2018-01-15 General Committee Agenda

GENERAL COMMITTEE MEETING AGENDA                                                15 JANUARY 2018


The applicant’s consultants contend that the vegetation on site does not satisfy the requirements
for classification as either an Environmental Protection or Environmental Enhancement area
under the Noosa Plan definitions, nor should it be classed as a Riparian Buffer Area.
The site is mapped as being located in a Coastal Protection Area however a reconfiguration
application does not trigger assessment. It is noted that future dwellings on the site will require a
future application for code assessment under the Overlay with the design considering protection
of the beachfront character and provision of native landscaping.
Council’s Environmental Officer advises the provisions in the Biodiversity Overlay make it clear
that the Riparian Buffer area is for more than just vegetation protection. It relates to broader
ecosystem values/services including maintaining bank stability, avoiding incompatible uses and
any new development. The site has a very specific function in terms of its buffering and
stabilisation of the dune system. Vegetation located on the dune system is naturally restricted
and retention of the vegetation also has an important role in this area for ecosystem services
such as fauna habitat, amenity, stability, community asset protection and maintenance of the
complex dune system functions.
Natural Hazards
The site is mapped as being located in Landslide Hazard, Bushfire and Acid Sulfate Soils Areas.
A geotechnical assessment has been submitted that concludes the site is not subject to
geotechnical instability and that the proposed development will not affect geotechnical stability.
However, were there to be any future dwellings on site, a specific geotechnical report would be
required confirming that development will not impact on the stability of the site.
The northern part of the site is mapped as a Low Potential Acid Sulfate Area and the applicant
has provided an Engineering Assessment that indicates due to the elevation of the site and
sandy composition, the site is unlikely to contain acid sulphate components. Conditions may be
imposed to address this matter.
A Potential Impact Buffer associated with the Bushfire Hazard Overlay is located along the north
western half of the site. This buffer relates to vegetation on site and on the western side of the
David Low Way to the south of Burgess Creek. The applicant details that the proposed risk of
bushfire is low due to the provision of a reticulated water supply to the site, formed access to
each lot, David Low Way and Burgess Creek provide an appropriate separation to bushfire
hazard in these areas and that proposed building envelopes will be more than 60m from bushfire
prone vegetation.
Bushfire management
The applicant has not provided a comprehensive assessment of the fuel loads on the site,
however has used the hazard mapping to provide an overall assessment. The applicant
recommends a 6m Asset Protection Zone to the east, north and south of the development
footprint. Within this zone all ground covers must be kept to under 150mm at all times. The north
western half of the site is mapped as being located in a Potential Impact Buffer in a Bushfire
Prone Area. The applicant relies on the Building Standards to determine Bushfire Attack Levels
(BAL) of construction and nominates a BAL rating of 19 with a caveat stating the BAL levels will
be finally determined at design and construction stage. A BAL19 rating requires a setback of 24m
from the hazardous vegetation. The applicant states the lot closest to the hazard has a setback
of 33m.
The applicant states the development will not unduly burden emergency services. It is noted the
landscaping around the house site areas will be required to be minimal and of low flammability so
there will be no opportunity for establishing native shrubs and trees.
The applicant also states Council’s obligations to keep the development safe, is to ensure all
vegetation within the sightlines are maintained at all times and maintain bushfire loads in the
coastal reserves so as not to present an unacceptable risk to residents of the development.



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