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Town Planning Assessment Report
Mur
Town Planning
Assessment Report
235 Upper Pinbarren Creek Road, Pinbarren
Material Change of Use to establish a Dwelling House
November 2022
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Page 2
Table of Contents
1. SITE AND APPLICATION SUMMARY .................................................................................. 3
2. PROPOSAL ......................................................................................................................... 4
3. BACKGROUND ................................................................................................................... 5
4. SITE DETAILS ..................................................................................................................... 6
4.1. SITE DESCRIPTION ........................................................................................................... 6
5. ASSESSMENT REQUIREMENTS .......................................................................................... 7
5.1. FRAMEWORK FOR ASSESSMENT ......................................................................................... 7
5.2. ASSESSMENT BENCHMARKS RELATED TO THE PLANNING REGULATION 2017 .............................. 7
6. THE NOOSA PLAN ............................................................................................................. 7
6.1. DEFINITIONS .................................................................................................................. 7
6.2. LEVEL OF ASSESSMENT ..................................................................................................... 8
6.3. ASSESSMENT BENCHMARKS .............................................................................................. 8
7. CONCLUSION .................................................................................................................. 19
Appendices
Appendix A Proposal Plans
Appendix B Site Photographs
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1. Site and Application Summary
Applicant
Applicant: Anthony and Sarah Maher C/- Brennan Planning Pty Ltd
Contact Details: Marcus Brennan
Mob: 0423 952 928
Email: [email protected]
Registered Landowner(s): Anthony and Sarah Maher
Application
Material Change of Use to establish a Dwelling House
Development Application:
Level of Assessment: Code Assessable
Referral Agencies: Nil
SEQRP: Regional Landscape and Rural Production Area
Subject Site
Address: 235 Upper Pinbarren Creek Road, Pinbarren
Lot Description: Lot 272 on SP321936
Area: 42.4711 ha
Easement(s): Nil
Covenants Nil
Local Plan Area: Nil
Zone: Rural
Planning Scheme Overlays: + Agricultural Land Conservation Overlay
+ Biodiversity, Waterway and Wetlands Overlay (Area of
Biodiversity Significance, Riparian Buffer, Waterways)
+ Bushfire Hazard (Medium Potential Bushfire Intensity,
Potential Impact Buffer)
+ Landslide Hazard (High and Moderate Hazard Area)
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2. Proposal
The proposal seeks a Development Permit for a Material Change of Use of premises to establish a
Dwelling House. The application is triggered for the following reasons:-
+ it does not comply with AO2.4 and AO8.5 of the Rural Zone Code in that it would establish sensitive
land use closer than 200 metres from land on an adjacent property included in the Rural zone and
mapped as an Agricultural Land Conservation Area; and
+ it will involve development on that part of the premises identified as riparian buffer area on a
Biodiversity Overlay Map.
The proposed development involves establishing a dwelling house in the northern portion of the site,
adjacent to existing farm structures and the site’s frontage to Upper Pinbarren Creek Road. The
dwelling is located in a cleared area that is currently a paddock for grazing livestock. The proposed
dwelling is single storey and has a maximum height of 7m and comprises 3 bedrooms, 2 bathrooms
and an open planned kitchen, living dining area.
Figures 1- 3 below illustrate the location and design of the proposed dwelling.
Figure 1 - Site plan extract
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Figure 2 – Floor Plan
Figure 3 – Northeast (road frontage) elevation
Please refer to Appendix A – Proposal Plans for further details in relation to the design and siting of
the proposed dwelling.
3. Background
A search of Council’s online Development Application system has revealed that there are no relevant
approvals associated with the property.
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4. Site Details
4.1. Site Description
The subject site is located at 235 Upper Pinbarren Creek Road, Pinbarren described as Lot 272 on
SP321936.
The site has a total area of 42.4711 ha and is an irregular shaped rural allotment that gains access to
Upper Pinbarren Creek Road via a vehicle crossover that is centrally located along the site’s frontage.
The site generally comprises open pastoral land and has historically been used for dairying. There
are existing farm buildings located adjacent to the site’s frontage were established in association
with the dairy that operated at premises.
The topography of the site undulating. A gully and waterway transact the northeast portion of the
site and the waterway runs in a south-easterly direction. The waterway is positioned at a contour of
108m AHD. The southern boundary of the site follows a ridgeline and the highest point is located in
the southwest corner of the site at an elevation of 235m AHD.
Under the Biodiversity, waterways and wetlands overlay mapping, the waterway is mapped to have
an associated riparian buffer area that has a width of 225m affect the existing structures as well the
proposed house site area.
Please refer to Figure 4 below which provide an aerial photograph of the subject site and the
illustrates the extent the riparian buffer area affecting the land.
House Site
Figure 4 – Aerial Photograph of Subject Site
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5. Assessment Requirements
5.1. Framework for Assessment
Categorising Instruments for Statutory Assessment
In accordance with Section 43 of the Planning Act 2016, the following categorising instruments may
contain assessment benchmarks applicable to development applications:
• the Planning Regulation 2017
• the Planning Scheme for the local government area
• any temporary local planning instrument
• any variation approval
Of these, the planning instruments relevant to this application are discussed below:
5.2. Assessment Benchmarks Related to the Planning Regulation 2017
SEQ Regional Plan
The subject site is located within the Regional Landscape and Rural Production Area under the SEQ
Regional Plan. The proposed dwelling house is consistent with the goals, elements and strategies for
the Regional Landscape and Rural Production area designation.
Part E of the State Planning Policy
The current State Planning Policy (SPP) commenced on 3 July 2017. The applicable State interests
relating to development assessment are set out in Part E of the document and are under five broad
themes. The assessment benchmarks of the SPP Part E that are relevant to the development
proposal are consistent with the current provisions of the Planning Scheme and would not warrant
further assessment.
Schedule 10 of the Regulation
The proposal does not trigger referral to any agencies or assessment against any of the benchmarks
contained with Schedule 10 of the regulation.
6. The Noosa Plan
6.1.Definitions
The Noosa Plan 2020 defines a Dwelling House as:
Dwelling house means a residential use of premises involving—
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a) one dwelling for a single household and any domestic outbuildings associated with the
dwelling; or
b) one dwelling for a single household, a secondary dwelling and any domestic
outbuildings associated with either dwelling.
6.2.Level of Assessment
Table 5.7.1 - Building Work
Pursuant to Table 5.7.2 of the Noosa Plan 2020, the proposed building works are accepted
development subject to the following requirements:-
Table 6.2.1
Requirements for Accepted Development
Rural Zone Code
Acceptable outcomes AO2.4, AO7.1, AO7.2, AO7.3, AO8.4,
AO8.5, AO12, AO13 and AO15 of the Rural Zone Code
Low Density Housing Code
Acceptable Outcomes AO2.1, AO3, AO5.2. AO5.3, AO8,
AO9, AO12, AO13, AO14, AO15, AO16, AO18, AO19, AO21
and AO22 of the Low Density Housing Code
Where not meeting the accepted development provisions, the development becomes code
assessable in accordance with Section 5.3.3(2) of the Noosa Plan 2020.
Section 5.9 Categories of Development and Assessment - Overlays
The site is affected by the following Overlays:
+ Agricultural Land Conservation Overlay
+ Biodiversity, Waterway and Wetlands Overlay
+ Bushfire Hazard Overlay
+ Landslide Hazard Overlay
The proposal will not trigger assessment against any of the overlay codes except for the Biodiversity,
Waterway and Wetlands Overlay in that it will involve development on part of the premises
identified as riparian buffer area on a Biodiversity Overlay Map.
The requirement associated with the Agricultural Land Conservation Overlay mapping are provided
for in the Rural Zone Code.
6.3.Assessment Benchmarks
The proposed dwelling house is assessable against the following zone and development codes:
• Rural Zone Code (applicable outcomes)
• Low Density Housing Code (applicable outcomes)
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An assessment against the key outcomes contained within the applicable codes is provided in Table
6.3.1 below:
Rural Zone Code
Performance Outcomes Acceptable Outcomes Compliance
PO2 AO2.4 AO2.4 - Performance Outcome
Development does not result in No sensitive land use is established
the loss or diminished productive closer than 200 metres from land Areas of land on the adjacent
capacity of Agricultural Land on an adjacent property included in properties are mapped as
Conservation Area. the Rural zone and mapped Agricultural Land Conservation
as Agricultural Land Conservation Area and the proposed dwelling
Area as shown in Agricultural Land is within 200m of this land as
Overlap Maps in schedule 2. detailed in the figure below
The proposed house site is
positioned to provide
appropriate separation from the
adjoining mapped agricultural
land in that it is separated by a
gazetted road from the mapped
land to the northeast and is
approximately 185m from the
mapped land to the southwest.
Overall, the establishment of the
proposed dwelling house would
not result in a loss or diminish
the productive capacity of the
Agricultural Land Conservation
Areas occurring on the adjacent
land in accordance with PO2.
Building height and scale AO7.1 AO7.1 - Complies
PO7 Buildings are no more than two The dwelling is single storey in
Buildings and other structures: storeys in height. height.
are low rise; AO7.2 AO7.2 - Complies
With the exception of Class 10 The dwelling has a height of 7m.
minimise the appearance of bulk buildings or structures used
to adjacent properties, roads or exclusively for a rural
other areas in the vicinity of activity, buildings and structures
the site; and are no more than 8 metres
in building height providing that
respect the scale of they may be up to 9 metres where
surrounding vegetation and the pitched roof but no other part
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maximises opportunities to retain of the building or structure exceeds
existing vegetation on site. 8 metres.
AO7.3 AO7.3 - Complies
With the exception of Class 10 The building does not exceed
buildings or structures used 500m2 in area.
exclusively for a rural activity,
individual buildings or roofed
structures do not exceed 500m2
Setbacks
PO8 AO8.4 AO8.4 - Complies/Performance
Notwithstanding that intensive In addition to the circumstances of Outcome
rural activities may need greater AO8.1, to AO8.3 above, buildings The proposed dwelling achieves
separation distances, buildings and structures meet the following compliant setbacks from the
and other structures are minimum boundary setbacks: boundaries of the site. However,
appropriately sited and designed … the is located within a mapped
to: b) a distance greater than the riparian buffer area.
width of the riparian buffer area Notwithstanding, the proposal
on Biodiversity, Waterways will achieve PO8 as the dwelling
a) avoid environmental harm or
and Wetland Overlay maps;
nuisance to sensitive land will not cause environmental
c) 10 metres from a road frontage;
uses, including adverse and harm or adverse impacts to
impacts on amenity values, d) 10 metres from the side and ecologically important areas of
over and above what could rear boundaries… the site.
reasonably be expected in the
rural zone;
b) avoid adverse impact
on ecologically important
areas including National
Parks, watercourses, and
wetlands;
AO8.5 AO8.5 – Performance Outcome
c) mitigate risks associated with On properties over 2 hectares in The proposed dwelling is located
the use of chemicals or air area, a distance of not less than within 200m of adjoining land
pollutants; and 200 metres is provided between that is mapped as an agricultural
a sensitive land use and land on an land conservation area. While
d) avoid conflict with rural uses adjacent rural zone property over 4 not achieving the acceptable
and activities on adjoining hectares in mapped Agricultural outcome, it complies with
properties. Land Conservation Area. Performance Outcome PO4 of
the code in that it provides
appropriate separation from the
land for the reasons outlined in
AO4.1 above. Further the
adjoining land is used for low
intensity agricultural uses and
the proposed dwelling would not
cause conflicts with the use of
this land.
PO12 AO12 AO12 - Complies
Development and Development and The proposed site works will not
associated site works do not associated site works, including exacerbate flooding or overland
directly, indirectly or filling and excavation are designed flow issues.
cumulatively cause adverse and constructed to ensure
impacts external to the overland flow and/or flooding is
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development site by: not worsened, impeded, or
otherwise diverted to adversely
causing ponding of water; affect other properties.
increasing flooding, which
adversely affects the safety or
use of any land upstream and
downstream;
adversely affecting the flow of
water in any overland flow path.
AO13 AO13 - Not Applicable
Development on land adjoining The dwelling does not adjoin the
the major road network, Lake Major Road Network, Lake
Macdonald or the Noosa River Macdonald or Noosa River.
system minimises visual impacts on
the scenic amenity of the roadway
or waterway by:
sensitive siting and design of
buildings, structures, driveways
and works;
retaining existing vegetation;
incorporating landscape
treatments to visually screen and
soften development; and
incorporating building materials
and external finishes that are
compatible with the site’s visual
character and landscape setting.
Sloping sites and ridgelines
PO15 AO15.1 AO15.1 - Complies
The landscape character and To protect scenic amenity and Access to the dwelling will be
visual amenity quality of hill other landscape qualities, achieved via an existing
slopes and ridgelines are retained buildings, structures and crossover and access over level
and buildings and structures: associated accessways are not land.
constructed on land with
a) are visually responsive to the a slope greater than 25%.
natural topography of
the site, sitting within the AO15.2 AO15.2 - Not Applicable
landscape rather than On sloping sites or on ridgelines at The dwelling is not located on a
dominating it; the uppermost edge of a hill slope: sloping land or a ridgeline.
b) step down slopes or use a) roof lines are generally parallel
suspended floor construction, with contours of the land;
minimising cut and fill and
avoiding benching of the site; b) roofs do not exceed a pitch of
15 degrees; and
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c) allow for retention of c) buildings do not protrude
natural vegetation that above the height of
assists in screening or visually prevailing vegetation.
softening development; and
AO15.3 AO15.3 - Complies
d) incorporate materials, Cut or fill is less than 1.5 metres in The proposed dwelling will not
finishes and colours that depth relative to natural ground require cut or fill greater than
complement the natural surface. 1.5m in height. This requirement
setting and integrate with the can be conditioned.
landscape and skyline.
Low Density Housing Code
Performance Outcomes Acceptable Outcomes Compliance
Removal homes AO2.1 AO2.1 - Not Applicable
PO2 Any part of a removal home that is
affected by termite attack, borers,
A removal home— dry rot or severe weathering or is
a) does not have an adverse damaged as a consequence of
impact on the amenity of the relocation, is repaired or replaced
premises or surrounding using new or sound second-hand
premises; and materials.
b) maintains the safety of
people and property.
Housing choice AO3 AO3 - Not Applicable
PO3
The proposal does not
A secondary dwelling:
incorporate a secondary
A secondary dwelling: a) has a maximum gross floor
dwelling.
a) forms part of a dwelling area of 65m²;
house and is not subdivided b) has no more than 2 bedrooms;
from the balance of c) does not occur on any
the dwelling house; property covered by
b) contributes to housing choice a Building Unit Plan; and
for members of the
one household; d) does not occur on a property
c) protects the low that already contains a dual
density residential, rural occupancy or secondary
residential or rural character dwelling.
of the zone;
d) does not occur on a property
covered by a Building Unit
Plan or any property already
containing more than
one dwelling;
e) is accompanied by sufficient
car parking.
Service and utilities AO5.2 AO5.2 - Complies
PO5 Where there is no reticulated
This requirement can be
Development is provided with: water supply, the premises is
conditioned.
a) a level of infrastructure and serviced with a rainwater tank with
services that is appropriate to the following minimum water
its setting and sufficient for supply capacity:
the intended use; a) for dwellings with no more
b) an effluent treatment and than 3 bedrooms – 45,000
disposal system that does not litres; or
have an adverse effect
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on ecologically important b) for dwellings of more than 3
areas or water quality; and bedrooms or where including
c) adequate onsite water a secondary dwelling on the
storage to support the same premises – 60,000 litres.
efficient use of water and is
adequate for everyday use of AO5.3 - Complies
the occupants. AO5.3 This requirement can be
If located on a lot where conditioned.
reticulated sewerage is not
available to the lot, the dwelling is
connected to an on-site effluent
treatment and disposal system.
Access Design AO8.1 AO8.1 - Complies
PO8 Driveways and crossovers are
This requirement can be
The design, management and designed to comply with Council's
conditioned.
maintenance of standard drawings RS-049, RS-
the access facilitates: 050, RS-056 and addendum as
applicable.
a) safe and convenient use for
vehicles, pedestrians and AO8.2
Where a footpath exists, the AO8.1 - Not Applicable
cyclists;
b) vehicles negotiating without driveway meets the road reserve at
contacting the driveway or the level of the existing footpath.
crossover surface; and
AO8.3
c) stormwater disposal without AO8.1 - Complies
Driveways within the property:
any negative impacts on the
a) have a maximum gradient of The dwelling is located on
surrounding area.
20% and vertical curves to relatively flat land.
ensure no scraping for a
standard vehicle; or
b) have a maximum gradient of
25% provided–
i. the length of the driveway
steeper than 20% does not
exceed 6 metres; and
ii. there is a change in gradient
not less than 2 metres in
length and not greater than
12:5% at the ends of the
25% section of the
driveway.
PO9 AO9 AO9 - Complies
The driveway and crossover The driveway and crossover is
The dwelling will utilise an
design avoids using structures designed without significant
existing crossover to Upper
within the road reserve. alteration to the existing road
Pinbarren Creek Road. A new
reserve whereby the finished
driveway to the dwelling will not
surface level of the driveway is
require significant alteration to
consistent in height with the
the land.
existing height of the road reserve.
Protection of infrastructure AO12 AO12 - Complies
PO12 Driveways are located not less than The driveway is not closer than
Driveways do not damage or 1.0 metre from stormwater 1m to stormwater infrastructure.
interfere with the location, infrastructure.
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function of, or access to Council
infrastructure.
Streetscape and effect on traffic AO13.1 AO13.1 - Complies
network Areas adjoining driveways Areas adjoining the driveway will
PO13 disturbed as a result of the not be disturbed.
The visual impact of driveways on driveway construction are grassed
the streetscape and surrounding or planted to minimise visual
area is minimised and significant impact and stabilise the soil.
adverse impacts on the traffic
network are avoided. AO13.2 AO13.2 - Complies
Vehicular access avoids
The dwelling will utilise an
disturbance to the tree protection
existing crossover to Upper
zone of trees on public land.
Pinbarren Creek Road and not
disturb vegetation.
Driveway Location AO14.1 AO14.1 - Complies
PO14 Only one driveway and crossover is
Only one driveway will be
Driveways and crossovers are provided.
provided.
located so they do not impede
the safe and efficient use of the AO14.2
road network. Where the premises AO14.2 – Not Applicable
has frontage to more than one
formed and sealed road and the
roads have differing orders in
the Road Hierarchy, the driveway
and cross-over is provided on
the frontage with the lower order.
AO14.3
For corner lots, driveways and AO14.3 – Not Applicable
crossovers are located in
accordance with Council's standard
drawings.
AO14.4 AO14.4 – Complies
If in the Rural zone or Rural The dwelling will utilise an
Residential zone, the driveway and existing crossover to Upper
cross-over is located to provide Pinbarren Creek Road.
minimum safe sight distances in
accordance with Austroads.
Bushfire Hazard Management AO15 AO15 - Complies
PO15 Within a bushfire hazard area
The building is located in a
Where located in a Bushfire where there is no reticulated water
medium potential bushfire area.
Hazard Area as shown on supply, the premises has:
The proposal complies with
the Bushfire Hazard Overlay a) an accessible dam, swimming
AO15 in that there are accessible
Map in Schedule 2 and not in a pool or water tank available
dams and water sources on the
water service area, an adequate, for firefighting purposes with
that have a volume exceeding
reliable, safely located and freely an onsite water volume of not
5000L.
accessible water supply is less than 5,000 litres; and
provided for fire fighting b) a water supply outlet pipe 50
purposes, which is in addition to millimetres in diameter and
day to day water supply. fitted with a standard fire
brigade fitting connected to
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the water supply (other than
where the water supply is in a
swimming pool or dam).
Flood Hazards AO16.1 AO16.1-16.2 - Not Applicable
PO16 Where the development is located
The building is not located in a
Development is designed and in the Flood Hazard Area as shown
Flood Hazard Area.
sited to ensure risk to people and on Flood Hazard Overlay Map in
property from flooding is avoided Schedule 2, the finished floor level
or minimised. is at least 300mm above the DFE
Or
AO16.2
Where the DFE has not been model
led for the area, the finished floor
level of habitable rooms is at least
500 millimetres
above the highest recorded flood.
Major Electricity Infrastructure & AO18.1 AO18.1 - Complies
Substations Development including any
The building is not within
PO18 sensitive land uses is at least:
proximity of major electricity
Development is sufficiently
infrastructure.
separated from major electricity a) 50 metres from a
infrastructure and substations to transmission substation;
minimise the likelihood of
nuisance or complaint. b) 10 metres from any
other substation; and
c) 30 metres from a transmission
line easement.
AO18.2 AO18.2. - Complies
Habitable buildings are not located
within an easement for a The proposal is not located near
distribution line. an easement for a distribution
line.
Landslide Hazard Area AO22.1 AO22.1 - AO22.4 - Complies
PO22 Development, including
The dwelling is located outside
Development maintains the associated access, is not located on
of mapped Landslide Hazard
safety of people, property and land identified as a landslide
Areas.
hazardous materials stored in hazard area on a Landslide Hazard
bulk from the risk of landslide Overlay Map.
AO22.2
Development, including
associated access, is located
outside moderate, high and very
high landslide hazard areas and
areas with 15% slope or greater, as
determined by a site-specific slope-
analysis.
Editor's Note—A site- specific
geotechnical assessment may be
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used to demonstrate that although
the proposed development is
shown on the Landslide Hazard
Overlay as being in the moderate,
high or very high landslide hazard
area, the landslide risk is low or
very low.
OR
AO22.3
A site-specific geotechnical
assessment is prepared by a
registered professional engineer to
certify that:
a) the stability of the site,
including associated buildings
and infrastructure, will be
maintained and operational for
the life of the development;
b) the site is not subject to the
risk of landslide activity
originating from other land,
including land above the site;
and
c) development of the site will
not increase the risk of
landslide activity on other land.
Editor's Note— PSP8 Natural
Hazards provides further guidance
on assessing landslide hazard.
AO22.4
Any specific measures identified in
a site specific geotechnical
assessment for stabilising
the site or development are to be
fully implemented.
Biodiversity, Waterways and Wetlands Overlay Code
Performance Outcomes Acceptable Outcomes Compliance
PO1 AO1.1 AO1.1 – Complies
Development is sited and Ecologically important areas are
designed to protect the physical conserved or improved to ensure The proposed dwelling is sited to
and ecological integrity and their ongoing contribution to the in a cleared area of the site,
biodiversity of ecologically natural resources and biological adjacent to the frontage, and is
important areas through diversity of Noosa Shire. well separated from any
protection of: ecologically important areas
AND pertaining to the site which
c) existing habitat areas includes waterways and the
and ecological linkages; and riparian zone, which adjoins and
is directly influenced by the
waterway.
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c) existing riparian vegetation,
waterways AO1.2 AO1.2 – Complies
and wetland habitat values. Buildings, structures and The proposed dwelling is located
associated works are located in a cleared paddock adjacent to
within existing cleared areas or the road frontage and existing
areas of lowest ecological value. farm structures and is
considered to be an area of
AND lowest ecological value.
AO1.3
Where constructing a dwelling AO1.3 – Complies
house or community residence, The dwelling is located on land
buildings and associated structures that is not mapped as being an
are not located on land identified area of biodiversity significance
as an area of biodiversity on a Biodiversity, Waterways
significance on a Biodiversity, and Wetlands Overlay Map.
Waterways and Wetlands Overlay
Map.
or
Clearing vegetation (other than for
a driveway access) does not extend
beyond—
a) 30 metres of a
habitable building or 10 metres
of a class 10 structure on lots
greater than 10 hectares; or
b) 10 metres of a
habitable building or class 10
structure on lots 10 hectares or
less but more than 3,000m2; or
c) 3 metres of a
habitable building or class 10
structure on lots 3,000m2 or
less.
PO5 AO5 AO5 – Complies
Development is designed and Development is designed and The proposed dwelling will
operated to maintain and operated to maintain ecological ensure that an ecological linkage
enhance connectivity between linkages and maximise opportunity can be maintained adjacent the
and across ecologically important for connectivity and the movement waterway that has a significant
areas and connecting habitat and of fauna by: width clear of any development.
support unimpeded and safe the location of the dwelling,
movement of terrestrial and a) ensuring protection of wildlife being in the northern side of the
aquatic fauna. refuges; waterway, will also offer a
b) maintaining vegetation in benefit for the linkage in that it
patches of the greatest possible will avoid the necessity of a
size and within the smallest driveway and culvert to cross the
possible edge-to-area ratio; creek in order to establish a
c) enhancing connectivity through house site on the southern side
planting and rehabilitation of the waterway.
works, including across
property boundaries, to areas
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of national park, state forest or
reserve;
d) avoiding the creation of
physical barriers and safety
hazards (such as roads,
pedestrian access and instream
structures) along and within
the ecological linkage;
e) providing mitigation measures
such as wildlife movement
infrastructure, fauna exclusion
and directional fencing,
underpasses/overpasses and
traffic calming devices, signage
and lighting; and
f) where offsets are necessary,
delivering offsets that support
and enhance ecological
linkages.
PO6 AO6.1 Overall Outcome
The biodiversity and ecosystem Development The proposed dwelling is located
values of waterways, wetlands and clearing of vegetation does not within a riparian buffer area and
and adjacent riparian zones are occur within: consequently does not comply
protected by: with AO6.1 and PO6. Despite the
a) a riparian buffer area; non-compliance, it is considered
a) avoiding any new b) a wetland area; or that the proposal complies with
development in a riparian c) 10 metres either side of the the Overall Outcomes, including
buffer area and wetland area; centre line of other waterways 2(b),(c),(d) and (e) of the code
b) retaining aquatic and identified on a Biodiversity, for the following reasons:-
terrestrial habitat in riparian Waterways and Wetlands + the dwelling has been
zones; Overlay Map. designed and sited in a way
c) maintaining and enhancing that avoids adverse impacts
wildlife corridors and AO6.2 on ecologically important
connectivity along Development provides for the areas, ecological systems and
watercourses and drainage rehabilitation of land within: processes in that:
lines for native fauna o it is setback
movement; a) a riparian buffer area; approximately 52m from
d) avoiding edge effects and b) a wetland area; and the riparian zone
damage from adjacent land c) 10 metres either side of the associated with the
uses; centre line of any waterway;
e) maintaining stream integrity other waterway identified on o It is positioned adjacent
and bank stability by a Biodiversity, Waterways and to existing farm
minimising bank erosion and Wetlands Overlay Map. structures in area of the
slumping; site that has already been
f) maintaining water quality AO6.3 disturbed;
through filtering sediments, Recreational facilities (eg. o will not impact on any
nutrients and other playgrounds, pergolas, barbeques) vegetation;
pollutants; and are setback a minimum of 10 + it will maintain an ecological
g) removing pest species and metres from the top of the bank of linkage along the waterway
replacing them with local a waterway. and avoid any development
native species. such as access driveways
needing to transect the
waterway;
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+ it will maintain and conserve
the riparian vegetation along
the waterway and linkage in
its current form; and
+ it will maintain an
appropriate buffer to the
waterway.
7. Conclusion
This report has identified that the proposed development complies with the relevant benchmarks
contained within the Noosa Plan 2020 and does not raise any significant issues that cannot be
addressed by reasonable and relevant conditions.
This office trusts that the information supplied comprehensively addresses all of the issues that are to
be considered by The Noosa Plan 2020. Should you have any questions in relation to the proposal, or
any aspect of the development, please do not hesitate to contact the undersigned on 0423 952 928
or via email [email protected]
Yours sincerely,
Marcus Brennan
B. Urb. Reg. Plan.
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