Jetty OP Works App - Planning Report

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Table of Contents

Important Note                                                                 1

1.   Development Intent                                                       2

2.   Background                                                               3
     2.1 Site Location                                                        4
     2.2 Surrounding Development                                              5

3.   Proposed Change                                                          9
     3.1 Jetty Extension                                                      9
     3.2 Jet ski Dry Storage Pontoon                                          10

4.   Planning Assessment                                                      11
     4.1 State Assessment Referral Agency                                     11
     4.2 Noosa Council Considerations                                         12

5.   Conclusions                                                              14




List of Figures
Figure 1: Configuration of Approved Jetty                                     3
Figure 2: Site Location                                                       4
Figure 3: Path to Noosa River and Lake Weyba                                  5
Figure 4: 14-18 Wesley Court and 17-21 Mossman Court, Noosa Heads             6
Figure 5: 52 Mossman Court, Noosa Heads                                       6
Figure 6: 33 Mossman Court, Noosa Heads                                       7
Figure 7: 17 Wesley Court and 61 Witta Circle, Noosa Heads                    7
Figure 8: 43-53 Witta Circle, Noosa Heads                                     8
Figure 9: 13 Key Court and 18 Mossman Court, Noosa Heads                      8
Figure 10: Proposed Jetty Redesign                                            9
Figure 11: Maritime Safety and Development Overlay                            11
Figure 12: Aerial Photograph of Site – 25/1/2010                              12
Figure 13: Aerial Photograph of Site – 25/5/2016                              13




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Important Note

Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted under
the Copyright Act, no part of this report, its attachments or appendices may be reproduced by any
process without the written consent of RG Strategic. All enquiries should be directed to RG Strategic.

We have prepared this report for the sole purposes of David and Penelope Gibson, and Woodburn
Holdings Pty Ltd (“Client”) for the specific purpose of demonstrating the proposed use as being permitted
under the Noosa Plan 2006 (“Purpose”). This report is strictly limited to the purpose and the facts and
matters stated in it and does not apply directly or indirectly and will not be used for any other application,
purpose, use or matter.

In preparing this report we have made certain assumptions. We have assumed that all information and
documents provided to us by the Client or as a result of a specific request or enquiry were complete,
accurate and up to date. Where we have obtained information from a government register or database,
we have assumed that the information is accurate. Where an assumption has been made, we have not
made any independent investigations with respect to the matters the subject of that assumption. We are
not aware of any reason why any of the assumptions are incorrect.

This report is presented without the assumption of a duty of care to any other person (other than the Client)
(“Third Party”). The report may not contain sufficient information for the purposes of a Third Party or for
other uses. Without the prior written consent of RG Strategic;

           •   this report may not be relied on by a Third Party; and

           •   RG Strategic will not be liable to a Third Party for any loss, damage, liability, or claim arising
               out of or incidental to a Third Party; and

           •   publishing, using, or relying on the facts, content, opinions, or subject matter contained in
               this report.

If a Third Party uses or relies on the facts, content, opinions, or subject matter contained in this report with
or without the consent of RG Strategic, RG Strategic disclaims all risk and the Third Party assumes all risk
and releases and indemnifies and agrees to keep indemnified RG Strategic from any loss, damage, claim,
or liability arising directly or indirectly from the use of or reliance on this report.

In this note, a reference to loss and damage includes past and prospective economic loss, loss of profits,
damage to property, injury to any person (including death) costs and expenses incurred in taking measures
to prevent, mitigate or rectify any harm, loss of opportunity, legal costs, compensation, interest and any
other direct, indirect, consequential, or financial or other loss.




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1.   Development Intent

David and Penelope Gibson, and Ewen McPherson as Director of Woodburn Holdings Pty Ltd (the
applicant) are seeking a development permit to their existing joint jetty located at 10 and 12 Ravenwood
Drive, Noosa Heads 4567 QLD (subject site). The application constitutes an application for Operational
Works Permit and is in response to Noosa Council’s Advisory Letter received 5th November 2020.

This Operational Works Permit application encompasses the following elements:

          • Addition of a jet ski dry storage pontoon and

          • Reconfiguration of the approved joint jetty.

The existing jet ski dry storage device is currently fitted to the western side of the joint jetty. It is proposed
that this will be located to the internal side of the jetty on the east. No further works to the canal/sea floor
are required.

It is intended that the jetty will be ordinarily utilised to:

     •   Moor two (2) jet skis, and

     •   Moor two (2) vessels.

This report should be read in conjunction with the accompanying covering letter, DA Form and Jetty Plan
(enclosed in Appendix 1).




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2.   Background

On 14th November 1994 Noosa Council issued a Decision Notice approving a jetty at the subject site. Figure
1 below is an extract from the existing approved plans and the approved configuration of the joint jetty.

The jetty as approved is to be 6 meters in length from the property boundary. A jet ski dry storage device
is currently fitted to the western side of the joint jetty.

Due to the nature of the canal minimal water flow is experienced at the location of the existing joint jetty.
As a result, silting of the canal, particularly at the end where the jetty is located has occurred, reducing
the depth of water available. Consequently, at the time of construction the jetty was extended further
into the canal.

The extension of the existing joint jetty was necessary to render the jetty functional for the mooring of
vessels in the canal. Without the extension or dredging of the canal, the jetty is unpractical and unusable
as a jetty and vessel mooring device.




Figure 1: Configuration of Approved Jetty
Source: Approved Plans 14/11/1994




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2.1   Site Location

The joint jetty is located at 10 and 12 Ravenwood Drive, Noosa Heads 4567 QLD and is apart of the Noosa
Sound canal estate (Figure 2). As illustrated in the below aerial photograph, the site is located at the end
of a canal cul-de-sac. Very few vessels and watercraft would navigate pass the joint jetty and would
ordinarily be those that are moored/stored at the residences located within the cul-de-sac. Vessels and
watercraft exploring the Noosa River and estuaries would not typically utilise the canal which is bordered
by private residences.




                          Subject Site




Figure 2: Site Location
Source: NearMaps



The proposed change to the approved jetty does not impact upon vessels and craft travelling within the
Noosa River. Watercraft travelling to and from Lake Weyba and surrounds generally utilise the primary
path and entrance located adjacent to Noosa River Campground (Path 1), as represented in Figure 3
below. A secondary path to access the upper estuaries of Lake Weyba is via Noosa Sound/Hasting Street
entrance is shown as Path 2.




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                   Primary path (1)                     Secondary path (2)                    Alternative path (3)

Figure 3: Path to Noosa River and Lake Weyba
Source: NearMaps



An alternative and less direct route for vessels is via the canals (Path 3). Vessels and craft utilising this path
are travelling at very low speed as to minimise wash and disturbance to the waterfront properties.

As demonstrated in Figure 3 above, the extension to the approved joint jetty and jet ski storage does not
interfere with the vessels or watercraft operating within the Noosa River and its estuaries. Further, these
proposed changes do not interfere with vessels or watercraft operating in the canal due to the jetty being
located at the end of the cul-de-sac.



2.2 Surrounding Development

Several private jetties of various configurations exist within close proximity to the subject site as
demonstrated in Figures 4-8. These jetties identified are of a similar, if not larger, configuration than the
proposed change to the existing approved joint jetty at the subject site. The following aerial photographs
demonstrate that the proposed change to the existing approved jetty is in consistent with the amenity
and character of the development within the canal estate.




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Figure 4: 14-18 Wesley Court and 17-21 Mossman Court, Noosa Heads
Source: NearMaps


As evidenced in Figures 5 to 9, several the private jetties in the surrounding canal estate have been
designed to accommodate numerous vessels and watercraft.




Figure 5: 52 Mossman Court, Noosa Heads
Source: NearMaps




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Figure 6: 33 Mossman Court, Noosa Heads
Source: NearMaps




Figure 7: 17 Wesley Court and 61 Witta Circle, Noosa Heads
Source: NearMaps




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Figure 8: 43-53 Witta Circle, Noosa Heads
Source: NearMaps




Figure 9: 13 Key Court and 18 Mossman Court, Noosa Heads
Source: NearMaps




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3. Proposed Change

The proposed redesign to the approved jetty will allow the storage of two jet skis and two vessels, and
consists of the following minor improvements to the approved existing jetty as depicted in Figure 10:

          • Extension of the jetty so as to provide enough depth of water for vessels to safely moor, and

          • Addition of jet ski dry storage pontoon.




Figure 10: Proposed Jetty Redesign
Source: Appendix 1



3.1   Jetty Extension

The jetty as approved is to be 6 meters in length from the property boundary. Due to the nature of the
canal minimal water flow is experienced at the location of the existing joint jetty. As a result, silting of the
canal, particularly at the end where the jetty is located has occurred, reducing the depth of water
available. Consequently, at the time of construction the jetty was extended further into the canal.

The extension of the existing joint jetty was necessary in order to render the jetty functional for the mooring
of vessels in the canal. Without the extension or dredging of the canal, the jetty is unpractical and
unusable as a jetty and vessel mooring device; an unsafe for vessels to be moored to the jetty.

The proposed extension to the jetty does not impact upon vessels and craft travelling within the Noosa

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River, nor access for vessel to the neighbouring properties.

3.2 Jet ski Dry Storage Pontoon

A jet ski dry storage pontoon is proposed to the inside of the jetty. The pontoon accommodates two jet
skis. The location of the jet ski pontoon permits the safe storage of watercraft and does not encroach
upon the canal’s navigation corridor.




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4. Planning Assessment

4.1 State Assessment Referral Agency

Informal advice from a SARA officer has confirmed that this development application is required to be
referred to SARA in relation to tidal works or works in a coastal management district overlay. The proposed
redesign of the jetty is assessable under Schedule 10, Part 17, Division 3, Table 2, Item 1 (10.17.3.2.1) – Tidal
works or work within a coastal management district – Maritime Safety Queensland under the Planning
Regulation 2017.

Whilst the subject site is affected by the Navigation Corridor overlay as illustrated in Figure 11, the
proposed extension to the joint jetty still permits safe mooring of a vessel to the jetty whilst remaining clear
of the overlay. Importantly, if a vessel was to protrude into the corridor, the protrusion would:

          • A) be negligible in that the protrusion would be minimal,

          • B) not affect vessels of watercraft utilising the canal as an alternative access to the Noosa
               River (refer to Figure 3). The only vessels figuratively impacted upon are those that are moored
               or stored in the cul-de-sac, and

          • C) Council and SARA have approved jetties with moored vessel which encroach the
               navigation corridor as indicated in Figure 6 of 33 Mossman Court, Noosa Heads (also refer to
               Figure 5).




Figure 11: Maritime Safety and Development Overlay
Source: Development Assessment Mapping System (DAMS)


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4.2 Noosa Council Considerations

The subject site is zoned as Low Density Residential within the Noosa Heads Locality as prescribed within
the Noosa Plan 2020. In accordance with the Tables of Assessment, the proposal is to be assessed against
the assessment benchmarks within the Noosa Heads Local Plan Code, Low Density Residential Zone Code
and Waterway Works Code.

The following assessment addresses the requirements of the application codes against the proposed jetty
redesign. Where an alternative outcome has been proposed by the Applicant, sufficient information will
be provided.




Noosa Heads Locality Code
A review of the Noosa Heads Local Plan Code has identified no Performance or Acceptable Outcomes
relevant to the proposed jetty redesign. Therefore, assessment against the Code’s benchmarks is not
warranted.




Waterways Works Code
An assessment of the proposed jetty against the assessment benchmarks contained within the
Waterways Work Code has been undertaken. The development is relevant only to the Performance or
Acceptable Outcomes contained within Table 9.4.9.3.

The proposed redesign which includes the existing approved jetty extension and jet ski dry storage
pontoon complies with the relevant Performance Outcomes prescribed within the Waterways Works
Code. The proposed changes do not adversely impact upon the existing amenity or function of the
adjoining properties and their jetties and watercraft.




Figure 12: Aerial Photograph of Site – 25/1/2010
Source: NearMaps



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As demonstrated below aerial photographs (Figures 12 and 13) the existing jetty extension and jet ski
storage pontoon have been in place at the subject site for a number of years. The jetty extension has
been in place since the original construction of the jetty as a result of the silting of the cul-de-sac and the
requirement for sufficient water to safely moor vessels. A jet ski dry storage pontoon has been fitted to the
jetty since March 2016 with no adverse effect on the surrounding area.




Figure 13: Aerial Photograph of Site – 25/5/2016
Source: NearMaps



The proposed redesign does not diminish the existing visual amenity enjoyed by the subject site or
surrounding properties. The proposal does not result in any conflicts between the jetty and vessels and
watercraft. The proposal does not result an any cluttering of the canal and the proposed location of the
jet ski storage is such that is it sheltered and screened by the existing jetty.

The proposal does not result in excessive traffic and has been designed to safely moor and secure the
applicant’s vessels and watercraft. The proposal is of the same design and character of a number of other
existing jetties within the canal estate as demonstrated by Figures 4 to 9 above.




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5.   Conclusions

The proposed redesign of the existing approved jetty at 10 and 12 Ravenwood Drive, Noosa Heads 4567
represents an insignificant change to the existing approved jetty. The proposed Development Permit for
Operational Works is consistent with the intent of the original approval (14/11/1994). The changes to the
jetty represent minor alterations to the existing structure and provide for safe and secure vessel mooring.

The existing jetty extension assists in providing safe vessel mooring. The relocation of the jet ski dry storage
pontoon permits safe storage of the applicant’s watercraft and is partially screen from via by the jetty.

The proposed redesign to the existing approved jetty are negligible and do not interfere with the
navigation corridor or restrict/impeded the movements of other vessel and watercraft.

The proposed is Approval of the Operational Works Permit is recommended.




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