached House requires direct access from
Attunga Heights as the existing easement terms through Peppers Resort do not take effect until
the development is approved and the use of the Detached House commences. As a result,
construction access from Attunga Heights to Lot 3 will likely have a significant impact on the
proposed wildlife corridor, steep slopes, watercourse and protected vegetation. Lot 3 is
considered inappropriate due to these impacts from access during construction.
Setback to Creek
A 10m setback is proposed from the centreline of the watercourse to the edge of the nominated
building envelope lines with the potential for balconies to cantilever up to 3 metres further into the
creek setback area. The lot boundary itself is only setback 6m from the centreline of the creek.
At least 10m from the creeks top of bank was requested as part of pre-lodgement discussions
with the applicant as this distance is considered necessary to avoid impacts on the creek and to
maintain a buffer to the watercourse.
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Public Amenity
The site is considered to contribute to a high degree of amenity for users of the public footpath
within Edgar Bennett Avenue road reserve. The proposed uses and works are not located and
designed to avoid significant adverse impacts on the amenity enjoyed by users of this footpath.
The associated access driveway and visitor car parks require significant earthworks and
associated cut and fill immediately adjacent to and/or abutting the public footpath. This will result
in the likely loss of trees and understorey vegetation in the road reserve and onsite and restrict
the ability for effective soft landscaping that would otherwise screen the driveway and dwelling
units from the public footpath.
In addition, Units 1, 2, and 12 will have the appearance of being 3 storeys and up to 12m height
as close as 2m to the public footpath which is considered likely to significantly dominate the
vegetated visual amenity currently enjoyed by users of this footpath. Further the minimal setback
provides limited opportunity for any existing vegetation to be retained that would otherwise buffer
the proposed buildings.
It is noted the Noosa Plan prescribes a 10m setback from the Edgar Bennett Avenue road
reserve, within which the public footpath is situated.
Built Form
The proposed development does not comply with the key Noosa Plan development parameters
for density, height, gross floor area and site cover as described in Table 3. Any development in
this location should also be of a scale and density consistent with existing and permitted
development in Attunga Heights, which are predominantly two storey single dwellings and
duplexes. Further any development should not dominate or detract from the scenic and
environmental qualities of the site and its setting.
A three storey and 12m height has also been proposed for both the detached houses and
multiple dwellings with at least one dwelling unit (i.e. Unit 3) exceeding 12m height. While it is
acknowledged the steep slopes of the site necessitate some increased building height in parts,
the proposed height over and above 12m is considered excessive and unwarranted.
The proposed Detached House on Lot 2 and Units 1 and 2, being 3 storeys and 12m high, are
also not considered to be respective of the scale and character of the neighbouring development
in Attunga Heights. The immediately neighbouring development is of a scale more consistent
with a two storey detached houses and duplexes.
The applicant has applied a site area of 1.8054ha to the population density and GFA formulas,
suggesting:
288 allowable person population density limit (39.6 person population density proposed);
and
11,520m² GFA limit (3,304m² GFA proposed).
It is not agreed that this is how the population density and GFA are calculated and that the
resulting proposed densities are excessive given the other provisions related to the site. On this
basis the proposed built form is not considered to respect the scale and character of the
streetscape and surrounding development.
The proposed roof forms do not meet the Noosa Plan requirement for soft and articulated,
pitched, skillion or curved roof forms with 600mm eaves. The proposed dwelling unit roof forms
are low pitched or box profiles/parapet styles (refer to Figure 2) which are not respecting the
scale and character sought within the Noosa Heads locality.
Overall the proposed built form is not considered to be compatible with surrounding development
and public spaces.
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Table 3: Summary of specific code provisions
Criteria Planning Scheme Proposed Complies
Population density Attached Housing Zone 12 dwellings x 3.3 X
(2,068m2) Area – 160 persons (39.6)
persons/ha (33) Total 39.6 persons
Total 33 persons
Gross floor area Attached Housing Zone 3,894m² GFA X
Area – 33 persons x 40m²
Total 1,320m² GFA
Site cover Attached Housing Zone Approx. 2,244m² X
Area (2,068m2) – 40%
(i.e. 827.2m²)
50% Single Storey 50% Single Storey
40% Two or more storeys 40% Two or more
storeys
Building height Attached Housing Zone 3 Storeys – above
storeys Area (2,068m2) – 3 12m (in part) X
storeys/12m
metres
Detached Housing Area 3 Storeys –12m X
(2,481m2) – 2 storeys/8m
Boundary setbacks Open Space
Conservation Zone Area
Frontage 10 metres min (frontage) 2 metres from X
Edgar Bennett
Avenue
Other boundaries 3 metres min (other 2 metres X
Boundaries)
Exception 10m from boundaries that 2 metres and 6 X
adjoin land in a residential metres
zone.
Stormwater Quality Management
The applicant’s proposed stormwater management system has been reviewed by an external
consultant on behalf of Council officers who concluded that the system is acceptable. However,
the proposed treatment system is for a proprietary device for lot 1, which is contrary to the Noosa
Plan’s Water Sensitive Design Code, which requires the use of natural water quality treatments
and systems. Stormwater Australia and the wider industry has not yet accepted this type of
system as an effective stormwater quality management system for this area. Therefore, it is
considered the proposed stormwater quality management system does not meet Noosa Plan
requirements and the development may adversely impact on the downstream ecosystem due to
changes in water quality.
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3. DRAFT PLANNING SCHEME
The draft Noosa Plan includes changes to the site’s Zone and Overlay Maps as illustrated in
Table 6.
Table 6: Existing Noosa Plan Mapping and Draft Noosa Plan Mapping
Existing Noosa Plan Draft Noosa Plan
Existing Zone Plan (Open Space Conservation, Draft Zone Plan (Environmental Management and
Attached Housing and Detached Housing) Conservation, Medium Desnity Residential)
Existing Acid Sulfate Soils Plan
Draft Acid Sulfate Soils Plan
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Existing Noosa Plan Draft Noosa Plan
Draft Biodiversity Overlay
Exisgting Biodiversity Overlay (Environmental
Protection) Plan
Existing Bushfire Overaly (Potential Impact Buffer)
Draft Bushfire Overlay (Medium Potential)
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
Existing Noosa Plan Draft Noosa Plan
Slide Hazard
Draft Landslide Overlay (High and Moderate
Hazard Area)
Existing Koala Habitate Area Draft Koala Habitate Area
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
Existing Noosa Plan Draft Noosa Plan
No existing corresponding plan.
Draft Short Stay Area
Most significantly, the proposed changes modify the area of the site zoned for development
consolidating development to the south west corner of the site only given the site’s significant
environmental values and hazards and with any development limited to a maximum building
height of 8m and 2 storeys (i.e. consistent with Attunga Heights). Any development within this
area is also still subject to assessment against the corresponding biodiversity and natural hazard
overlay provisions.
Otherwise, the site’s existing zoned Detached Housing and Attached Housing areas on the
eastern boundary are proposed to be re-zoned to an Environmental Management and
Conservation Zone. Doing so reduces fragmentation of the site by development under the current
zoning and ensures that future development is consoldiated and appropriately responds to the
site’s environmental values and natural hazards.
Other than the area proposed to be zoned as Medium Density Housing within the south west
corner of the site, the corresponding provisions in the draft Noosa Plan are considered to more
so reflect the significant natural hazards, constraints and environmental significance of some of
this site.
In relation to the overlays in the draft New Noosa Plan:
The acid sulphate soils mapping illustrating minimal change to area. This mapping has
been updated based on more recent studies carried out;
Biodiversity mapping has been updated to reflect the vegetation on the site;
Bushfire mapping has been updated based on new mapping provided by the Queensland
Government;
Landslide Hazard mapping has been updated based on studies undertaken; and
Koala habitat mapping illustrated no significant changes.
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The following draft overall outcomes sought for the Environmental management and
conservation zone would apply to the assessment of the proposed development:
“Land identified as ecologically important areas, water catchments, beach protection or
coastal management areas or natural areas with historical or cultural values are protected
from development;
Development avoids and mitigates against adverse impacts on the values and processes
within ecologically important areas;
Where a demonstrated community need exists, low scale, low impact structures with a
small building footprint such as viewing decks, shelters and Environment Facilities that
provide for the appreciation, conservation and interpretation of ecologically important areas
or areas of cultural or heritage value may develop where consistent with the management
intent or plan for the area;
Development responds to land constraints including topography, bushfire and flooding”.
The following draft overall outcomes sought for the Medium density residential zone would apply
to the assessment of the proposed development:
“Development makes a positive contribution to the look and feel of residential
neighbourhoods by maintaining a low scale character with well designed buildings and
landscaping that enhance the streetscape.
New uses are located, designed and managed to be compatible with surrounding uses.
Development maintains a high level of residential amenity having regard to traffic, noise,
dust, odour, lighting and other locally specific impacts.
Development responds to land constraints including topography, bushfire and flood.
Natural features such as creeks, gullies, waterways, wetlands, vegetation and bushland are
retained and protected from the impacts of development. Any unavoidable impacts are
minimised through location, design, operation and management requirements.
Native vegetation between buildings and in the public realm enhances the amenity and
supports local wildlife”.
The following draft overall outcomes sought for the Biodiversity, Waterways and Wetlands
overlay code would apply to the assessment of the proposed development:
“The natural resources and ecosystem values of Noosa Shire are protected and enhanced
including ecologically important areas and land and environmental values of scenic,
aesthetic, cultural, educational, recreational, scientific, economic and social value.
Development is designed, sited, constructed and operated in a way that avoids adverse
impacts on ecologically important areas, ecological systems and processes.
Development design and layout provides for ecological connectivity across the landscape
through the protection, rehabilitation and enhancement of native vegetation and ecological
linkages.
Ecological linkages and riparian vegetation are conserved, managed, enhanced and
rehabilitated to protect and improve biodiversity, ecosystem health, landscape stability and
resilience.
Development design and layout provides for the protection and establishment of
appropriate buffers to waterways, wetlands, native vegetation and significant fauna habitat.
The terrestrial and aquatic native flora and fauna and their habitats are protected and
enhanced.
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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
Development and its associated landscaping provides for the rehabilitation of ecologically
important areas, degraded ecosystems and habitats to achieve a functional and healthy
ecosystem state that requires minimal human intervention.
Development is designed, sited, constructed and operated to avoid or minimise adverse
impacts on koalas and their habitat and to provide for connectivity and safety for the long
term viability of the koala population.
In urban areas, biodiversity values are protected and enhanced to assist with ecosystem
health, flora and fauna, urban amenity and quality of life.”
The draft mapping and corresponding draft Noosa Plan provisions reinforce the assessment
undertaken against the current Noosa Plan.
4. CONSULTATION
4.1. Referral Agencies
The application was referred to the Department of State Development, Manufacturing,
Infrastructure and Planning (SARA).
The Department is a referral agency due to the site adjoining a Queensland Heritage Place (i.e.
the Halse Lodge Guesthouse).
The Department has responded with conditions of development that must be attached to the
Decision Notice issued by Council (refer to Attachment 4).
4.2. Other Referrals
The application was forwarded to the following internal Council officers:
Engineering; and
Ecology.
The application was forwarded to the following external specialist consultants:
Ecologist;
Stormwater
Geotechnical Engineer; and
Traffic Engineer.
Advice received has been incorporated into the above assessment.
4.3. Public Notification
The application was publicly notified for a minimum of 15 business days in accordance with the
Planning Act 2016. 71 properly made submissions and 1 not properly made submission were
received. Table 7 provides a summary and assessment of the issues raised by submitters.
Table 7: Matters raised during public notification.
Matters Raised Comments
Application not correctly lodged
The proposed development does not contain Council has sought legal advice confirming the required
the required property owner details associated land owner consent has been included as part of the
with proposed access through the Viridian application and on this basis the application is properly
Development site. made.
Page 93 of 133
Section 35
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
Matters Raised Comments
Public Notification
Question why the application was notified over The applicant has undertaken public notification in
the Christmas and New Year Period. accordance with statutory requirements of the Planning
Act 2016.
Non-compliance with the Noosa Plan
The proposed development is generally It is agreed the proposed development largely does not
inconsistent with the Noosa Plan provisions, comply with the Noosa Plan provisions.
including provisions within the: The application as proposed is recommended for
Noosa Heads Locality Code: refusal due to direct conflict with a substantial number
of outcomes sought by the Noosa Plan, including the
Biodiversity Overlay Code; proposed development:
Residential Uses Code; Substantially exceeding provisions pertaining to:
Detached House Code; o Site Density;
Building Works Code; o Building Height;
o Gross Floor Area;
Natural Hazards Overlays; and
o Site Cover; and
Driveways and Carparking Code.
o Boundary Setbacks.
Substantially extends outside the developable
areas identified by The Noosa Plan and
substantially into areas designated Open Space
Conservation;
Substantially extends into environmentally
protected areas and areas identified as containing
significant environmental values and natural
hazards;
Failing to demonstrate the environmental values,
natural hazards and functions of the site and
immediately adjoining areas will be protected.
Housing Density
The proposed density is: It is agreed the housing density as proposed is in
inappropriate due to:
Not compatible with the intended
outcomes sought The development footprint occupying a substantial
area of land zoned Open Space Conservation,
Proposed Lot 1 and the 12 Multiple within which the corresponding provisions require
Dwelling units depart entirely from the
all development to be outside of the existing
Noosa Plan provisions
conservation zoned area;
Lots 2 and 3 are oversized and not in The height of the buildings is considered to create
keeping with the current zone.
excessive bulk when viewed from the public
walkway and properties in Attunga Heights;
The three dimensional building envelope of Lot 2 is
not in keeping with the neighbouring development;
A three storey height limit being adopted;
The development does not meet the Noosa Plan’s
maximum density and GFA sought for the site.
Page 94 of 133
Section 36
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
Matters Raised Comments
Amenity Impact
The development will impact on visual amenity It is agreed the bulk of the proposed Multiple Housing
by: development is not appropriate. In particular, the
buildings, access driveway and carparks intrude into the
Resulting in oppressive and inappropriate boundary setbacks requiring substantial earthworks and
visual impact on the locality;
clearing to construct the development.
Compromising the natural beauty of Noosa It is agreed the proposed development will impact on
Hill; the current environmental and aesthetic values
Proposing Dwellings that are out of attributed to the footpath. The development requires the
character with standard Noosa dwellings; removal of protected vegetation and/or will result in
adverse impacts on nearby trees on the site, within
Creating overlooking into existing Edgar Bennett Avenue and the public access walkway,
dwellings; particularly where significant cut and fill is undertake at
Requiring deep and substantial or in close proximity to this common boundary.
engineering works will sacrifice current The associated access driveways require significant
natural characteristics of the site; retaining walls and associated cut and fill earthworks on
steep land and immediately adjacent to and/or abutting
A large scale development not in keeping the Edgar Bennett Avenue frontage and the public
with the planning fabric; access walkway.
Proposing fencing does not engender a
community ownership of the proposed
conservation land;
The community enjoys the site’s existing
environmental values when using the
public footpath; and
The proposed development will result in an
altered natural bushland setting along a
unique footpath access linking Attunga
Heights to Hasting Street.
Environmental Values
The site’s environmental values within the It is agreed the development compromises the
proposed development footprint are in good environmental values of the site.
condition which would not be offset by The development requires the removal of protected
proposed rehabilitation to other parts of the vegetation and/or impact the health of nearby trees on
site. the site, within Edgar Bennett Avenue and the public
The site should be protected. footpath, particularly where significant cut and fill is
The proposed development will result in: undertake at or in close proximity to this common
boundary.
Further decline of koalas in the Noosa The proposed nominated building envelopes and the lot
Region;
boundary lines ‘all’ and/or ‘in part’:
Loss of and disturbance to native bush and o Intersect across the site’s three zones, including
fauna; the Open Space Conservation Zone, and the
Fragmentation of the site’s environmental Biodiversity and Natural Hazards mapped areas;
values o Are located on known moderate to steep sloping
sandy dune, with slopes generally varying
Introduction of weeds, fertilisers, domestic
between 20° and 45°;
animals; and
o Do not secure required width for a wildlife corridor
Additional stormwater runoff. that provide for connectivity and safety for the long
Natural processes and landforms associated term viability of wildlife currently using the site.
with the ecosystems and watercourses with be o Do not provide a 10m setback from the top of the
permanently altered. watercourses bank as requested by Council
Large scale clearing is required to allow the officers.
development to proceed.
Page 95 of 133
Section 37
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
Matters Raised Comments
Native animals are not included in the
assessment despite local sightings
There is no evidence to suggest the existing
environmental values do not warrant
conservation.
The proposed development directly conflict the
outcomes sought in the UNSECO Biodiversity
reserve.
Wildlife Corridor
The proposed wildlife corridor should be at Council officers are generally satisfied that a 50m wide
least 100m wide. corridor is appropriate rather than 100m, which has
The development will fragment an existing been confirmed by Council’s consultant ecologist.
corridor that links Alma Way to Noosa National The proposed wildlife corridor design provides for a
Park varying wildlife corridor width as little as 28m. A
minimum vegetated width of 50m was requested by
Council officers. Further it is not considered reasonable
to propose other private and unsecured land to act as
part of the wildlife corridor sought. For confirmation,
Council officers are generally satisfied where the
proposed corridor width includes the vegetated Edgar
Bennett Avenue road reserve.
The location of proposed building envelope of Lot 2 is
considered to also constrain the ability for an effective
and ‘best outcome’ wildlife corridor linking to the full
site’s common boundary to Yunaman Bushland
Reserve.
Natural Hazards
The proposed development does not respond It is agreed associated access driveways require
to the steep slopes. significant retaining walls and associated cut and fill
Instability will be created by construction on earthworks on steep land and immediately adjacent to
loose sandy soils. and/or abutting the Edgar Bennett Avenue frontage.
The soil depends on tree cover for protection It is agreed the works on steep slopes has the potential
against erosion. to cause erosion during construction, however these
concerns can generally be managed via conditions of
The development will erode the sloping site
development or during assessment of the subsequent
during construction.
Operational and/or Building Works application/s.
Proposed cut into dunes does not integrate
Appropriate bushfire conditions could be included to
with the natural characteristics of the site and
address the potential threat if the proposed
presents a serious risk to people and safety.
development was recommended for approval.
The proposed development will increase the
risk of wildfire due to the steep slopes.
Full risk assessment has not been undertaken
in accordance with specialist
recommendations.
Impacts on adjoining properties
The proposed development will impact This concern would normally be addressed by the
adjoining properties by: inclusion of a reasonable and relevant condition of
approval should the application be recommended for
Creating overlooking into existing
approval and/or assessed at the time of subsequent
dwellings;
Operational and Building Works assessment.
Creating noise and light spill
Creating a driveway on the western
property boundary
Page 96 of 133
Section 38
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
Matters Raised Comments
Impacts during construction
There is no consideration given to construction Agreed, no details are provided about how access will
access to lot 3. be obtained build the detached house on Lot 3. It is
noted the access easement on Peppers resort only
takes effect once approval has been granted and the
use of the detached house has commenced.
Impact during construction will extend to: This concern would normally be addressed by the
inclusion of a reasonable and relevant conditions of
The walkway will be closed during approval should the application be recommended for
construction;
approval and/or assessed at the time of subsequent
Hardship for existing residents and nearby Operational Works application.
businesses due to traffic disruption, noise
and dust; and
Risk to safety of pedestrians.
Refuse
The proposed refuse locations with result in: This concern would normally be addressed by the
inclusion of a reasonable and relevant condition of
Odour impacts approval should the application be recommended for
Dumping into the wildlife corridor approval and/or assessed at the time of subsequent
Operational Works application.
Rainwater
No proposed collection of rainwater. Rainwater water tanks are proposed for the two
dwelling houses otherwise there is no planning
requirement currently for water tanks.
Infrastructure Services
The infrastructure services required for the The existing infrastructure is available for the proposed
development are not available development without creating any undue load on the
existing services in the locality
Traffic
Attunga Heights and nearby intersection Advice received from a specialist traffic engineering
cannot accommodate the additional traffic consultant engaged by Council concluded that while
generated by the proposed development. there will be additional traffic as a result of the proposed
Attunga Heights is already narrow and unsafe development, it would be acceptable according to
for pedestrians. normal limits for such a street.
The existing problem is heightened during
holiday periods.
Carparking
The proposed development provides The proposed development does comply with the
insufficient onsite visitor car parking. Noosa Plan car parking provisions.
There is already car parking issues in Attunga
heights.
Emergency and service vehicles are already
unable to access the street.
Need and Community Benefit
There is no demonstrated need for the It is agreed there is no overriding need for the proposed
development to override the provisions of the development.
Open Space Conservation area.
There is no existing shortage of housing.
Page 97 of 133
Section 39
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
Matters Raised Comments
Draft Noosa Plan
The draft Noosa Plan was publically notified in Other than the area proposed to be zoned as Medium
February 2019, i.e. post public notification of Density Housing within the south west corner of the
this application. Several addendums to site, the corresponding provisions in the draft Noosa
previously made submissions were Plan are considered to more so reinforce protection of
subsequently received in response to how the the site’s environmental areas.
development responds to the draft Noosa
Plan.
On this basis it is agreed that the proposed
The addendums generally pertained to the development would also conflict with the draft Noosa
site’s proposed broader Environmental Plan mapping and associated provisions.
Management and Conservation zoned area
and its corresponding environmental
conservation based provisions under the draft
plan. The submissions generally concluded the
draft plan even more so supported the reasons
for objection given within previous submissions
submitted
Other Matters
Reduced property values These matters are not considered as part of the
assessment of development applications.
Rental income loss compensation during
construction
Council should purchase the site for
conservation purposes
Council should consider creating a botanic
gardens at the site.
5. CONCLUSION & REASONS FOR DECISION
The applicant seeks a development permit on land at 27 Attunga Heights, Noosa Heads for:
Material Change of Use (2 Detached Dwellings and 12 Multiple Housing Units); and
Reconfiguration of a Lot (1 into 4 lots plus Access Easement).
The applicant has provided extensive grounds and numerous supporting specialist reports
recommending the favourable assessment of the proposed development, which largely pertain to
the location of the proposed development footprint being a far better outcome than otherwise
developing the existing Detached Housing and Attached Housing zoned land.
The proposed development is however assessed as largely not complying with key Noosa Plan
provisions relating to density, height, gross floor area and setbacks. Furthermore, the proposal
extends substantially outside the developable areas identified by The Noosa Plan zone map, and
into large parts of the site designated Open Space Conservation.
It is recognised that the most developable area of the site extends off Attunga Heights, which
includes the existing dwelling, more moderate slopes and vegetation of lessor value being weed
infested. The proposed development however significantly extends outside the potential
development area and is not of a scale and density consistent with existing and permitted
development in the Attunga Heights.
The proposed development also fails to adequately protect the environmental values and
respond to the natural hazards of the site and adjoining land, given the substantial clearing and
or modification of mapped protected areas and earthworks likely to be required, both for
construction purposes and the finished product.
Page 98 of 133
Section 40
PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA 11 JUNE 2019
The bulky appearance of the proposed Multiple Housing development is not appropriate and
likely to significantly impact on the visual amenity of the site currently enjoyed by users of Edgar
Bennett Avenue road reserve and the public footpath. In particular, the buildings, access
driveway and carparks intrude into the boundary setbacks requiring substantial earthworks and
clearing to construct the development. Additionally, the proposed Detached House on Lot 2 and
Multiple Housings Units 1 and 2, being 3 storeys and 12m high, are not considered to be
respective the scale and character of the neighbouring development in Attunga Heights.
The application has attracted a considerable number of public submissions, all opposed to the
development, which have raised generally valid grounds, supported by the Noosa Plan
provisions, as reflected in the assessment of this application.
A review of the application against the draft Noosa Plan provisions concludes that the proposed
development would conflict with the draft outcomes sought. Most significantly, the proposed
changes consolidate development to the south west corner of the site only reflective of the
significant natural constraints on the site and with any development limited to a maximum
building height of 8m and 2 storeys (i.e. consistent with Attunga Heights).
In conclusion, the development as proposed does not meet a substantial number of outcomes
sought by The Noosa Plan, and as such the development is considered not appropriate,
impacting significantly on the site’s environmental values. On this basis the proposed
development is recommend for refusal as a result of direct conflict with a substantial number of
Noosa Plan provisions.
Departments/Sections Consulted:
Chief Executive Officer Community Services Corporate Services
Executive Officer Community Development Financial Services
Executive Support Community Facilities ICT
Libraries & Galleries Procurement & Fleet
Local Laws Property
Waste & Environmental Health Revenue Services
Executive Services X Environment & Sustainable Development X Infrastructure Services
Community Engagement Building & Plumbing Services Asset Management
Customer Service X Development Assessment Buildings and Facilities
Governance Economic Development Civil Operations
People and Culture Environmental Services Disaster Management
Strategic Land Use Planning X Infrastructure Planning,
X
Design and Delivery
Page 99 of 133
Section 41
Planning & Environment Committee
11 June 2019
Item 4 - ATTACHMENT 1
september '18 Houses
Latitude Beach
locality plan 1:5000
Lot 27 on RP89506
Parish of Weyba
County of March
site area : 1.805 ha
For MCU application
NOT FOR CONSTRUCTION
18.11.18
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development Site locality plan 1830
N
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:5000-A3 september '18 DD 01 - A
Section 42
105
SP151410
0
SP190823
45
00000
0 SP190823 901
SP151409 SP207311
A WAY
ALM
114
SP188650
0
SP190823
15 59,000 20 178,001 25 25 30 35 40 37,500 45 50
10 proposed lot 3 proposed lot 2
950 m² dedicated open space 14 15 16
28,000
8,543 m² 1050 m² RP89506 RP89506 RP89506
10 55 60
2
RP865533 access
easement
15 ATTUNGA HEIGHTS
proposed lot 1 0
(townhouses) BUP3068
20
7,507 m² 12 11
RP89506 RP89506
25 30
35 45
EDGAR BENNET AVENUE
40 0 50 0 55
BUP101786 BUP8920
4
RP123865 0
SP156676
0 0
0
BUP7892 BUP105473
BUP104990
3
0 SP265108
BUP9758 EDGAR BENNET AVENUE
lot reconfiguration plan 1:1000 For MCU application
NOT FOR CONSTRUCTION
total site area : 1.805 ha 18.11.18
0 10 20 30 40 50
scale 1:1000
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development Lot reconfiguration plan 1830
N
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:1000-A3 november '18 DD 02 - A
Section 43
Preliminary
FOR REVIEW.
24.09.18
Latitude Beach Houses
september '18
proposed site plan 1:2000
proposed development
approximate area of retained & regenerated vegetation = 1.035 ha
previous scheme site plan 1:200 (april 2018 proposal)
previous scheme:
3.04.18 : approximate area of retained & regenerated vegetation based on:
drawing No.PL03(E), dated 3.04.18 = 1.282 ha
For MCU application
NOT FOR CONSTRUCTION
18.11.18
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development Site plan comparision 1830
N
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:2000-A3 november '18 DD 03 - A
Section 44
wildlife corridor plan 1:2500
15 20 25 25 30 35 40 45 50
10
10 55
15
20
25 30
35 40 45 50 55
environmental features plan 1:750
LEGEND KEY FEATURES
driveway outline
building envelope - driveway layout to retain existing significant vegetation and minimise cut and fill ( refer civil engineering design)
creek line - building design to maximise positive solar orientation and access to prevailing bvreezes
wildlife coridoor
- building design retains a larger wildlife coridor than previous scheme For MCU application
- vegetation protection covenant 10m from centreline of creek NOT FOR CONSTRUCTION
- heavily landscaped buildings and retaining structures miminise visual impact 18.11.18
- selected palette inspired by natural materials and exiting vegitation on site
0 10 20 30 40 50m
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development environmental features plan 1830
N
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:750-A3 november '18 DD 04 - A
Section 45
For MCU application
NOT FOR CONSTRUCTION
schedule of building areas 18.11.18
dwelling type internal external garage no. of gross floor area MRV loading bin collection area
no. floor area floor area floor area bedrooms 24 bins
vehicular
exit
access /
1 type E 312 m² 65 m² 65 m² 3 317 m² entry
driveway
gate
2 type B 325 m² 82 m² 46 m² 3 330 m²
3 type C 323 m² 81 m² 46 m² 3 336 m²
4 type A 319 m² 94 m² 46 m² 3 325 m²
5 type A 319 m² 94 m² 46 m² 3 325 m²
6 type A 319 m² 94 m² 46 m² 3 325 m² MRV
7 type A 319 m² 94 m² 46 m² 3 325 m² turning
8 type A 319 m² 94 m² 46 m² 3 325 m² 2
type B
9 type A 319 m² 94 m² 46 m² 3 325 m² pedestrian
10 type A 319 m² 94 m² 46 m² 3 325 m² access /
Public
11 type D 314m² 102 m² 45 m² 3 319 m² footpath
12 type E 312 m² 65 m² 65 m² 3 317 m²
gfa total 3,894 m²
Refuse collection plan showing MRV turning maneouvre 1:250
Creek line
15 20 25 25 30 35 40 45 50
> >
proposed lot 2
>
proposed lot 3
>
>
10
>
950 m² 1050 m² vehicular
>
> > access /
type B > > >
> sliding
> type B
>
> driveway
> > gate
55
> >
10 > > >
> >
V2 9100
>
3
Latitude Beach Houses
september '18
setback
15 type C
sliding
gate
10 9 8 7 6 5 4 2
11 type A type A type A type A type A type A type B Public
type D Type A V1 access
1:220
walkway
A
08
50 12 V11 V10 V9 V8 V7 V6
1
type E type E
V5 V4
25
V3
30
3000
setback
2000
setback
3000 setback
2000 setback
35 40 45 50 55
1500
minimum
min.
1500
min.
1500
7000
1:250
1:250
1:100
1:250
1:250
1:250
1:100
setback
0 10 20 30 40 50m indicative location of Dense landscapeing 3 x significant hoop
existing public walkway between boundary & pines to be protected retain existing
driveway trellis and retained fig tree
10
11
09
08
site plan 1:750
10
G
D
C
E
B
F
new retaining walls
subject to detailed design New pedestrian indicative location of
site access existing public walkway
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development Site plan 1830
N
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:750-A3 november '18 DD 05 - A
Section 46
protect and retain
3 x existing hoop pines
house house
60.0
11 12
boundary
55.0
50.0
45.0
40.0
boundary
35.0
30.0
25.0
20.0
15.0
10.0
5.0
north
site elevation 1:750
house protect and retain
1, 2 3 x existing hoop pines
boundary
house house house house house
3 4 5 6 7
house house house house
60.0
8 9 10 11 house
55.0 12
50.0
45.0
40.0
boundary
35.0
30.0
25.0
20.0
15.0
10.0
5.0
For MCU application
NOT FOR CONSTRUCTION
18.11.18
east 0 5 10 15 25 40m
site elevation 1:750 Scale 1 : 750 @ A3
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development Site north & east elevation 1830
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:750-A3 november '18 DD 06 - A
Section 47
house
1, 2
house house house house house
7 6 5 4 3
60.0 house house house house
house 11 10 9 8
55.0 12
50.0
boundary
NGL +12,000
45.0
height limit
40.0
35.0
boundary
30.0
25.0
20.0
15.0
10.0
5.0
section A
site long section 1:750
house
1
house
2
NGL +12,000
height limit
boundary
Proposed house lot 2
boundary
proposed lot 2
allowable building
boundary
envelope
For MCU application
NOT FOR CONSTRUCTION
18.11.18
section B 0 2.5 5 7.5 12.5m
site cross section 1:250 Scale 1 : 250 @ A3
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development Site section A & B 1830
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:750-A3 november '18 DD 08 - A
Section 48
house house
4 3 Existing vegetation retained
and enhanced
boundary
Landscaped retaining wall
1500 high
boundary
Driveway and associated
retaining wall to engineer's detail
Footings and retaining to
boundary
engineer's specification
section C
site cross section 1:250
NGL +12,000
height limit
house
6
boundary
existing 3.5 m suspended
footpath filled timber
easement sealed framing
driveway
boundary
boundary
For MCU application
NOT FOR CONSTRUCTION
18.11.18
section D 0 2.5 5 7.5 12.5m
site cross section 1:250 Scale 1 : 250 @ A3
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development Site section C & D 1830
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:250-A3 november '18 DD 09 - A
Section 49
house house note:house10
12 11 (omitted for clarity)
boundary
NGL +12,000
height limit
boundary
section E
site cross section 1:250
boundary
Proposed house lot 2
boundary
NGL +12,000
height limit
boundary
proposed lot 3
allowable building
boundary
envelope
For MCU application
NOT FOR CONSTRUCTION
18.11.18
section F 0 2.5 5 7.5 12.5m
site cross section 1:250 Scale 1 : 250 @ A3
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development Site section E & F 1830
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:250-A3 november '18 DD 10 - A
Section 50
60.0 55.0
For MCU application
NOT FOR CONSTRUCTION
18.11.18
boundary
boundary
boundary
55.0 50.0
Balustrade / trellis climber screen
closed gaps within balustrade zone
(FGL+1000) house
9
house
50.0 45.0
6
existing existing
Existing walkway walkway
timber
boundary
fence
45.0 temporary sheet piling 40.0
retaining wall
concrete sleepers
1:10 pitch
existing filled filled suspended
40.0 footpath new sealed suspended 35.0 new sealed timber
easement landscaping driveway timber framing landscaping driveway framing
section D section G
section through existing walkway 1:100 section through existing walkway 1:100
0 1 2 3 5m
30.0
Scale 1 : 100 @ A3
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development Sections through existing pathway 1830
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:100-A3 november '18 DD 11 - A
Section 51
For MCU application
NOT FOR CONSTRUCTION
18.11.18
view from pedestrian pathway on western boundary
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development view from pedestrian pathway 1830
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group NTS-A3 november '18 DD 13 - A
Section 52
For MCU application
NOT FOR CONSTRUCTION
18.11.18
aerial montage north 1
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development aerial montage 1 1830
N
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group NTS-A3 november '18 DD 14 - A
Section 53
For MCU application
NOT FOR CONSTRUCTION
18.11.18
aerial montage north 2
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development aerial montage 2 1830
N
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group NTS-A3 november '18 DD 15 - A
Section 54
For MCU application
NOT FOR CONSTRUCTION
18.11.18
aerial montage south 1
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development aerial montage 3 1830
N
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group NTS-A3 november '18 DD 16 - A
Section 55
Development Control Table
NOTES
Front Setback 6.0m 4. Private covered outdoor space is provided that: (a) 8. Garages are to be located generally according to
1. Setbacks, site cover and gross floor area to be in is at lease 16m ; (b) has no dimension less than 4m; (c) this Development Control Plan.
Side Setback (below 7.5m from NGL) 2.0m accordance with provisions of the Noosa Plan and the has direct access from a living area of the house.
Side Setback (above 7.5 metres) 3.0m table on this page. 9. Minor variations to this approved Development
5. Buildings and structures are not higher than 3 storeys control Plan are to be assessed as alternative provisions
max. Site Cover 50% 2. Setbacks are measured to the wall of the and 12 metres above natural ground level. for design and siting under the Building Act 1975 (as
as defined by the Noosa Plan. S9.1 of Detached House Code building/structure. Eaves, Awnings, Verandah, Balconies amended).
and the like are permitted to extend up to 600mm within
max. Building Height 12.0m the front and side setback area. Balconies may
6. Existing native vegetation outside the building
envelope is to be retained and enhanced with additional
Allowable building envelope area cantilever up to 3 metres into the Creek setback area. planting.
( note 50% maximum site cover: 40% if 2 or more storeys)
3. Side and rear boundary fences are not permitted 7. All clothes drying and rubbish storage areas are to be
Vegetation Protection Area (Covenant) outside of the building envelope area. screened from the street view and/or neighbours private
open space.
114
setback line
setback line
SP188650
Contours shown at 1m intervals
3,000
2,000
35 35 40 37,500 45
setback over 7.5 metres above ground 50
50
50
28,000
14
RP89506
10,000
proposed lot 2 6,000
setback Site area: 1050 m² setback
Setback over 7.5 metres above ground
Existing Trees to be
retained indicated thus
55
setback line
2,000
40 50 55
For MCU application
NOT FOR CONSTRUCTION
18.11.18
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development Lot 2 - Development Control Plan 1830
N
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:250-A3 november '18 DD 18 - A
Section 56
Development Control Table
NOTES
Front Setback 6.0m 4. Private covered outdoor space is provided that: (a) 8. Garages are to be located generally according to
1. Setbacks, site cover and gross floor area to be in is at lease 16m ; (b) has no dimension less than 4m; (c) this Development Control Plan.
Side Setback (below 7.5m from NGL) 2.0m accordance with provisions of the Noosa Plan and the has direct access from a living area of the house.
Side Setback (above 7.5 metres) 3.0m table on this page. 9. Minor variations to this approved Development
5. Buildings and structures are not higher than 3 storeys control Plan are to be assessed as alternative provisions
max. Site Cover 50% 2. Setbacks are measured to the wall of the and 12 metres above natural ground level. for design and siting under the Building Act 1975 (as
as defined by the Noosa Plan. S9.1 of Detached House Code building/structure. Eaves, Awnings, Verandah, Balconies amended).
and the like are permitted to extend up to 600mm within
max. Building Height 12.0m the front and side setback area. Balconies may
6. Existing native vegetation outside the building
envelope is to be retained and enhanced with additional
Allowable building envelope area cantilever up to 3 metres into the Creek setback area. planting.
( note 50% maximum site cover: 40% if 2 or more storeys)
3. Side and rear boundary fences are not permitted 7. All clothes drying and rubbish storage areas are to be
Vegetation Protection Area (Covenant) outside of the building envelope area. screened from the street view and/or neighbours private
open space.
setback line
setback line
15
3,000
Dense planting between Built Form and
2,000
6,000
Viridian Access Road
59,000 Setback
setback over 7.5 metres above ground
10 proposed lot 3
Site area: 950 m²
1 0,0
Se 00
to tback
bui
ldin from
g e cre
nve ek
lop
e
10 Top
of Ba
nk
Existing Trees to be
retained indicated thus
For MCU application
15
NOT FOR CONSTRUCTION
Contours shown at 1m intervals 18.11.18
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development Lot 3 - Development Control Plan 1830
N
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:250-A3 november '18 DD 19 - A
Section 57
entry roof garden
refer to landscape architect's details
rendered block
NGL + 12,000 metal cladding
height limit
roof garden
ceiling / soffit
landscaping
gatehouse driveway
FFL
first
ceiling / soffit
sliding aluminum
privacy screen
pool wet edge PR
FFL
upper
ground
pool
FFL
lower
ground
landscaping between buildings
north elevation
house 4-10
For MCU application
NOT FOR CONSTRUCTION
18.11.18
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development 4-10 Type A north elevation 1830
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:100-A3 november '18 DD A.04 - A
Section 58
metal roof cladding
roof garden over entry
refer to landscape architect's details
ceiling / soffit
gate
house
FFL
first
ceiling / soffit
pool
terrace tce.
FFL
upper
ground
pool
deck deck
FFL
lower
ground
east elevation For MCU application
houses 4-10
NOT FOR CONSTRUCTION
landscaping between buildings 18.11.18
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development 4-10 Type A east elevation 1830
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:100-A3 november '18 DD A.05 - A
Section 59
composite wood cladding
NGL + 12,000 concrete awning roof
height limit
rendered block
entry roof garden roof garden
refer to landscape
architect's details
ceiling / soffit
FFL
first
ceiling / soffit
existing
walkway bin
store driveway gatehouse pool
FFL
upper
ground
pool
landscape terraces
alignment of driveway
adjacent house 2
FFL
lower
ground
east elevation
house 2
For MCU application
NOT FOR CONSTRUCTION
18.11.18
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development 2 Type B east elevation 1830
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:100-A3 november '18 DD B.04 - A
Section 60
existing hoop pines
fireplace flue
metal roof cladding
colourbond finish
NGL + 12,000
height limit
in plane of wet edge pool
ceiling / soffit
FFL
first
ceiling / soffit
composite cladding
pool
terrace tce.
FFL
upper
ground
pool
stepped landscaping terraces
deck deck
FFL
lower
ground
north elevation
house 2
For MCU application
NOT FOR CONSTRUCTION
18.11.18
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development 2 Type B north elevation 1830
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:100-A3 november '18 CD B.05 A
Section 61
FFL
first
ceiling / soffit
pool
FFL
upper
ground
pool
FFL
lower
ground
north elevation
house 3
For MCU application
NOT FOR CONSTRUCTION
18.11.18
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development 3 Type C east elevation 1830
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:100-A3 november '18 DD C.04 - A
Section 62
roof garden
FFL
first
ceiling / soffit
pool
tce. terrace
FFL
upper
ground
pool
deck deck
FFL
lower
ground
north elevation For MCU application
house 3
NOT FOR CONSTRUCTION
18.11.18
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development 3 Type C north elevation 1830
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:100-A3 november '18 DD C.05 - A
Section 63
roof garden
refer to landscape architect's details
rendered block
sliding privacy screen
NGL + 12,000
height limit
at west face of house 11
ceiling / soffit
outline of
house 12
FFL
first
ceiling / soffit
FFL
upper
ground
pool
FFL
lower
ground
privacy screen
service area behind
east elevation
house 11
For MCU application
NOT FOR CONSTRUCTION
18.11.18
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development 11 Type D east elevation 1830
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:100-A3 november '18 DD D.04 - A
Section 64
green roof
refer to landscape architect's details
metal roof cladding
rendered block
outline of
house 12
ceiling / soffit
FFL roof garden
first
ceiling / soffit
pool
tce. terrace
FFL
upper
ground
pool
deck deck
FFL
lower
ground
north elevation
house 11
For MCU application
NOT FOR CONSTRUCTION
18.11.18
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development 11 Type D north elevation 1830
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:100-A3 november '18 DD D.05 - A
Section 65
NGL + 12,000 composite timber cladding
height limit
metal cladding
ceiling / soffit
fireplace flue
FFL
first
ceiling / soffit
sliding aluminum
privacy screen
pool wet edge driveway
FFL
upper
ground
pool
FFL
lower
ground
aluminum screen
to services area
natural ground line at face
of house 1
height of existing walkway
adjacent to house 1
west elevation
houses 1,12
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195 1,12 Type E west elevation 1830
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:100-A3 DD E.04 - A
Section 66
NGL + 12,000
height limit
ceiling / soffit in plane of wet edge pool
FFL
first
ceiling / soffit
sliding aluminum
privacy screen
pool existing
pool wet edge tce. terrace pathway
FFL
upper
ground
pool
site boundary
suspended pool shell
deck deck
landscaped retaining wall
FFL
lower
ground
NGL + 12,000
height limit
in plane of wet edge pool
north elevation
houses 1,12 For MCU application
NOT FOR CONSTRUCTION
18.11.18
Project Drawing Proj no.
N
O
4P
B56H
oQd0.73osaxealds ABN 85 114 469 395
5P40857h8 Reg No 002195
Multi residential development 1,12 Type E north elevation 1830
540F8571a8x 27 Attunga Heights, Noosa Heads
scale date Dwg no.
Email [email protected] Client
Novato Group 1:100-A3 november '18 DD E.05 - A
Section 67
Planning & Environment Committee
11 June 2019
Item 4 - ATTACHMENT 2
Planning & Environment Committee
11 June 2019
Item 4 - ATTACHMENT 2
wy
a)
“Dc ow a a 1 AR Sto watiayg i Si
7 4
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ow
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<.\ = ee BIiRRELL = — a
ad
ed ie Dabs DES.| GN So a
_
ie A B
a4 _
hoa a
_ a * -27-Attunga Heights. ra J
=
>
NOOSA HEADS
ay,
> |
_ landscape concept package
ISSUEA
pa
NOV
2018Section 68
Property Boundary
Proposed lot 3 Proposed lot 2
9 9
5
Proposed lot 1 2
5 1
1
3
1
2
7
8 8
7 4 3
6
LCP10
LCP11
LCP10
LCP9
PLAN KEY 6. Exis������ alkway
1. Units 1-12 7. Retaining wall
2. Driveway 8. Proposed dense landscaping between
3. Visitor carpark road and property boundary
4. Proposed stair access to public walkway 9. Landscape in lots 2 and 3 to future detail
5. Exis��� egeta��
0m 8 24 40 3.1 Site Plan
scale 1:800 @ A3 DWG No. LCP8 Date 21.11.2018
Attunga Heights Noosa Heads A
roa N sa eds a
< ee
o a \ MM
a
x
age As
—- * * fy 7" wee ~~ rd sn / 4. a
ae fe a S
ee 5, e
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5 | Li
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ms Saas Lae ro 1 ey LY i
Tr a as < Soe
5 | a oh ie See 7 AI ‘ “= @
Fate CTT CTs oX 2 o se <? SK 4 , [3
“ey Sy MO
q
WA a Th, |
ma cuammasaal $ fax al | ro ne = a
y 8. fa eed
[aS
rn
se [oon o} (oe o)
ala ata
PLAN KEY Exis alkWay
Units 1-12 Retaining wall
Driveway Proposed dense landscaping between
Visitor carpark road and property boundary
Proposed stair access to public walkway Landscape in lots 2 and 3 to future detail
Exis egeta
Om 8 24 40 3.1 Site Plan JAMES
EEE | BIRRELL
scale 1:800 @ A3 pweno. LCP8 | Date 21 11 2018 DESIGN
Attunga Heights Noosa Heads | A L A BSection 69
5 Property Boundary
2
9
Unit 3
4
1
4
4
9
Unit 4 Unit 2
3
LCP10
Unit 5 2
3
9
2
2 10 Unit 1
2
1 6
6 9
8
7
PLAN KEY 6. Retaining wall
1. Shared driveway 7. Exis������ alkway
2. Entry garden with feature trees 8. Proposed dense landscaping between
(Waterhousea and Tristaniopsis) road and property boundary
3. Fern garden 9. Bins
4. Roof gardens 10. ���������� o be retained
5. Exis��� egeta��
0m 2 6 10 3.2 Entry level for Units 1 - 4
scale 1:200 @ A3 DWG No. LCP9 Date 21.11.2018
Attunga Heights Noosa Heads A
5 ROO aes Be a a oP a ee. ae i ee — o— a, so eo == ape he aad ee Sa. OT Cees nace et
ers)
. ee el lee ey ws.
A Soe = ie > Ps eS b —- ais x3. ) UE Se
WUT AUN I hs. rahe
\ hl! ae
vs Set)
1 | | |
rT
| | @ \/
epee at Sires rw — / aaa
a s
SY % OY ¥
ll
4 | 4 ——
| a ma, 83
>. 7 ha J AW QO By faa —PRee ee _ | we a
GN Le y 7 a UE Sa TH
ok Af 7 “~ << he aoa he fj} 7TH fo y fiL9|
(ee
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ue.
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: =) ~ a b ens a ae a Tae os ons —_—— a ETD ral Sal
ee ee ee 18 | 19] |
CC ee
a ee — e ae gel es + et Seg pe _ Ee SE RE BS EST a, See oS eee OS ese a Ss ee CO mp ye SA Ee ee lhe en aOR ea oe tin
ree oT Fe om ¥ is
>? es sr hes — ~ ey PR ry a“ ee hd
aad
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Pe
*
PLAN KEY Retaining wall
1 Shared driveway Exis alkWay
2 Entry garden with feature trees Proposed dense landscaping between
(Waterhousea and Tristaniopsis) road and property boundary
Fern garden Bins
Roof gardens 10 o be retained
Exis egeta
Om 2 6 10 3.2 Entry level for Units 1 - 4 J AME S
EEE BIRRELL
scale 1:200 @ A3 DWG No. LC P9 | Date 21 1 1 .201 8 DESIGN
Attunga Heights Noosa Heads | A L A BThe text continues on section 70.