RFI response_25-06-16

Issue
Specific Outcome O1 of the Reconfiguring a Lot Code requires effluent disposal areas to be provided for each
proposed lot where not located within a sewerage service area. Being located in a Riparian Buffer Area and a
Coastal Management District, effluent disposal areas must be appropriately sited to allow for the disposal of
effluent in a manner that minimises risk of harm to people and the environment.

Information Required
2      Please provide an effluent disposal report from a suitably qualified person which provides an assessment
       regarding the capacity of existing effluent disposal systems for each dwelling. The effluent disposal report
       must assess whether existing systems are appropriately designed and sited and operate in a manner
       which does not cause harm to people and the environment.

Response
The existing dwellings are currently serviced by on site effluent. It is not intended to construct any new dwellings
at this stage, but simply allow for the siting of a future dwelling on each lot. Therefore, we do not consider it
necessary to provide a full effluent disposal report as part of this application. Instead we request Council
condition the requirement for an effluent disposal report, including siting and design, as part of any future
operational works application over the site.

We note that the inclusion of a vegetation covenant over the majority of the site will ensure any future effluent
disposal system will not be located within areas of significant vegetation and will not result in any adverse impacts
on coastal processes.

Issue
The site is mapped as a Medium Bushfire Hazard Area under the Natural Hazards Overlay of The Noosa Plan.

Information Required
3      Provide a bushfire risk assessment demonstrating the site is at low risk of bushfire, or alternatively,
       demonstrating how bushfire risk can be managed in accordance with the requirements of the Bushfire
       Hazard Overlay Code of The Noosa Plan.

Response
We argue that a formal bushfire risk assessment is not required in this instance for the following reasons:
 There is no increase in population density on the site, therefore no increased risk to persons;
 A clear evacuation route is provided to David Low Way which is able to accommodate a 17m wide x 45m long
   cleared driveway area outside of the vegetation covenant;
 Future dwellings will be required to comply with the bushfire construction standards under the Building Act
   and relevant codes;
 The bushfire hazard overlay mapping only affects the northern and southern extremities of the site. We note
   the building envelope for Lot 2 is completely clear of the mapped bushfire hazard overlay. Whilst the
   northern portion of the building envelope for Lot 1 falls within the bushfire hazard mapping. The vegetation
   covenant will allow for essential clearing within the site around the existing/future dwellings to achieve a
   clearance of 1.5 times the predominant mature canopy tree or 10m, whichever is the greater.

Issue
The existing access arrangement to David Low Way from the subject site is substandard, and considered
unsuitable to accommodate the additional lot.




JFP Ref: M2683                                                                                                  Page 2