ACOVER Castaways Information Request Response PC 10-11-17

Issue – building envelopes
The building envelopes on each of the lots are very large and not appropriate in this sensitive dunal
area. Vegetation will be removed in these areas increasing the risks of erosion in the Coastal
Protection Area. Additionally, the building envelopes of Lots 712 & 713 have a site cover of more
than 50%. The Eastern Beaches Locality Code and the Detached House Code specifies 50% for a
single storey dwelling or for a building of 2 or more storeys – 50% for ground floor and 30% for the
upper storey/s, or 40% for all storeys for a building of 2 or more storeys.
Information Required
8.     Provide an amended plan with appropriate building envelopes that have considered the
       provisions in the Eastern Beaches Locality Code and the Detached House Code. Assessment
       must also be provided identifying the extent of vegetation site and the resultant clearing that
       will occur within the envelopes.

Issue - Water Quality of Burgess Creek and Stability at Stormwater Outlet points
The proposed subdivision has the potential to increase hardstand area which changes frequent
flows, peak runoff velocities and water quality. The State Planning Policy (SPP) requires
developments of this nature to demonstrate that they provide mitigation measures in stormwater
runoff to manage frequent flows to not change to 1% AEP and achieve pollution reduction targets of
80% reduction of Total Suspended Solids, 60% reduction of Total Phosphorous and 45% reduction of
Total Nitrogen compared to a non-mitigated scenario. Additionally, Specific Outcomes O1, O9 and
O10 of the Water Sensitive Design Code of the Noosa Plan requires developments to not adversely
affect water quality, water flows or ecological values of the receiving environment. For this
development, further information is needed to confirm the receiving environment will not be
adversely impacted. The concerns with flow management are to do with scour at the stormwater
outlets, impact of scour on slope stability. Concerns with changes to water quality have to do with
potential for nutrient increases to Burgess Creek, especially when it is closed as well as impacts of
locally increased nutrients to dunal vegetation.
The application is unclear whether runoff from the development will discharge via groundwater or
overland flow to Burgess Creek or elsewhere. The size and location of any required stormwater
management devices that will result from the proposed subdivision and the impacts it could have on
site stability, asset management etc. may potentially affect lot layout/ easements etc.
Information Required
9.     Demonstrate that the proposed development will meet the environmental objectives for
       water quality management as required by the SPP and The Noosa Plan.
10. Provide a preliminary stormwater strategy which identifies the proposed stormwater outlet
       locations and flow paths as a result of the proposed development.
11. Provide advice from a suitably experienced and qualified geotechnical engineer to confirm
       that the proposed stormwater discharge strategy will not affect stability on landslip areas or
       cause erosion.
Issue – Easement and Covenant
Council has concerns with the administration and ongoing maintenance of the covenant areas and
the access easement.




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