2014-03-25 Planning & Organisation Committee Agenda Pages 81-167

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                     25 MARCH 2014


The report also acknowledges that the proposal will result in some allotments being within an
area affected by the relevant Australian Standard (AS3959-2009). While the Australian Standard
is not applicable in the Development Assessment phase of the process, it does, provide an
indication that for some parts of this development, life and property will be located within areas
affected by bushfire hazards.

The 30 metres setback proposed for the developed is based on the recommended setback of 1.5
times the canopy height (suggested by the applicant as being 20 metres). Based on a review of
the regional ecosystem technical descriptions and the heights provided by the applicant for the
canopies of each regional ecosystem type, the required setbacks should be a minimum of 45
metres in some areas (based on a canopy height of 30 metres).

Further demonstration with respect to the location, widths and effectiveness of firebreaks would
be required to ensure this infrastructure is appropriate for all lots. Providing a layout with larger
lots in some locations adjacent the firebreaks would make more appropriate use of the available
space for firebreaks and setbacks.

The applicant has maintained two access options linking Precincts 1 and 2 to Walter Hay Drive to
the northwest and along Tidswell Road to the southwest. However, in terms of bushfire
protection, the length of these two access points through areas of hazardous vegetation poses
an increased fire risk for new residents.

With respect to the two areas within Precinct 3 north of the power line easement, in their current
layout, these are not supported on the basis of hazard and access as well as indicative lot size.
A solution which allowed for larger lots, ring roads and improved access to the larger lots for
emergency services may be an acceptable solution for these two areas.

In respect to Precinct 4, the single Rural Residential allotment cannot be supported due to the
constraints of primary and alternate access routes for the building envelope. The applicant has
identified this western portion of Precinct 4 as being an aged care facility. While the site abuts
areas which are currently cleared to its west, south and to a lesser extent to the east, the area
does abut areas that contain hazardous vegetation and which will remain as hazardous
vegetation. In addition, access to this part of precinct 4 appears to be via new road works
identified for Precinct 3. A combination of hazardous vegetation, potential smoke hazards during
a bushfire event (be it controlled or uncontrolled) and the length of roadway makes this facility
problematic and without further detail in terms of serviceability the current proposal for this facility
cannot be supported.

Although some aspects identified above can be conditioned, the suitability of urban development
in this location is not considered appropriate and the development in the current form will
increase the risk to persons and property. Appropriate access could not be conditioned without
substantial clearing of native vegetation along the road corridors and would exacerbate
environmental impacts caused by the development.

Traffic and Transport

Traffic Access

All vehicle access to proposed development within the Noosa Council area (Precincts 3 and 4) is
obtained via the proposed roundabout on Walter Hay Drive. No regular vehicle access is
proposed between that part of the development west of Walter Hay Drive and the existing Hollett
Road reserve through to Eumundi-Noosa Road, although this link will be available as an
alternative emergency vehicle access route.




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