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PLANNING REPORT FOR MATERIAL CHANGE OF USE (MULTIPLE DWELLING) AT Links Drive, Noosa Heads FOR Altum Constructions
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PLANNING REPORT FOR
MATERIAL CHANGE OF USE
(MULTIPLE DWELLING)
AT
Links Drive, Noosa Heads
FOR
Altum Constructions
M2652 –Revision A
November 2015
JFP Urban Consultants Pty Ltd
Prepared by: Leanne Simpson
Approved by: Graeme Bews
BRISBANE SUNSHINE COAST CENTRAL QUEENSLAND
JFP House 237-239 Bradman Avenue, Maroochydore 59 Goondoon Street, Gladstone
76 Ernest Street, South Brisbane PO Box 6 Maroochydore Qld 4558 PO Box 172, Gladstone Qld 4680
PO Box 3634, South Brisbane Qld 4101 P 07 5443 2500 F 07 5443 4759 P 07 4972 2100 F 07 4972 5444
P 07 3844 7161 F 3846 1959
JFP URBAN CONSULTANTS PTY LTD ABN 79 050 414 045 MEMBERSHIPS. UDIA. PCA. PIA. UDAL. SSSI. RPECQ. AILA. WEBSITE. WWW.JFP.COM.AU
Page 3
TABLE OF CONTENTS
1.0 EXECUTIVE SUMMARY ......................................................................................................................... 5
1.1 SITE DETAILS ................................................................................................................................................. 5
1.2 APPLICATION DETAILS .................................................................................................................................. 5
1.3 THE PROPOSAL ............................................................................................................................................. 5
1.4 REFERRAL AGENCIES ..................................................................................................................................... 5
2.0 SITE HISTORY ....................................................................................................................................... 6
3.0 THE DEVELOPMENT PROPOSAL ............................................................................................................ 6
3.1 GENERAL DESCRIPTION OF PROPOSAL......................................................................................................... 6
3.2 ACCESS, PARKING AND SERVICING ............................................................................................................... 7
3.3 OPEN SPACE AND LANDSCAPING ................................................................................................................. 7
3.4 STORMWATER MANAGEMENT .................................................................................................................... 8
4.0 SITE IN CONTEXT .................................................................................................................................. 8
4.1 LAND USE AND PLANNING AREA / PRECINCT .............................................................................................. 8
4.1.1 Development Site ................................................................................................................................. 8
4.1.2 Surrounding Locality ............................................................................................................................. 9
4.2 SITE AND ENVIRONMENT DESCRIPTION ...................................................................................................... 9
4.2.1 Topography and Drainage Patterns ...................................................................................................... 9
4.2.2 Vegetation .......................................................................................................................................... 10
4.2.3 Waterways, Wetlands, Flooding and Acid Sulfate Soils ..................................................................... 10
4.2.4 Site Contamination ............................................................................................................................. 10
4.2.5 Heritage .............................................................................................................................................. 10
4.3 ACCESS AND MOBILITY ............................................................................................................................... 10
4.3.1 Vehicular Access ................................................................................................................................. 10
4.3.2 Pedestrian, Cycle and Public Transport .............................................................................................. 10
4.4 INFRASTRUCTURE ....................................................................................................................................... 11
4.4.1 Services ............................................................................................................................................... 11
4.4.2 Community Facilities .......................................................................................................................... 11
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5.0 STATUTORY PROVISIONS AND COMPLIANCE........................................................................................11
5.1 STATE INTERESTS ........................................................................................................................................ 11
5.1.1 State Planning Policy .......................................................................................................................... 11
5.1.2 Regional Plan ...................................................................................................................................... 12
5.1.3 Referral Agencies ................................................................................................................................ 12
5.2 COUNCIL INTERESTS ................................................................................................................................... 12
5.2.1 Strategic Plan and Desired Environmental Outcomes........................................................................ 12
5.2.2 Noosa Heads Locality Plan .................................................................................................................. 14
5.2.3 Overlays .............................................................................................................................................. 14
5.2.4 Applicable Planning Scheme Codes .................................................................................................... 15
6.0 CONCLUSION ......................................................................................................................................17
APPENDICES
Appendix A - Architectural Drawings
Appendix B - Landscape Concept Plan
Appendix C - Code Compliance Tables
Appendix D - Engineering Report
Appendix E - Geotechnical Investigation Report
Appendix F - Bushfire Hazard Assessment
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1.0 EXECUTIVE SUMMARY
JFP Urban Consultants have been engaged by Altum Constructions to prepare an application for a Material
Change of Use for Multiple Dwelling – Type 4 Conventional (44 Units) in respect of land at Links Drive, Noosa
Heads and described as Lot 6 on SP178340.
This Planning Report provides details of the development proposal and how the proposal complies with Council’s
planning scheme and other relevant provisions.
1.1 SITE DETAILS
Particulars of the site are described in the following table:
Real Property Description Lot 6 on SP178340
Site Area 1.18 hectares
Street Address Links Drive, Noosa Heads QLD 4567
Registered Owner Starco Holdings Pty Ltd A.C.N. 057 509 921
Local Government Noosa Council
SEQ Regional Plan Classification Urban Footprint
Strategic Plan Classification Urban
Locality/Zone Noosa Heads/Semi-Attached Housing
Planning Scheme Overlays Environmental Enhancement Area, Landslide Hazard Area,
Medium Bushfire Hazard Area, Low Potential Acid Sulfate
Soils Area
Regulated Vegetation Mapping Category B – Remnant vegetation (Least concern)
Essential Habitat
1.2 APPLICATION DETAILS
The application is for a Development Permit for Material Change of Use (Multiple Dwelling – Type 4 Conventional
– 44 Units) under the Noosa Plan. In accordance with the Assessment Table for the Semi-Attached Housing Zone,
the application requires impact assessment.
1.3 THE PROPOSAL
The proposal is for creation of a community title residential development comprising 44 dwelling units with
associated carparking, landscaping and communal recreation facilities.
1.4 REFERRAL AGENCIES
The application does not require referral to any State agencies.
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2.0 SITE HISTORY
The site forms Precinct E2 of the Noosa Springs residential community. Master planning for the Noosa Springs
locality was undertaken in the 1990s, with the majority of the area now developed for residential and golf course
purposes, with associated recreational and community facilities.
The subject site and adjoining land to the north (Precinct F - Lot 7 on SP178340) form the eastern extremity of the
Noosa Springs locality and were historically used for sand quarrying purposes. Precinct F is subject to an existing
development approval for Multiple Dwelling comprising 155 Dwelling Units and Associated Facilities (Theatre,
Restaurant, Shops and Function Rooms) as part of an integrated resort complex. This approval was recently
extended until 1 November 2017 (Ref: 132005.1133.3).
Precinct E2 was also subject to a development approval for Multiple Dwelling comprising 31 Units (over former
Lot 3 on SP178323). This approval has now lapsed.
In relation to the current proposal, a prelodgement meeting was held with Council officers Denis Wallace and
Mark Lewis on 17 September 2015. The key points arising from the meeting are summarised as follows:
the proposal for multiple dwelling was a consistent use within the Semi-Attached Housing Zone;
population density and gross floor area provisions as identified in the specific outcomes of the Noosa
Plan are unlikely to be relaxed, therefore the proposal will need to comply with these;
retention of existing mature vegetation is preferred;
building heights are to be clearly detailed with respect to natural and finished ground levels to determine
if any partial relaxations are required;
If proposal is to be staged, this must be clearly indicated on the plans and temporary turnarounds
provided where necessary;
Waste management will be a critical concern due to the site’s topography. A waste management plan will
be required to demonstrate suitable access for waste collection vehicles;
Technical reports/plans from traffic, bushfire and geotechnical engineering will be required, along with
preliminary landscape plans and stormwater management plan addressing both water quality and
quantity.
The current proposal addresses these issues as outlined in this report and attached drawings and documents.
3.0 THE DEVELOPMENT PROPOSAL
3.1 GENERAL DESCRIPTION OF PROPOSAL
The proposal comprises 44 dwellings units across a mix of 8 different unit types ranging from 1 to 4 bedrooms
(refer architectural drawings at Appendix A). Units are located in discrete clusters (Blocks A-G), stepping down
the site to reflect the natural topography. Basement carparking is proposed to Blocks D-G with Blocks A-C having
at grade parking facilities.
The proposal comprises a population density of 119 persons, which equates to 100 persons per hectare.
Proposed overall gross floor area is 4,719m2 (40% of site area) and total site cover is 3,537m2 (30% of site area).
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Whilst the design has minimised building height as far as practicable, given the site’s topography we note that
Buildings D, E, F & G have minor projections above the 8m height plane. However, these projections are limited
to a very small section of each building as shown on the enclosed Height Plane Projections dwg no. 7043/DA30 &
7043/DA31 at Appendix A.
We argue that the design meets parts (a), (c), (d), (e), (f) and (g) of the Specific Outcome as well as the Overall
Outcomes for the Noosa Heads Locality Code on the following grounds:
The proposal is fully compliant with maximum density, site cover, GFA, and building setbacks thereby
demonstrating the proposal is within the anticipated scale of development for this locality;
The site is located at the end of a cul-de-sac road and is adequately separated from existing residential
development, therefore there will be no impacts on neighbouring properties or residents and visual
impacts will be largely internalised to the site;
The buildings employ basement carparking, which effectively reduces the extent of hardstand area on the
site and allows greater opportunities for deep planting and provision of large canopy trees to offset any
visual impacts of the buildings;
The external materials of the proposed buildings will display a natural colour theme comprising mid tone
greys and greens to blend in with the natural environment and vegetated backdrop, with glass
balustrading to ensure ensure transparency and minimise intrusion of the built form;
An alternative design that is compliant in building height would result in a more significant site cover
(currently only 30%) and greater extent of hardstand area to accommodate garages and associated
vehicle manoeuvring areas. We argue the priority for this site is to focus on an overall green aesthetic
through extensive landscaping and species selection that will assist in screening buildings at maturity.
Overall the design presents a high level of residential amenity and design quality, and respects the scale
of existing surrounding development comprising the Noosa Springs estate.
3.2 ACCESS, PARKING AND SERVICING
Vehicular access is proposed off the existing Link Rd cul-de-sac head, which leads to an internal driveway
circulating through the site and provides for a future link to the adjoining Precinct F development to the north.
Undercover resident carparking exceeds the minimum requirement of 1 space per 2 bedroom unit, and 2 spaces
per 3+ bedroom unit. Visitor parking is provided at various locations around the site, via indented parking bays
alongside the internal driveway. A total of 11 visitor spaces are provided.
Refuse collection is proposed via a communal bulk bin arrangement, which will be housed in the central and
eastern parts of the site. Adequate manoeuvring for a refuse collection vehicle is available throughout the site.
3.3 OPEN SPACE AND LANDSCAPING
A communal open space area comprising a pool and open recreation facilities is located near the site entry off
Resort Drive. The remainder of the site will comprise communal landscaped gardens and turf areas to provide an
overall green aesthetic to the development (refer Landscape Concept Plan at Appendix B).
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The total area of landscaped open space across the site is 5,937m2, which equates to 50% of the site area. It is
also proposed to retain existing mature vegetation along the site boundaries wherever possible, to retain
landscape and ecological connectivity to the adjoining national park.
3.4 STORMWATER MANAGEMENT
It is proposed to discharge stormwater to the existing infrastructure within Links Drive and subsequently into the
Noosa Springs Golf Course consistent with the Master Drainage Concept prepared for the entire Noosa Springs
development. It is noted the internal lake system within the golf course was designed to cater for the ultimate
development of Noosa Springs, including Precinct E2. Refer to enclosed Engineering Report at Appendix D for
further details.
4.0 SITE IN CONTEXT
4.1 LAND USE AND PLANNING AREA / PRECINCT
4.1.1 Development Site
The site falls within The Noosa Heads Locality and is zoned Semi-Attached Housing. Figure 1 provides an extract
of the applicable zoning map from the Noosa Plan.
Figure 1: Noosa Heads Zone Map ZM6 (extract) Source: Noosa Council
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4.1.2 Surrounding Locality
The site is adjoined to the north by Precinct F which has an existing development approval for Multiple Dwelling
comprising 155 Dwelling Units and Associated Facilities (Theatre, Restaurant, Shops and Function Rooms) as part
of an integrated resort complex. This approval is yet to be enacted.
Immediately to the east and south is the Noosa National Park, while to the west lies the Noosa Springs Golf
Course and the balance of the Noosa Springs residential community. The site lies approximately 3 kilometres
from Hastings Street.
Figure 2 provides an aerial photo of the site and surrounding land uses.
Figure 2: Aerial Photo Source: Qld Globe
4.2 SITE AND ENVIRONMENT DESCRIPTION
The particular attributes of the site are discussed in further detail below:
4.2.1 Topography and Drainage Patterns
The site is located on the western slopes of an elevated sand dune. Due to the past sand quarry operations over
the site and the adjoining Precinct F site to the north, the natural topography has been substantially altered,
including removal of a significant portion of the natural ridgeline. Resulting ground levels vary by up to 20 metres
across the site.
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In general terms, the site slopes from east to west, with elevation ranging from approximately 33m AHD on the eastern boundary, sloping down to approximately 6m AHD on the western boundary. A steep embankment exists in the centre of the site, sloping towards the north and reflecting the historical quarry batter. 4.2.2 Vegetation Due to past degradation from quarry operations, the site is generally devoid of significant vegetation, other than a band of mature trees along the existing road frontage boundary and continuing through the area of unconstructed road reserve. A small area of vegetation in the south-east corner of the site is mapped as Remnant Vegetation that is a Least Concern regional ecosystem. The site adjoins Noosa National Park to the east, which contains significant vegetation also mapped as Remnant – Least Concern. 4.2.3 Waterways, Wetlands, Flooding and Acid Sulfate Soils The site does not contain any waterways or wetlands. The site is not mapped as being subject to flooding under the Noosa Plan, however the State Planning Policy mapping indicates the western extremity of the site as being a Flood Hazard Area – Level 1 according to the Queensland Floodplain Assessment Overlay. Given the site’s elevation above 5m AHD, it is unlikely that any disturbance of acid sulphate soils will occur. 4.2.4 Site Contamination The site is not identified on the Contaminated Land Register or Environmental Management Register. The site is listed as having “slight” potential for unexploded ordnance (UXO). The Department of Defence notes this level of mapping does not require any further UXO investigation or remediation. 4.2.5 Heritage The site does not contain any buildings, structures or landscape features of heritage significance. 4.3 ACCESS AND MOBILITY 4.3.1 Vehicular Access Vehicular access to the site is currently available via Links Drive. It is proposed to obtain access to the development from the Links Drive cul-de-sac head. 4.3.2 Pedestrian, Cycle and Public Transport A pedestrian/cycle pathway currently exists along the western side of Links Drive. It is proposed to construct pathway linkages from the development to the existing pathway network, as well as links to the adjoining Precinct F development site to the north. There are currently no public transport services to the subject site. PLANNING REPORT FOR MATERIAL CHANGE OF USE (MULTIPLE DWELLING) – Revision A Links Drive, Noosa Heads Page 10
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4.4 INFRASTRUCTURE
4.4.1 Services
The site is adequately serviced by urban infrastructure with respect to sealed road frontage, water supply, sewer,
electricity and telecommunications. All infrastructure networks are able to be extended into the site to service
the proposed development.
4.4.2 Community Facilities
The site is well located for access to existing recreational facilities including the Noosa Springs Golf Course and
associated services. The site is located only 3 kilometres from Hastings Street and even less distance from other
services and facilities in the Noosa Heads locality.
5.0 STATUTORY PROVISIONS AND COMPLIANCE
5.1 STATE INTERESTS
5.1.1 State Planning Policy
The potential applicability of the relevant sections of the Queensland State Planning Policy are considered below:-
Policy Principle Comment
Mining and Extractive Resources Not Applicable - The site is not located in proximity to any mining or
extractive resource activities.
Biodiversity Applicable – The south-eastern extremity of the site is mapped as Category
B – Remnant vegetation that is a Least concern regional ecosystem. Any
vegetation clearing in this area will be restricted to that necessary to
accommodate the proposed buildings and internal driveway. All buildings in
this location will be setback at least 12m from the eastern and southern
property boundary to maximize opportunities for tree retention.
Coastal Environment Not Applicable – The site lies outside the Coastal Management District.
Water Quality Applicable – The proposal involves a material change of use for urban
2
purposes on a site greater than 2,500m that will result in more than six
dwellings.
The relevant criteria of the SPP Code for Water Quality have been addressed
in the enclosed Engineering Report at Appendix D of this report.
Natural Hazards Applicable – Parts of the site are mapped as flood hazard area, bushfire
hazard area and landslide hazard area on either Council or State
government overlay mapping. The proposal has been designed so as to
mitigate the risk of these natural hazards.
The enclosed Engineering Report at Appendix D, Geotechnical Report at
Appendix E and Bushfire Management Plan at Appendix F provide further
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details as to how the proposal meets the criteria of the SPP in relation to
these natural hazards.
Emissions and Hazardous Activities Not Applicable – The site is not located in proximity to any existing or future
hazardous activities, and the proposal is for establishment of a residential
use only.
State Transport Infrastructure Not Applicable – The site is not located within 100m of a State-controlled
road and the proposed development does not exceed the threshold for
number of dwellings in relation to public transport infrastructure.
Strategic Airports and Aviation Facilities Not Applicable – The site is not located within proximity to an airport or
aviation facility.
5.1.2 Regional Plan
The site falls within the Urban Footprint under the SEQ Regional Plan 2009-2031. The proposed development is
consistent with the intent of the Urban Footprint in that it contributes to the creation of a consolidated
residential community in a location with good accessibility to existing community and recreational facilities. In
addition, the development is able to be serviced with urban infrastructure in a cost effective manner.
5.1.3 Referral Agencies
The application does not require referral to any State agencies under Schedule 7 of the Sustainable Planning
Regulation 2009.
5.2 COUNCIL INTERESTS
5.2.1 Strategic Plan and Desired Environmental Outcomes
The Noosa Plan Strategy Map designates the site as a combination of Urban and Area of Ecological Significance.
The relevant Desired Environmental Outcomes from the Noosa Plan have been addressed below:
OPEN SPACE, ENVIRONMENT & CONSERVATION FUNCTIONS
Networks of open space and natural habitat, vegetated lands, and riparian zones along watercourses-
i. are sensitively managed and protected from any adverse impacts, including cumulative impacts,
resulting from development;
ii. set Noosa apart from other coastal parts of south-east Queensland by strongly protecting the natural
environment;
iii. support the economy through the tourism industry;
iv. define the boundaries to or of each of the distinct urban localities of Noosa;
v. protect water quality, landscape stability and biodiversity;
vi. provide passive, nature-based recreational and educational opportunities;
vii. enhance visual amenity; and
viii. provide linkages beyond Noosa’s boundaries.
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Response:
The proposal has been sensitively designed so as to enable some retention of existing mature trees along the
common boundary with Noosa National Park to the east and south. The proposed buildings are set into the
natural topography so as to minimise visual impacts and maintain sightlines to the vegetated backdrop of the
National Park. The proposal represents a consolidation of the urban zoned land in this locality and does not seek
to encroach into the adjoining conservation land either visually or physically.
The enclosed consultant reports and drawings at Appendices A-F provide further details on how the proposal
seeks to protect the existing landscape and water quality to ensure no long term adverse impacts to the site and
surrounding locality and beyond.
RESIDENTIAL USES
Urban and rural settlement for residential use is developed to be consistent with –
i. the planned capacity for roads, community services and infrastructure for the particular locality;
ii. the expectations of Noosa’s population to have access to a broad range of safe, secure and affordable
housing;
iii. the expected character and amenity for the particular locality;
iv. the landform, natural environmental and climatic conditions of the locality;
v. energy efficiency and water conserving design principles;
vi. convenience and accessibility to urban services; and
vii. suitable separation from incompatible land uses.
Response:
The proposal for multiple dwellings is consistent with the intent of the site’s Semi-Attached Housing Zone and
represents a high quality design outcome using architectural themes consistent with the character of the locality.
The design takes into account the site’s topography and wider land use context, including the relationship with
the adjoining National Park and future development to the north. The existing road and other urban
infrastructure services are of an adequate standard to service the site.
TRANSPORT AND MOBILITY FUNCTIONS
Community access for all is provided to a range of safe and efficient transport choices appropriate to community
needs considering the location of residential uses, community and shopping facilities, leisure opportunities and
employment. These transport choices include-
i. affordable community transport, including on the roads and the Noosa River;
ii. private vehicle;
iii. cycling; and
iv. walking.
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Response:
The proposed development is located only 3 kilometres from Noosa’s Hastings Street and is within 1 kilometre of
existing public transport along Eenie Creek Road (Translink bus route 622). An existing pedestrian/cycle path runs
along the western side of Resort Drive and extends to Eenie Creek Road.
INFRASTRUCTURE AND SERVICES
i. The efficient provision and use of services such as water, sewerage, power, telecommunications and
waste disposal caters for the needs of residents and visitors, relative to their location within Noosa.
ii. The ongoing viability of existing infrastructure services and facilities are protected from the impacts of
future development.
Response:
The site is adequately serviced by existing urban infrastructure to a suitable standard to accommodate the
proposed development. The internal design of the development allows for future servicing by refuse collection
vehicles in an efficient manner.
The proposed development will not prejudice the ongoing viability of existing infrastructure services and facilities
in any way.
5.2.2 Noosa Heads Locality Plan
A Multiple Dwelling Type 4 Conventional is listed as a consistent use within the Semi-Attached Housing Zone
under the Noosa Heads Locality Plan, subject to impact assessment.
The proposal has been designed to meet the relevant Overall Outcomes for the Noosa Heads Locality as follows:
The proposed use and associated works are located, designed and managed to be compatible with
existing and intended future uses in the vicinity of the site;
The proposal avoids significant adverse impacts on the amenity of existing residents in terms of visual and
noise impacts;
The proposal seeks to protect and avoid significant adverse impacts on the adjoining Noosa National Park
through an appropriate boundary interface utilising a combination of esplanade road and retention of
existing significant trees along this boundary where possible; and
The proposal provides for a range of unit types ranging from 2 to 4 bedrooms, located in discrete building
clusters and exhibiting a high level of residential amenity and accessibility.
A detailed assessment against the Specific Outcomes and Probable Solutions for the Noosa Heads Locality Code is
provided at Appendix C.
5.2.3 Overlays
The site is affected by the following overlays under the Noosa Plan:
Environmental Enhancement Area – whole site;
Medium Bushfire Hazard Area – whole site;
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Landslide Hazard Area – central portion
Low Potential Acid Sulfate Area 5-20m AHD – western portion;
An assessment against the Overall Outcomes of the applicable overlay codes is provided in section 5.2.4 below.
Detailed assessment against the Specific Outcomes and Probable Solutions to the overlay codes is provided within
the enclosed consultant reports at Appendices A-F.
5.2.4 Applicable Planning Scheme Codes
The following planning scheme codes are applicable to the proposed development:
Noosa Heads Locality Code
Residential Uses Code
Landscaping Code
Engineering Works Codes
Biodiversity Overlay Code
Natural Hazards Overlay Code
An assessment against the relevant overall outcomes of these codes is provided below (note: the overall
outcomes of the Noosa Heads Locality Code are addressed under section 5.2.2 above):
RESIDENTIAL USES CODE
The proposal meets the relevant Overall Outcomes of the Residential Uses Code in that:
The development is located on land that is suitable for residential uses;
The development is designed to present an attractive and consistent character which integrates with
existing residential and resort style development in the locality;
The design respects the existing topography of the site;
The proposal provides a range of housing choice by including a mix of 2, 3 and 4 bedroom apartments in a
landscaped setting with communal recreational facilities;
The proposal allows for privacy of individual residents and the creation of a comfortable living
environment in a resort style setting.
Refer to Appendix C for a detailed assessment against the Specific Outcomes and Probable Solutions of the
Residential Uses Code.
LANDSCAPING CODE
The proposal meets the relevant Overall Outcomes of the Residential Uses Code in that:
The design allows for discrete clusters of dwellings within a landscaped setting to reinforce the natural
landscape character of the locality;
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The proposal seeks to retain existing mature trees wherever possible along the southern and eastern
boundaries adjoining the Noosa National Park to ensure minimal loss of ecological and biodiversity values
and connectivity;
The proposal allows for on-site water detention and efficient infiltration of stormwater through the ample
landscaped areas;
The landscape design allows for the establishment of plantings that are of a scale and density
commensurate with building height, bulk and scale to minimise visual impacts and create and overall
green aesthetic and allow for privacy between dwelling clusters;
The proposal includes a communal landscape recreation area for residents and visitors to enjoy;
The landscape design provides vegetation treatment to assist in maintaining the stability of steep slopes.
Refer to Landscape Concept Plan at Appendix B for demonstration of how the proposed landscape design meets
the relevant Specific Outcomes and Probable Solutions of the Landscaping Code.
ENGINEERING WORKS CODES
The applicable engineering works codes are listed as follows:
Driveways and Carparking Code
Earthworks Code
Erosion and Sediment Control Code
Transport, Roads and Drainage Code
Waste Management Code
Water Sensitive Design Code
Water Supply and Sewerage Reticulation Code
The proposal meets the relevant Overall Outcomes of the above listed codes in that:
The design provides for safe and reasonable access from the public road for both vehicles and
pedestrians/cyclists;
Ensures the proposed access will not compromise the capacity and safety of the public road network nor
increase the scale of impacts on the road network beyond that anticipated;
Internal carparking spaces and manoeuvring areas are designed to be sale and functional and meet the
needs of the proposed multiple dwelling use;
The proposed earthworks to accommodate the basement carparking will ensure no unreasonable impacts
on land stability, flooding and drainage or loss of native vegetation within the mapped remant regional
ecosystem;
The proposed works will not result in any significant environmental harm, with any disturbed areas to be
stabilised and restored effectively;
The storage and collection of refuse will not create an environmental nuisance or adverse visual impact to
adjoining properties or the public realm;
Waste collection areas are able to be conveniently accessed by Council and other refuse collection
contractors;
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Stormwater runoff will be collected and discharged into the existing lawful point of discharge within Links
Drive and subsequently to the Noosa Springs Golf Course, which contains a series of GPTs, sediment
basins and lakes designed to cater for the ultimate development of the Noosa Springs locality;
The site has adequate access to reticulated water and sewer, with all new connections to be designed in
accordance with current engineering design standards.
Refer to enclosed Engineering Report at Appendix D for demonstration of how the proposal meets the technical
requirements of the engineering works codes. Further specific details on proposed earthworks and civil design
will be provided as part of a subsequent operational works application.
BIODIVERSITY OVERLAY CODE
The proposal meets the overall outcomes of the Biodiversity Overlay Code in that:
The proposal seeks to retain existing mature trees along the southern and eastern boundaries wherever
possible to ensure minimal ecological and biodiversity impacts on the adjoining Noosa National Park and
Lake Weyba.
NATURAL HAZARDS OVERLAY CODE
The proposal meets the overall outcomes of the Natural Hazards Overlay Code in that:
The proposal has been designed to minimise risk of natural hazards, including bushfire, landslip and
flooding through the location of buildings and driveways to ensure resident safety;
The proposal will not result in any material increase in the extent or severity of these natural hazards.
Refer to enclosed Geotechnical Assessment at Appendix E and Bushfire Hazard Assessment at Appendix F for
demonstration on how the proposal meets the requirements of the Natural Hazards Overlay Code.
6.0 CONCLUSION
The proposal for Material Change of Use for Multiple Dwelling – Type 4 Conventional (44 Units) over land at Links
Drive, Noosa Heads has been assessed against the relevant provisions of the Noosa Plan and is found to be
generally compliant.
In summary, the proposal provides for:
a high quality, attractive and integrated residential community incorporating a variety of dwelling sizes
within a landscaped setting;
communal recreation areas in a central location for enjoyment by both residents and visitors;
retention of existing mature trees along the southern and eastern boundaries adjoining the Noosa
National Park;
a legible internal road layout which provides for future linkages by both vehicles and pedestrians/cyclists
to the adjoining land to the north (Precinct F);
efficient provision of urban infrastructure, including an accessible communal refuse storage and collection
area;
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provision of adequate carparking to cater for the needs of both residents and visitors;
adequate treatment of stormwater to ensure water quality objectives are met in accordance with current
best practice;
recognition and minimisation of risk to people and property as a result of natural hazards such as
bushfire, landslip and flooding.
In light of the above, we now recommend the proposal to Council for approval, subject to reasonable and
relevant conditions.
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APPENDICES PLANNING REPORT FOR MATERIAL CHANGE OF USE (MULTIPLE DWELLING) – Revision A Links Drive, Noosa Heads Page 19