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Change to Jetty OPW18-0150 - Planning Report
Attached to the e-mail Change Operational Works Application - OPW18/0150.01 - 21 Wesley Court Noosa Heads.
Town Planning Report Application for an Other Change 21 Wesley Court, Noosa Heads 4567 QLD Lot 42 on N21843 TEMPO FAMIGLIA PTY LTD
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Page 2
Table of Contents
Important Note 1
1. Development Intent 2
2. Background 3
2.1 Site Location 3
2.2 Surrounding Development 5
3. Proposed Change 8
3.1 Floating Boat Fenders 8
3.2 Jet ski Dry Storage Pontoon 9
3.3 Kayak Step 9
4. Proposed Change to Conditions 10
4.1 Condition 1 10
4.2 Proposed Change to Condition 1 10
4.3 Condition 6 10
4.4 Proposed Change to Condition 6 11
5. Planning Assessment 12
5.1 State Assessment Referral Agency 12
5.2 Noosa Council Considerations 12
6. Conclusions 18
List of Figures
Figure 1: Configuration of Approved Jetty 3
Figure 2: Site Location 4
Figure 3: Path to Noosa River and Lake Weyba 4
Figure 4: 14-18 Wesley Court and 17-21 Mossman Court, Noosa Heads 5
Figure 5: 52 Mossman Court, Noosa Heads 6
Figure 6: 33 Mossman Court, Noosa Heads 6
Figure 7: 17 Wesley Court and 61 Witta Circle, Noosa Heads 7
Figure 8: 43-53 Witta Circle, Noosa Heads 7
Figure 9: Proposed Revised Jetty Plan 8
Figure 9: Maritime Safety and Development Overlay 12
RG Strategic Town Planning Report – Other Change Application a
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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 TEMPO FAMIGLIA 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
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In this note, a reference to loss and damage includes past and prospective economic loss, loss of profits,
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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.
RG Strategic Town Planning Report – Other Change Application 1
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1. Development Intent
Darren and Lara Crothers as directors of Tempo Famiglia Pty Ltd (the applicant) are seeking a minor
change to their existing jetty located at 21 Wesley Court, Noosa Heads 4567 QLD (subject site). The
application constitutes an Other Change (as determined by advice from State Assessment Referral
Agency – SARA) and is in response to Noosa Council’s Advisory Letter received 30th March 2020.
This Other Change application encompasses the following elements:
• Addition of two floating boat fenders,
• Addition of a jet ski dry storage pontoon and
• Relocation of kayak access steps to the jetty.
The above elements are all attached to the existing approved jetty and are currently fitted to the jetty.
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 one (1) vessel.
This report should be read in conjunction with the accompanying covering letter, DA Forms and
attachments including:
• Appendix A – Existing Approved Plans, and
• Appendix B- Proposed Plans prepared by Long View Consulting Engineers.
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2. Background On 30th July 2018 Noosa Council issued a Decision Notice approving a jetty at the subject site. The matter was referred to SARA, and conditions of the approval imposed as part of the Decision Notice OPW18/0150. Figure 1 below is an extract from the existing approved plans of the configuration of the jetty. The jetty as approved is to be 12 meters long by 8 meters wide and located adjacent to the existing private boat ramp. A kayak access step to the internal side of the jetty was approved as part of the jetty. Figure 1: Configuration of Approved Jetty Source: Approved Plans OPW18/0150 2.1 Site Location The subject site is located at 21 Wesley Court, 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 entrance of a canal cul-de-sac. Vessels and watercraft navigating pass the jetty 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 typically take alternative routes and not utilise the canal which is bordered by private residences. RG Strategic Town Planning Report – Other Change Application 3
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Subject Site
Figure 2: Site Location
Source: NearMaps
The proposed change to the 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
(Path 2).
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. Whilst
the speed is limited to 6 knots within the canal, there are at times instances where a considerable wash is
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generated, particularly from heavier vessels. The proposed floating boat fenders assist in minimising the impact of the wash against the moored vessel to the jetty by allowing the vessel to heave, pitch and roll with the wash. As demonstrated in Figure 3 above, the modification to the approved jetty does not interfere with the vessels or watercraft operating within the Noosa River and its estuaries. 2.2 Surrounding Development A number of 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 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. Figure 4: 14-18 Wesley Court and 17-21 Mossman Court, Noosa Heads Source: NearMaps RG Strategic Town Planning Report – Other Change Application 5
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As evidenced in Figures 5, 6, 7 and 8, a number of 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 Figure 6: 33 Mossman Court, Noosa Heads Source: NearMaps RG Strategic Town Planning Report – Other Change Application 6
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Figure 7: 17 Wesley Court and 61 Witta Circle, Noosa Heads Source: NearMaps Figure 8: 43-53 Witta Circle, Noosa Heads Source: NearMaps RG Strategic Town Planning Report – Other Change Application 7
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3. Proposed Change
The proposed redesign of the jetty will allow the storage of two jet skis and two vessels, and consists of
the following minor improvements to the approved existing jetty:
• Addition of two floating boat fenders,
• Addition of jet ski dry storage pontoon and
• Relocation of the kayak access steps to the jetty.
These minor additions are illustrated in extract of the Proposed Plans below.
Figure 9: Proposed Revised Jetty Plan
Source: Long View Consulting Engineers (Appendix B)
3.1 Floating Boat Fenders
Two boat fenders are proposed along the southern and western face of the existing jetty. Both fenders
are five (5) meters long and 0.65 meters wide. The boat fenders have been installed to moor vessels safely
and securely to the jetty. The fenders are attached to the existing fixed piers (jetty) and float up and down
with the tide.
Without the floating boat fenders, vessels moored to the jetty would have to be done in a way which
enables them to float with the tide. This requires longer mooring rope which permits the boats to drift
further from the private jetty and potentially into the canal’s navigation corridor.
Through the installation of a floating boat fender, vessels can be tied securely using shorter ropes and thus
eliminating the risk of the vessels encroaching into the navigation corridor. With or without the fenders, no
more than two large vessels can be moored at any one time. The fenders protect the vessel from the jetty
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and improve access to and from a moored vessel. The proposed change to the existing approved jetty is negligible in the sense that the floating fender which adjoins the southern face of the jetty is 650mm wide. With an approved length of 12 meters, the addition of 650mm represents an increase of 5.4% increase. The design of the fenders allows for sufficient area to accommodate the mooring of a vessel against the fender whilst still maintaining safe and clear access to the navigator corridor of the canal. 3.2 Jet ski Dry Storage Pontoon A jet ski dry storage pontoon is proposed to the inside of the jetty. The pontoon is 3.5 metres square and accommodates two jet skis. The location of the jet ski pontoon permits the safe storage of watercraft as to not encroach upon the canal’s navigation corridor. 3.3 Kayak Step A kayak step is proposed to the western side of the jetty, forward of the boat fender. Steps to the eastern side (internal) of the jetty were included in the approved plans. These have been relocated to the external side to assist in accessing the water from the jetty. The proposed relocated steps are the same width as the floating boat fender and therefore do not intrude upon the canal or the operation of adjoining properties. RG Strategic Town Planning Report – Other Change Application 9
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4. Proposed Change to Conditions
It is proposed that the following changes to the conditions contained within the Development Approval
OPW18/0150 are made to enable the modification of the existing private jetty as proposed in the enclosed
proposed plans (Appendix B). The Conditions which are affected by the proposed jetty redesign are
Conditions 1 and 6.
4.1 Condition 1
Condition 1 within the Decision Notice reads as:
1. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed in the following table unless
otherwise amended by these conditions.
Plan Title Revision Dated Prepared by
Jetty Plan and Details prepared by
28136-J1 B 23 July 2018
SCG Consulting Engineers
Jetty Plan and Details prepared by
28136-J2 April 2018
SCG Consulting Engineers
4.2 Proposed Change to Condition 1
Change Condition 1 to read:
1. Development undertaken in accordance with this approval must generally comply with the approved
plans of development. The approved plans are listed in the following table unless otherwise amended
by these conditions.
Plan Title Revision Dated Prepared by
Drawing Schedule & Transmittal C2 12/6/2020 Long View Consulting Engineering
Structural Notes Sheet C2 12/6/2020 Long View Consulting Engineering
Site Plan, Framing Plan, Elevations C2 12/6/2020 Long View Consulting Engineering
Jetty Framing Details C2 12/6/2020 Long View Consulting Engineering
4.3 Condition 6
Condition 6 within the Decision Notice reads as:
6. No boatlifting devices are to be attached or moored at the jetty structure for the purpose of
elevating a vessel above the water without Council approval.
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4.4 Proposed Change to Condition 6 It is proposed that Condition 6 be deleted. Condition 1 specifies that the jetty must be built in accordance with the approved (revised) plans, including the proposed jet ski dry storage pontoon. As such, any additional structures fitted to the jetty would not comply with the approval. Therefore, the requirement of Condition 6 is not necessary. It must be noted that the proposed floating boat fenders are not boat lifting devices. The fenders do not change the height of the vessel on the water, nor do they enable additional water craft of vessels to be moored at the same time. RG Strategic Town Planning Report – Other Change Application 11
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5. Planning Assessment
5.1 State Assessment Referral Agency
Informal advice from a SARA officer has confirmed that this Other Change application is required to be
referred to SARA in relation to tidal works or works in a coastal management district overlay. They jetty is
assessable under Schedule 10, Part 17 – Table 2 Assessable development under s28 in tidal waters of the
Planning Regulation 2017.
Whilst the subject site is affected by the Navigation Corridor overlay as illustrated in Figure 9, the change
to the existing 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 less than a metre,
• 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 9 of 33 Mossman Court, Noosa Heads (also refer to
Figure 5).
Figure 10: Maritime Safety and Development Overlay
Source: Development Assessment Mapping System (DAMS)
5.2 Noosa Council Considerations
The subject site is zoned as Detached Housing within the Noosa Heads Locality as prescribed within the
Noosa Plan 2006. In accordance with the Noosa Heads Locality Code, the proposal is to be assessed
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against the assessment benchmarks within the Noosa Heads Locality Code and Table 14.64 of the
Watercourses Works Code.
The Noosa Plan 2006 is a performance-based planning scheme. Development Use and Overlay Codes
contain both Specific Outcomes and Probable Solutions. Specific Outcomes are considered to be
overarching guidelines for development.
A Probable Solution for a Specific Outcome provides a guide for achieving that outcome in whole or in
part. They are not exhaustive and alternative solutions that achieve the outcomes and purpose of the
applicable codes may be proposed by applicants.
A development complies with a Specific Outcomes if:
• the Probable Solution to the Specific Outcome is complied with; or
• sufficient information is provided to demonstrate the criterion has been met in another way.
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 Locality Code has identified no Specific Outcomes relevant to the proposed
jetty redesign. Therefore, assessment against the Code’s benchmarks is not warranted.
Watercourses Works Code
An assessment of the proposed jetty against the assessment benchmarks contained within the
Watercourses Work Code has been undertaken. The development is relevant only to the Specific
Outcomes and Probable Solutions contained within Table 14-64 Prescribed Tidal Works (waters outside
Noosa Waters canal).
Table 14-64 Prescribed Tidal Works
Specific Outcomes Probable Solutions Applicant’s Response
14.163 Siting
O1 The construction of new No solution provided. Complies
jetties, wharves and boardwalks The proposal is a minor
on freehold land in largely alteration to the existing
undeveloped sections of a approved jetty.
watercourse is avoided.
O2 The construction of new No solution provided. Not applicable
jetties and wharves on public The proposal is on private
lands is avoided unless there is a land.
clear demonstrated public
benefit and public support.
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O3 Prescribed tidal works are No solution provided. Not applicable
not located on the southern The proposal is located in
bank of the Noosa River and the Noosa Sound estate
tributaries between the Noosa and is a minor
Heads Lions Park and Weyba modification of an
Bridge (Refer Figure 14-28). existing approved jetty.
O4 Prescribed tidal work does No solution provided. Not applicable
not include extensions of on-site The jetty modification
recreational areas unless there is does not include an
a clear demonstrated public extension of on-site
benefit and public support. recreation area.
14.164 Character and Amenity
S5.1 For lots with frontages greater Complies
than 15m or greater in width, jetties The modification of the
and pontoons are setback a minimum existing approved jetty
O5 Prescribed tidal works are
of 3m from the prolongation of the will result in a minor
designed and sited to ensure—
boundaries, except as allowed for in increase of the width
a) they are contained within the
S5.2 and S5.3; (Refer Figure 14-29); (650mm) and depth
prolongation of boundaries of
OR (650mm). The
the lot; b) that when a vessel is
modification still remains
berthed it does not encroach
within the setbacks
over the prolongation of
prescribed.
boundaries of the lot; c) a high
level of visual amenity is
S5.2 For lots less than 15m in width Not applicable
maintained when viewed from
(including lots located in canal bends
the watercourse and adjoining
or on lots located in the head of the
lands;
canal)— a) a joint application is made
d) they avoid conflicts with uses
with the adjoining owner; or b) where
in the water and on the
a joint application is not possible,
foreshore and adjoining lands;
jetties and pontoons— i) are setback
e) cluttering of watercourses is
a minimum of 1m from the
avoided;
prolongation of the boundaries; ii) are
f) excessive traffic volumes within
not more than 1.2m in width; and iii)
foreshore areas and adjoining
have no head and are located such
lands are avoided;
that when a vessel is berthed, it does
g) materials blend with the
not encroach over the prolongation of
natural surrounds; and
a boundary (Refer Figure 14-30);
h) they reflect the character and
AND
setting of the immediate
S5.3 For lots that adjoin those Not applicable
surrounds or the locality.
described in S5.2, a jetty or pontoon is
located well away from the common
boundary.
O6 Jetties and wharves are not S6.1 No solution provided. Complies
roofed. No roof is proposed.
S7.1 No solution provided Complies
No boat lifting devices
O7 Boat lifting devices (including are proposed. A jet ski
boat storage devices) are only dry storage pontoon is
located on Noosa North Shore proposed. This pontoon
will not be used and is
not designed to lift boats.
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O8 Large jetties, pontoons and S8.1 No solution provided Not applicable
wharves that are capable of The proposal relates to a
serving other uses, such as for minor modification to a
private recreational purposes, private jetty.
are not permitted.
14.165 Design, Construction and Safety – Jetties, Wharves and Pontoons
S9.1 The maximum width of a jetty, Complies
jetty head or associated walkway is No alteration to the
1.5m, except for at Noosa North existing approved jetty
Shore; structure is proposed. The
AND walkway wide will remain
as existing.
S9.2 For jetties on the Noosa North Not applicable
Shore, the maximum width of the jetty
head is 2m; AND
S9.3 The maximum length of a jetty
head is not more than 7m;
AND
S9.4 A pontoon head has a maximum Complies
width of 3m and a maximum length of No alteration to the
5m; (Refer Figure 14-31) existing approved jetty
structure is proposed.
O9 Prescribed tidal works are
Two small floating jetty
designed and constructed for
fenders are proposed
the sole purpose of providing
and attached to the
access to vessels and are sited
existing jetty. These
and designed to avoid—
fenders are to enable the
a) cluttering of watercourses;
safe and secure mooring
b) excessive traffic volumes
and access to a
within foreshore areas and
vessel/watercraft.
adjoining lands; c) conflicts with
uses on the foreshore and
S9.5 For “Y” and “T” shaped jetty Complies
adjoining lands; and
heads— a) a maximum area 10.5m2 The area of the existing
d) unacceptable risks to
excluding any walkway is provided; jetty will not be altered as
personal and public safety
and b) a walkway with a minimum a result of the proposed
length of 3m is provided (Refer Figure floating fenders and dry
14-32); storage pontoon.
S9.6 Gangways and walkways serving Complies
jetties and pontoons have at least No alteration to the rail is
one rigid handrail fitted and meet the proposed.
following—
a) For detached houses – a minimum
width of 750mm and a maximum
width of 1.5m;
b) For other residential uses –
i. the gangway for single berth
pontoons has a minimum width of
900mm;
ii. the gangway for multiple berth
pontoons has a minimum width of
RG Strategic Town Planning Report – Other Change Application 15
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1.2m if fitted with one handrail and
900mm if fitted with a handrail on
each side;
iii. the primary walkway to multiple
berth pontoons has a maximum width
of 1.5m; and
iv. The maximum width of the
gangway is 1.5m;
AND
S9.7 In Noosa Sound, where quay lines Complies
are set, a jetty or pontoon does not The proposed
extend into the watercourses beyond modification includes
the quay line; attaching two floating
OR fenders to the existing
S9.8 Where no quay lines are set, the approved jetty. The width
maximum distance a jetty or pontoon of both fenders are
extends into the watercourse is 10m, 650mm and represent a
unless it can be demonstrated that a minor addition to the
distance in excess of 10m is essential fixed jetty.
to safely access the jetty;
AND
S9.9 All attachments to jetties, Complies
including but not limited to boat lifts, The proposed fenders,
jet ski dradles, floating berths and dry storage pontoon and
floating pontoons must be located steps are attached to the
within the quay line; AND existing approved jetty.
S9.10 Pontoons must be structurally Complies
capable of sitting on the sand bed. The pontoon has been
Rollers and bracing must account for suitably designed.
this situation; AND
S9.11 Jetties and pontoons must be Not applicable
free standing and not rely on The proposal does not
connecting to any Council revetment change the structure of
wall or other structure. the approved jetty.
14.166 Design, Construction and Safety – Boat Ramps
S10.1 Where there is an existing Not applicable
O10 Boat ramps are designed
revetment wall— A boat ramp is not
and constructed to—
a) the levels of a boat ramp surface proposed.
a) allow access by a wheeled
at the revetment wall is no more than
boat trailer;
150mm above the top of the wall, not
b) ensure that unacceptable
more than 500mm below the top of
risks to personal and public
the wall and not more than 200mm
safety are unlikely to be caused;
above the existing beach; and
c) avoid cluttering of the
b) The ramp extends into the
watercourse;
watercourse no more than 9m from a
d) avoid excessive traffic
revetment wall; AND
volumes within foreshore areas
S10.2 The ramp is constructed at a
and adjoining lands; and
uniform grade and no steeper than 1
e) ensure that visual amenity of
in 5 (20%);
the foreshore is maintained.
AND
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S10.3 The outer end of the ramp is no
more than 100mm above the level of
the beach;
AND
S10.4 No part of the ramp is to extend
closer than 1m to the prolongation of
the boundaries. (Refer Figure 14-33)
AND
S10.5 The boat ramp surface profile
shall be concave to allow
concentration of water to the centre
of the ramp.
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6. Conclusions The proposed redesign of the existing approved jetty at 21 Wesley Court, Noosa Heads 4567 QLD represents a minor change to the existing approved jetty. The proposed Other Change is consistent with the intent of the original approval (OPW18/0150). The changes to the jetty represent minor alterations to the existing structure and provide for safe and secure vessel mooring. The proposed floating boat fenders assist in minimising the impact of the wash against the moored vessel to the jetty by allowing the vessel to heave, pitch and roll with the wash. The additions of the floating boat fenders add an additional 650mm to the length and width of the existing jetty. These additions 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 Other Change is recommended. RG Strategic Town Planning Report – Other Change Application 18
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