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

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                 25 MARCH 2014


A comprehensive road traffic noise assessment and noise barrier setbacks to minimise visual
amenity impacts can be conditioned with a preliminary approval. However, it is unclear what
ecological impacts the acoustic fencing may have.

Mosquitos and Biting Midges

The Maroochy Plan 2000 Strategic Plan outlines the key planning strategies for minimising biting
insect issues. The strategy is to discourage residential development in locations where large
populations of mosquitoes and biting midges are known to breed. No such provisions are
included in The Noosa Plan but the issue is relevant to the entire development, given its location.

The applicant submitted a Biting Insect Investigation and Risk Management Report, which
concludes that the risk presented by biting insects can be adequately managed. The primary
management measures are the removal of breeding habitat through the earthworks phase and
the establishment of a 30 metres cleared open space buffer, which may include mowed grass,
sparsely distributed trees and roadways. The management measures require amendment to the
current layout and conflict with a number of ecological outcomes expressed to justify the
development proposal.

The provision of open space buffers is a commonly accepted method of minimising the
abundance of mosquito and will reduce the number of mosquitos traveling between harbourage
vegetation and sensitive receivers. Although the buffers will reduce mosquito numbers, they will
not prevent mosquito problems. Such measures are generally considered best practice in
planned urban areas or where development commitments exist but raise concerns in the context
of this unplanned urban area.

The required ‘mowed grass’ buffers will result in mowing at a much greater frequency to reduce
harbourage of biting insects. The proposed 30 metre open space buffers will extend in some
places into ecological corridors and thus conflict with the ecological protection outcomes
suggested by the applicant. The development’s proximity to mosquito breeding grounds will
potentially increase complaints to the body corporate and Council and is likely to incur ongoing
resources to maintain the required buffers and control mosquito populations.

The proposed removal of breeding habitat through earthworks, civil works and hydraulic works is
also proposed as one of the primary control measures for mosquitos and biting midges proposed
by the applicant report. This is a reasonable response, particularly in regard to the areas
proposed to be cut or filled to accommodate roadways and development allotments. However,
the proposed removal of breeding habitat through earthworks phase would also extend into areas
which are to be set aside, protected and revegetated to achieve the required ecological and
offset outcomes for the site. The removal of mosquito breeding habitat will be in direct conflict
with these ecological outcomes.

Visual Amenity

The proposal has not addressed visual amenity concerns raised during the assessment arising
from its exposure to Walter Hay Drive and will remain visible at this location. The Noosa Plan
seeks to protect the inter-urban break to Noosa’s southern approach and buffers between towns
and villages are integral to the character of the Sunshine Coast. Vegetation buffers are not
proposed to be continuous along this route and acoustic fencing will be required to attenuate
noise from the road. The development’s visual amenity impact on Walter Hay Drive does not
comply with the requirements of the scheme.




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