Council Planning Report MCU15/0109

MCU15/0109 - DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE FOR MULTIPLE HOUSING - TYPE 4 CONVENTIONAL (44 UNITS) AT RESORT DRIVE, NOOSA HEADS

Document information

Author	Coordinator Planning, Denis Wallace
Planning & Infrastructure Department

Index	ECM/ Application/ MCU15/0109

Attachments	1. 	Proposal Plans (23 page A3 sized attachment provided separately to this report; 		2 hard copies available in the Councillors’ room)

APPLICATION DETAILS
Applicant	Altum Constructions
Proposal	Development Permit for Material Change of Use of Premises - Multiple housing Type 4 - Conventional (44 units)
Properly Made Date	23 November 2015
Information Request Date	21 December 2015
Information Response Date	04 May 2016
Decision Due Date	15 September 2016 (Extended by Agreement)
Number of Submissions	3

PROPERTY DETAILS
Property Address	Resort Drive, Noosa Heads
RP Description	Lot 6 SP 178340
Land Area	11,800m2
Existing Use of Land	Vacant

STATUTORY DETAILS
SEQRP Designation	Urban Footprint
Locality	Noosa Heads
Zone	Semi-Attached Housing
Overlays	Environmental Enhancement Area Bushfire Hazard Area Landslide Hazard Area Low Potential Acid Sulphate Soils
Assessment Type	Impact
RECOMMENDATION
That Council note the report by the Coordinator Planning to the Planning & Environment Committee Meeting dated 6 September 2016 regarding Application No. MCU15/0109 for a Development Permit for a Material Change of Use for Multiple housing Type 4 - Conventional (44 units) situated at Resort Drive, Noosa Heads and:
Approve the application in accordance with the following conditions:
PLANNING
When Conditions must be Complied With
Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to the use commencing, and then compliance maintained at all times while the use continues.
Approved Plans
Development undertaken in accordance with this approval must generally comply with the approved plans of development. The approved plans are listed in the following table, and may be further amended by the conditions of this approval.
Plan No.	Rev.	Plan/Document Name	Date
DA01	06	LOCATION PLAN & PROJECT SUMMARY by Blackburne Jackson Design	14/7/16
DA02	10	SITE PLAN by Blackburne Jackson Design	14/7/16
DA03	11	SITE PLAN by Blackburne Jackson Design	14/7/16
DA04	05	SITE PLAN by Blackburne Jackson Design	14/7/16
DA05	05	SITE SECTIONS by Blackburne Jackson Design	14/7/16
DA06	05	BUILDING A: PLANS ELEVS & SECTION by Blackburne Jackson Design	14/7/16
DA07	05	BUILDING B: : PLANS by Blackburne Jackson Design	14/7/16
DA08	05	BUILDING B:  ELEVATIONS & SECTION by Blackburne Jackson Design	14/7/16
DA09	05	BUILDING C: PLANS	14/7/16
DA10	05	BUILDING C: ELEVATIONS & SECTION by Blackburne Jackson Design	14/7/16
DA11	06	BUILDING D: BASEMENT by Blackburne Jackson Design	14/7/16
DA12	06	BUILDING D: LEVELS 1 & 2	14/7/16
DA13	05	BUILDING D: ELEVATIONS & SECTION by Blackburne Jackson Design	14/7/16
DA14	05	BUILDING E: BASEMENT by Blackburne Jackson Design	14/7/16
DA15	05	BUILDING E: LEVEL 1 by Blackburne Jackson Design	14/7/16
DA16	05	BUILDING E: LEVEL 2 by Blackburne Jackson Design	14/7/16
DA17	05	BUILDING E: ELEVATIONS by Blackburne Jackson Design	14/7/16
DA18	05	BUILDING E: SECTION by Blackburne Jackson Design	14/7/16
DA19	06	BUILDING F & G: BASEMENT by Blackburne Jackson Design	14/7/16
DA20	05	BUILDING F & G: LEVEL 1 by Blackburne Jackson Design	14/7/16
DA21	05	BUILDING F & G: LEVEL 2 by Blackburne Jackson Design	14/7/16
DA22	05	BUILDING F: ELEVATIONS by Blackburne Jackson Design	14/7/16
DA23	05	BUILDING F: ELEVATION & SECTIONS by Blackburne Jackson Design	14/7/16
DA24	05	BUILDING G: ELEVATIONS by Blackburne Jackson Design	14/7/16
DA25	05	BUILDING G: ELEVATIONS & SECTION by Blackburne Jackson Design	14/7/16
DA26	02	FINISHES PALETTE & SCHEDULE by Blackburne Jackson Design	14/7/16
DA28	02	FIRE & EVACUATION MANAGEMENT PLAN by Blackburne Jackson Design	14/7/16
DA30	02	HEIGHT PLANE PROJECTIONS by Blackburne Jackson Design	14/7/16
DA31	02	HEIGHT PLANE PROJECTIONS by Blackburne Jackson Design	14/7/16
DA101	05	LANDSCAPING LOWER POOL prepared by Blackburne Jackson Design	14/7/16
DA102	05	LANDSCAPING UPPER POOL prepared by Blackburne Jackson Design	14/7/16
DA103	05	BUILDING D LANDSCAPING prepared by Blackburne Jackson Design	14/7/16
DA104	05	BUILDING E LANDSCAPING prepared by Blackburne Jackson Design	14/7/16
DA105	05	BUILDING G & F LANDSCAPING prepared by Blackburne Jackson Design	14/7/16
DA106	05	BUILDING F & CORNER LANDSCAPING prepared by Blackburne Jackson Design	14/7/16
DA107	05	PLANT SPECIES PALETTE & HARDSCAPE MATERIALS prepared by Blackburne Jackson Design	14/7/16
15128/SK10	A2	Concept Siteworks and Drainage Layout Plan, prepared by Morgan Consulting Engineers	19/04/16
15128/SK11	A2	Concept Siteworks and Drainage Layout Plan –Sheet 1, prepared by Morgan Consulting Engineers	19/04/16
15128/SK12	A2	Concept Siteworks and Drainage Layout Plan – Sheet 2, prepared by Morgan Consulting Engineers	19/04/16
15128/SK13	A2	Concept Road 1 Longitudinal Section, prepared by Morgan Consulting Engineers	19/04/16
15128/SK14	A2	Concept Road 2 Longitudinal Section, prepared by Morgan Consulting Engineers	19/04/16
Nature and Extent of Approved Use
The approved development comprises 4 x 1 bedroom, 22 x 2 bedroom and 18 x 3+ bedroom units, subject to compliance with the further requirements of Condition 4.
Prior to the issue of a development permit for Operational Works associated with this approval, amended plans shall be submitted demonstrating compliance with The Noosa Plan’s limits for population density and gross floor area by reducing those aspects by a minimum of 1 person and 38m2 respectively.
Building Height
The maximum height of the development must not exceed the reduced levels shown on the approved plans.
Certification must be submitted to Council from a Licensed Surveyor confirming the constructed buildings do not exceed the maximum height requirement of this Decision Notice.
Performance Bond
Security in the form of a cash bond or trading bank guarantee to the sum of $20,000 must be submitted to Council, to secure performance of all conditions of this approval, prior to the site pre-start meeting. The cash bond or trading bank guarantee will be returned on performance of the conditions of approval less any costs incurred by Council in respect of enforcing performance of this permit.  Council reserves the right to call upon the bond or guaranteed sum to effect compliance with conditions.
Street Identification
The street address of the development must be clearly visible and discernible from the primary frontage of the site by the provision of a street number and, where appropriate, the building name.
Water & Sewer Connections
An underground connection to reticulated water and sewerage must be provided to the development site in accordance with the standards and requirements of Northern SEQ Distributor–Retailer Authority (Unitywater).
A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority (Unitywater) must be submitted to Council that certifies an underground connection to reticulated water and sewerage has been provided to the development site.
Building Appearance
All air conditioning units or other mechanical equipment must be fully enclosed or screened such that they are not visible from the street frontages or adjoining properties.
All deck and balcony areas above ground floor must not be enclosed by permanent fixtures such as shutters, louvers, glass panelling or the like.
External colours and finishes of the building must comprise of muted environmental tones that blend with the natural environment, as indicated on approved plan DA26 “Finishes Palette / Schedule” by Blackburne Jackson Design.  Broad areas of light coloured walls (which appear white) shown on building elevations to Buildings D, E, F & G on the approved plans are not approved.
Fencing
Any new boundary fencing must be constructed to allow for the movement of fauna.  Such fencing must:
allow adequate clearance at ground level for local macropods
not include use of barbed wire or similar materials
provide regular opportunities for passage over and through for fauna
Storage
Each dwelling unit must be provided with an allocated secure storage area(s) within the basement carpark.
Outdoor Lighting Devices
Lighting associated with the use must be designed, sited, installed and tested to comply with Table 2.1 & 2.2 of Australian Standard AS4282-1997 “Control of the obtrusive effects of outdoor lighting” using a control level of 1.
Certification must be submitted to council from a suitably qualified person* prior to commissioning the operation of the development which certifies that all outdoor lighting devices comply with AS4282-1997 and the requirements of this Decision Notice.
Community Management Statement
Any proposed Community Management Statement required for the development pursuant to the Body Corporate and Community Management Act 1997 must be submitted to Council for endorsement at the same time as submission of the Building Format Plan (or similar) to Council for compliance assessment.
All clauses and by-laws of the proposed Community Management Statement must accord with the requirements of this Decision Notice.
Landscaping Works
The development site must be landscaped.  The works must be undertaken in accordance with an Operational Works approval and Planning Scheme Policy 3 Landscaping Plants and Guidelines  and must include in particular:
the works shown on the Approved Plans
the use of large tree species to provide visual screening of the bulk of the buildings.
compliance with the approved bushfire management plan for the development.
vegetated screening of any electrical transformers, bin storage areas, and the like, from the road frontage and the southern pathway.
retention of the existing vegetation along the Resort Drive road reserve frontage.
the provision of street furniture, specifically a public bench situated approximately half way up the path in the southern road reserve.
control of all weeds species listed in the following standards and legislation:
declared plants under the Land Protection (Pest and Stock Route Management) Act 2002 and sub-ordinate Regulation 2003.
Undesirable species as listed in Planning Scheme Policy 3 Landscaping Plants and Guidelines
All entry statements, fences, batters, retaining walls and buffer/screen plantings must be located entirely within private land and not within the public road reserve.
The existing vegetation along the Resort Drive frontage road reserve, eastern road reserve and located outside of the 6m zone in the southern road reserve must be retained in accordance with an Arborist Report prepared by a qualified person* and endorsed through an Operational Works approval.*(Refer to Advisory Note)
Fauna Management
Vegetation must only be removed or disturbed in accordance with a Fauna Management Plan prepared by a qualified person* and endorsed through an Operational Works approval.
*(Refer to Advisory Note)
Any domestic cats kept on the property must be permanently confined within buildings and/or cat enclosures for the purpose of protecting proximate wildlife.  All and successive community management statements must include a provision to enable the enforcement of this requirement.
Bushfire Management
The development must be carried out in accordance with section 7.0 of the Bushfire Hazard Assessment and Management Plan (document ref. AA1345BFIRE Rev.3) dated prepared by Duke Environmental listed within this Decision Notice.
A copy of the Bushfire Hazard Assessment and Management Plan listed within this Decision Notice must be provided to the nearest fire authority.
Certification must be submitted to Council from a qualified person* which certifies that the development has been constructed in accordance with the bushfire management conditions of this Decision Notice, prior to the commencement of use.  *(Refer to Advisory Note)
ENGINEERING
External Works
External works, pathways, must be provided in accordance with an Operational Works approval, unless already constructed, and must include in particular:
A new 2.0 metre wide concrete pathway must be constructed along the full length of the eastern boundary lines for Lot 6 SP178340 (this property) and Lot 3 SP 221524 (the adjoining site) generally within the created pathway reserve and to alignment protects existing trees.
A new concrete pathway must be constructed within the unformed road reserve south to the site.  This pathway shall be constructed at meandering alignment to negotiate the steepness of the terrain and the natural vegetation.  This pathway must connect to the pathway along the eastern boundary and connect to the existing cul-de-sac end of Resort Drive, and shall be 2.0m wide and reduced to a minimum width of 1.5 meter where necessary to protect existing vegetation.
The pathways must be designed and constructed in accordance with relevant standards and best engineering practice using method/s of construction that minimising impact on natural flora and fauna and maintenance needs also ensuring pedestrian safety.
This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009 being non-trunk infrastructure.
Site Access and Driveways
A sealed access driveway must be provided from the existing cul-de-sac of Resort Drive to all parking and manoeuvring areas of the development generally in accordance with approved plans and must be undertaken in compliance with an Operational Works approval and include in particular:
Driveway crossover in accordance with IPWEAQ standard drawing RS-051.
Compliant grades within the road verge to match any existing or future pathway.
The relocation or modification to any existing services affected by the driveway construction.
Suitable safety or traffic control measures, including warning signage, to improve driver awareness of pedestrians and enhance pedestrian and traffic safety.
Two temporary cul-de-sac ends with a turning circle 9.0m in radius minimum must be constructed at both of the termination ends of the proposed driveway. The turning circles must be constructed of stable sealed surface, compacted gravel or an approved material to allow for vehicles, particularly refuse collection trucks, to turn around in forward gear. The works must include any required batters and/or retaining walls and be undertaken in accordance with an Operational Works approval.
Car Parking
A minimum of 80 car parking spaces must be provided and marked on the site generally in accordance with the approved plans.  The works must be undertaken in accordance with an Operational Works approval and must include in particular:
15 visitor parking spaces within the total, which are clearly marked for that purpose and accessible at all times for visitor use.
Crossfalls, gradients and vehicle headroom in accordance with Australian Standard AS2890: Parking Facilities.
All car parking areas and access driveways must be maintained exclusively for vehicle parking and maneuvering and kept in a tidy and safe condition at all times.
All car and bicycle parking areas must be line marked in accordance with approved plans, no dividing walls be constructed unless a further application for amendment is approved by Council.
Directional signage must be provided to direct visitors and customers to building blocks and the car parking spaces provided on site.
Service Vehicles
Service vehicle parking, manoeuvring and standing spaces must be provided on the site. The works must be undertaken in accordance with an Operational Works approval and must provide suitable parking locations for emergency service vehicles.
Internal Pedestrian Pathway
Internal pedestrian pathways networks must be provided for the development generally in accordance with the approved plans.  The works must be undertaken in compliance  with an Operational Works approval and include:
Footpath and steps 1.5m wide minimum of concrete or other approved materials throughout the development taking into consideration accessibility for people with disabilities.
Signage and lighting at strategic locations to direct people to building entries and other facilities as may be required.
Stormwater Drainage
The site must be provided with a stormwater drainage system connecting to a lawful point of discharge. The works must be undertaken in compliance with a development permit for operational works and must include in particular:
Stormwater collection and pipe system in accordance with the requirements of latest Queensland Urban Drainage Manual (QUDM) and related guidelines.
Stormwater retention and/or detention systems must be provided within the property to ensure all stormwater runoffs from the site are maintained to its predevelopment rates for all storm events up and including 1% AEP.
Electricity and Telecommunication Services
Unless otherwise stipulated by telecommunications legislation at the time of construction, the development must be provided with all necessary conduits, pits and pipes to accommodate the future connection of optic fibre technology telecommunications.
Certification must be submitted to Council from all relevant service providers which certifies that the development has met the requirements of this Decision Notice and all applicable legislation at the time of construction.
Easements
Prior to issue any Development Permit for Operation works the applicant must provide confirmation of a registered access easement has been created over the adjoining site, Lot 3 SP221524, to accommodate the proposed temporary turning circles of 9.0 metre in radius and 4.0 metre wide road shoulder for batter and retaining works generally in accordance the approved plans.
Unless otherwise agreed in writing by the relevant service provider, any public or third party infrastructure located on the subject site must be placed within an easement registered against the title of the property.  All easements must be designed in accordance with the planning scheme and granted at no cost to the Grantee.  Where the Grantee is Council or a service authority, the easement documentation must be in accordance with the Grantee’s standard easement terms.
Draft easement documentation must be submitted to Council for endorsement.
All works must be kept clear of any existing or proposed easements on the subject land, unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
All excavation and fill and associated batters and retaining works must be undertaken in accordance with an Operational Works approval and contained entirely within the subject site unless written permission from the respective landowner(s) is provided to Council.
All works must be carried out in accordance with a site-specific geotechnical investigation report prepared by a qualified person* and submitted for endorsement by Council as part of the Development Application for Operational Works. The geotechnical investigation must be undertaken in accordance with the relevant provisions of AS 3798 Guidelines on Earthworks for Commercial and Residential Development and address all stability issues concerning the development site.  *(Refer to Advisory Note)
Acid Sulfate Soils
Where excavations of non-imported soils below the elevation of 5m AHD are necessary for construction, the application for Operational Works for Bulk Earthworks, Stormwater and /or Landscaping  must demonstrate and  include certification from a suitably experienced and qualified geotechnical engineer of methods necessary  to ensure  construction and operation of the development:
is consistent with Queensland Acid Sulfate Soil Technical Manual: Soil Management Guidelines; and
will not result in the release of acid or associated metals; and
will not cause localised lowering of groundwater.
Erosion and Sediment Control
Prior to the completion of the development, all site surfaces must be effectively stabilised. For the purpose of this condition, an effectively stabilised surface is defined as one that does not, or is not likely to result in visible evidence of soil loss caused by sheet, rill or gully erosion or lead to sedimentation, or lead to water contamination.
WATER QUALITY
Noosa Springs Lake Management
The application for operational works approval must demonstrate, through water balance calculations prepared by a hydraulic engineer, that the hydraulic residence time of the Noosa Springs Lake System will not be reduced as a result of stormwater management on the site.
Where stormwater runoff from the site will enter the Noosa Springs Lake System, Quarterly monitoring of stormwaters directed from the development to the Noosa Springs Lake System.  Monitoring must be undertaken by a suitably qualified person using NATA accredited methods for the following parameters.
Nitrite plus Nitrate as N (NOx)
Total Kjeldahl Nitrogen (TKN)
Total Nitrogen as N (TKN + NOx)
Total Nitrogen as N
Total Phosphorus as P
Reactive Phosphorus as P (Dissolved)
Reactive Phosphorus – Filtered
Water quality monitoring results must be retained in electronic form by the property owner for a minimum of 5 years and must be made available to Noosa Council on request. This monitoring must continue until notified by Noosa Council that it is no longer needed.
During the first 5 years of operation, for a minimum of 5 rainfall events per year, stormwater at the following locations and times must be collected and sampled for Total Nitrogen, Total Phosphorous and Total Suspended Solids using NATA accredited methods.:
The release point from Precinct E2 for all waters directed to the Noosa Springs lake system.
At monitoring point W6 shown on Plan A – Water Quality Monitoring Locations Noosa Springs by Jelliffe Environmental (Qld) Pty Ltd.
The time for collection of water samples for monitoring must be quantified by the applicant’s hydraulic engineer within the Operational Works application for stormwater.  The time for water quality monitoring shall be a minimum of the time of concentration for all waters from Precinct E2 destined for the Noosa Springs Lake System to reach the release point from Precinct E2, and within a maximum of 24 hours of commencement of rainfall events that generate runoff from Precinct E2.
The 90th percentile concentrations of Total Nitrogen, Total Phosphorus and Total Suspended Solids measured within runoff from Precinct E2 must not be higher than the 90th percentile concentrations of those parameters measured within the receiving Noosa Springs Lake System.  The applicant must notify Noosa Council within 24 hours of becoming aware of non-compliance with this condition.
The application for Operational Works Approval must include:
A monitoring strategy prepared by a suitably qualified person to demonstrate how the water monitoring obligations of this development approval will be met.
A stormwater infrastructure design that incorporates a facility suitable for obtaining the water samples needed to fulfil the obligations of this development approval;
Stormwater Quality Management
All stormwater runoff from hardstand and fertilised landscaped areas of the development, including runoff destined for groundwater infiltration must be treated to achieve pollution reduction targets to achieve an 80% reduction in Total Suspended Solids, 60% reduction in Total Phosphorus and 45% reduction in Total Nitrogen compared to an untreated scenario.
Where proprietary devices are proposed, maintenance must be in accordance with the manufacturer’s specifications.  For vegetated stormwater assets, maintenance must be in accordance with the Water by Design Maintaining Vegetated Stormwater Assets, Version 1 Manual (2009).
Material extracted from stormwater quality treatment devices during servicing and cleaning is to be removed from the site and disposed of by either a licensed waste removal contractor or by other lawful means
Prior to issue of Operational Works approval, a 10 year maintenance contract including expected cost forecast, must be entered into for maintenance of any on site water quality treatment device.  Records of maintenance activities undertaken are to be kept and made available to council officers upon request.
Ongoing maintenance of stormwater quality treatment devices in accordance with this development approval must be detailed within any community management statement applicable to operation of the development.
The Operational Works application for landscaping must demonstrate the landscaping design incorporates locally endemic vegetation adapted to grow on the sites indigenous soil, and requires no fertiliser or other external nutrient requirements after the first 3 years of establishment
WASTE MANAGEMENT
Waste Storage
The development must provide waste storage and disposal facilities in accordance with Planning Scheme Policy 9, Waste Management, including an external imperviously paved area correctly sized for all refuse and recycling containers and suitably screened from public places and neighbouring properties.
The site must be provided with a bin wash area with a cold-water tap, hose and drain outlet connected to sewer, via a bucket trap. The drain outlet is to be designed to prevent storm water entry to the sewerage system which can be achieved by a bunded area, with a nib wall height of 100mm maximum, enclosing a wash area of 700mm x 700mm minimum (max 0.7m²).  Alternatively, the waste area can be roofed, or another appropriate design approved by Council.
A Waste Management Plan (Operational) in accordance with Planning Scheme Policy No. 9 Waste Management and Planning Scheme Policy 11, Waste Management Plans* must be submitted for the day-to-day operation of the development and approved by Council’s Waste and Environmental Health Section, prior to issue of development permit for operational works.
The Plan must include the following information: -
types of wastes that will be generated from the activities approved within the development.
estimated volumes or tonnage of both recyclables and waste generated.
methods to be used for dealing with garden waste.
initiatives to minimize waste either by waste prevention, reduction, re-use or recycling.
description of procedures for getting all waste to the bins; the storage of bins and the collection of bins by the contractor.
description of the design details of waste storage and recycling areas including size, location, elevation and floor plan, methods of bin washing and system to prevent storm water getting into sewer via the bin wash.
description of types and volume of waste storage containers to be used.
waste and recycling storage area shall include the provision of containers for all waste and recycling materials including putrescible matter, non-recycling waste, paper/ cardboard, glass, aluminium/steel cans, waste oil, styrofoam boxes, etc, and bin washing facilities connected to sewer.
detailed description of vehicular access routes to collect waste.  Where collection is off street, access must allow vehicles to enter and leave the site in a forward direction.
ENVIRONMENTAL HEALTH
Noise
Written certification from a suitably qualified person must be submitted to Council confirming that sound pressure levels from all mechanical plant and equipment comply with the following :
Air-conditioning and Refrigeration:
7am to 10pm: Maximum level allowable = background + 5dB(A)
10pm to 7am: Maximum level allowable =  background + 3dB(A)
Pumps:
7am to 7pm: Maximum level allowable = background + 5dB(A)
7pm to 10pm: Maximum level allowable = background + 3dB(A)
10pm to 7am: No audible noise.
Assessment and certification is required immediately after installation of the equipment and prior to any occupation of the building.  All equipment should be operating at the same time to test the overall noise level created, with the measurement location at either the residential boundary or outside the most exposed part of an affected building - whichever is the closest to the plant/equipment.
The certification must be submitted to Council, which certifies that operational noise from any fixed plant and equipment complies with the requirements of this Decision Notice.
Authorise Council’s Chief Executive Officer to Execute the Voluntary Vegetation Offset Agreement.
REPORT
PROPOSAL
The application seeks a development permit for a Material Change of Use for Multiple Housing – Type 4 Conventional for 44 residential units on the site.  The units are proposed within 7 freestanding buildings and include:
4 x 1 bedroom units
22 x 2 bedroom units
14 x 3 bedroom units
4 x 4 bedroom units

The buildings are concrete framed structures externally clad with a mix of FC sheeting, weatherboard, colorbond cladding, rendered masonry and metal roofing.  Architectural features include skillion roofs, battened fc joints, aluminium screens and “picture frame” nib walls and eaves.  The skillion roofs extend over the main building elevations to provide eaves but side elevations avoid eaves and provide window sunshades instead.  Common facilities include a pool and BBQ area adjacent to the site’s main entrance.

All buildings include 2 levels of residential units and most include a basement parking level.  A total of 80 resident car spaces and 15 visitor spaces are proposed.  Building heights are predominantly 2 storeys and 8 metres but the application seeks height relaxations for a number of portions extending beyond those limits for the site.

Vehicle access is via a driveway off the cul-de-sac head on the site’s Resort Drive frontage, with an internal road extending through the site to northeast and northwest corners of the lot and extending into the neighbouring resort site, known as Precinct F on the Noosa Springs estate masterplan.  The applicant has an existing development approval for 155 dwellings over that site and the current proposal presents as a residential extension to that site, being similar in built form and layout.

Extensive earthworks will be required to construct retaining works, garden beds, roads and pedestrian pathways for the development.

Extracts of the proposal plans are shown below and full plans are included as Attachment 1.  The application is before Council due to the scale of the development and a number of assessment issues raised.

Figure 1 – Site Plan Extract

Figure 2 - Long-Section Plan Extract

Figure 3 – Elevations Plan Extracts

Figure 4 – Elevation Plan Extracts

site details
Background
The site is located within Precinct E2 of the Noosa Springs development at Links Drive, Noosa Heads.  Noosa Springs is a master planned residential golf estate, with most development on the site completed.  The subject site and the adjoining resort site to the north (Precinct F) have remained undeveloped and were recently purchased by the applicant.

A development approval for Multiple Dwellings (31 Units) was previously issued over the site (22848DA) in February 2003 but has since lapsed.  An extract of the previously approved layout plan is shown below.

Figure 5 – Previous Development Approval Layout

A pre-lodgement meeting was held with the applicant to discuss the current proposal on 17 September 2015.  Issues discussed included built form, bushfire, vegetation, slope stability, vehicle access and stormwater management.
Site Description
The site is a 1.18ha irregularly shaped allotment located on the western slopes of a high dune on the eastern side of the Noosa Springs development.  The lot has frontage to Resort Drive of approximately 290 metres though resort drive ends at a cul-de-sac head halfway along the frontage and the eastern half is unformed/vegetated.  Part of the site was used as a sand quarry in the past, with most of the quarry area located on the adjoining Precinct F site to the north. The land falls from a ridgeline on the eastern boundary sloping down to the Resort Drive along the western boundary.  Most of the site slopes moderately to the southwest at around 15% but there are very steep slopes on the excavated quarry batters near the northern property boundary.
Most of the site has been previously cleared of vegetation.  Some scattered mature White Cypress Pines (Callitris columellaris) and Brush box (Lophostemon confertus) are located near the southern boundary and rear of the site. The road reserve to the south of the site contains remnant vegetation with mature White Cypress Pines, Bloodwoods (Corymbia intermedia) and Brush box, a shrub layer of Banksia, Alyxia, Acacia, Persoonia  and a sparse ground of Austromyrtus dulcis and Lomandra.  There are occasional occurrences of weed species including asparagus fern, umbrella trees and lantana, mainly along the forest edges.
The majority of the development site is mapped as containing “Non-remnant” vegetation and does not contain any mapped regrowth vegetation, according to the Vegetation Management Act 1999.  A minor portion of the site towards the south eastern ridge line, contains mapped remnant vegetation (approximately an area of 300m2). The road reserve to the south (unformed) contains remnant vegetation.
Aerial photographs of the site and its surrounds are shown in Figures 6 & 7 below and site photographs in Figures 8, 9 & 10.

Figure 6 –Locality Plan

Figure 7 – Aerial Photograph of Site

Figure 8 – View East across the Site to Ridgeline at Rear

Figure 9 – View West across the Site to Lake Web

Figure 10 – View North Along Resort Drive Frontage
Surrounding Land Uses
The site is adjacent to Girraween Nature Reserve to the east, Noosa National Park to the south, Noosa Springs Residential Precinct E1 to the west and Resort Precinct F to the North.  Precinct E1 has been developed for 42 multiple dwelling units and Precinct F has a current approval for an integrated resort of 155 multiple dwellings.  The Noosa Springs golf clubhouse, restaurant, health spa and common facilities are approximately 200m to the northwest and the Noosa Heads sewerage treatment plant is roughly 600m to the north of the site.  Noosa Springs golf course is west of the site and Lake Weyba is 400m to the southwest.
A 3 metre wide footpath reserve runs along the eastern boundary and is the subject of a current Operational Works application to complete a new pathway required by the Council subdivision approval that created the subject lot.
assessment
Instruments for Statutory Assessment
Under the Sustainable Planning Act 2009 the application must be assessed against each statutory planning instrument relevant to the development, including:
State Planning Policies;
the South East Queensland Regional Plan;
State Planning Regulatory Provisions;
the Planning Scheme for the local government area; and
any Temporary Local Planning Instrument in place for the local government area.
Of these, the statutory planning instruments relevant to this application are discussed in the sections that follow.
State and Other Statutory Instruments
State Planning Policies
The following State Planning Policies are applicable to this application:
South East Queensland (SEQ) Regional Plan 2009 - 2031
The site is located within the urban footprint area of the SEQ Regional Plan. The proposal is consistent with the regional policies of the SEQ Regional Plan.
State Planning Regulatory Provisions
The following State Planning Regulatory Provisions apply to the application:
SEQ Regional Plan Regulatory Provisions
The proposal is for an urban activity within the Urban Footprint and is consistent with the SEQ Regional Plan Regulatory Provisions.
Statutory Instruments – Planning Scheme
The subject site is located in the Noosa Heads Locality and is zoned Semi-Attached Housing.  The Noosa Plan identifies the proposed use as consistent within the zone and requires an impact assessable application process.
Locality Provisions
The Noosa Heads Locality Code seeks the following overall outcomes for development on the site:
9.8.2 a) 	New uses and works are located, designed and managed to—
i 	be compatible with other uses and works;
ii 	maintain the safety of people and works;
iii 	avoid significant adverse impacts on the amenity enjoyed by users of other premises, including acoustic and visual qualities; and
iv 	avoid significant adverse effects on the natural environment;
k) 	Areas of native remnant and regrowth vegetation, including their biodiversity and habitat values are protected;
l) 	Land that has natural environmental values and cultural heritage values is protected and maintained for future generations, including the following—
i 	Noosa National Park and Keyser Island and Weyba Creek conservation parks;
ii 	the vegetated hills which frame Noosa Heads, Laguna Bay, Noosa Inlet and Hastings Street;
iii 	Noosa Spit and the beaches;
iv 	the foreshore areas of the Noosa River, Lake Weyba, Weyba Creek and their associated riparian communities;
v 	the koala corridor between the various parts of the Noosa National Park and vegetation stands around Lake Weyba;
vi 	the vegetated drainage lines through residential estates; and
vii 	private land with native vegetation communities;
o)	For the Semi-Attached Housing Zone—residents are accommodated in detached housing or semi-attached housing forms that—
i  	offer a high level of residential amenity, design quality and safety; and
ii  	respect the domestic scale of surrounding detached housing;
The development proposes a multiple dwelling use consistent with the planning intent of the Noosa Springs Master Plan and The Noosa Plan.  The previous multiple dwelling approval for the site was for terracotta rooved, Mediterranean-style rendered masonry buildings of the style broadly developed across the Noosa Springs estate.  The current proposal updates the design to a more contemporary building designs with greater mix of materials and more consistent with Noosa’s design principles.
The development is as would be generally anticipated by existing Noosa Springs residents and is of a similar scale and layout to the previous unit development approved over the site.  The main assessment issues arising from assessment against the locality plan relate to vegetation, habitat and edge effects, and visual amenity.  These are discussed in detail in the primary assessment issues section of this report.
The Locality Code includes built form provisions for new development.  The table below indicates the development’s level of compliance with the applicable built form limits.
Criteria	Planning Scheme	Proposal	Complies
Site Area		11,800m²	
Population density	118 persons max (100persons/ha)	119 persons (100.8persons/ha)	X
Gross floor area	4,720m² max (=max. population x 40m2)	4,758m²	X
Site cover	40% max	31%	
Landscaped open space Landscaping Setbacks	4,720m2  > min 60% of total 6m to frontage	5,937m² > 60% of total 6m to Resort Drive 2m Internal Road and pool setbacks to unformed road reserve	X
Building height storeys metres	2 storeys max 8 metres	3 storeys 9.14 metres	X X
Boundary setbacks Frontage Side Rear	6 metres min 4 metres min 8 metres min	6 metres 2.6 metres (north) 12 metres	X
Max. Wall Length	15 metres	13 metres	
Carparking	59 spaces	95 spaces	
Roof Form	5 degree slope min 600mm+ eaves to a min of 75% of perimeter	5 degree +skillion roof Eaves to front and rear elevations only (60% of perimeter), with window sunshades to side elevations	X
The development involves a number of built form and density relaxations, discussed below.
Population Density & Gross Floor Area
The proposal exceeds the population density by 1 person (about 2 bedrooms or 1%).  Discussions with the applicant suggest it is a rounding error in its calculation.  The gross floor area limit has been based erroneously on that population density and also slightly exceeds the limit.  Condition 4 is recommended to address these issues.
Height in metres
The buildings largely comply with the site’s 8m height limit but portions of roofs on the downslope side of the four buildings at the rear of the site are higher.  The plan extracts below show the extent of roofs above 8m shaded grey.

Figure 11 – Height Relaxation Plan Extract

Figure 12 – Height Envelope Plan Extract

The highest structure, Building G, is 9.14m above natural ground level.  The heights are predominantly due to the site’s slope and the relaxations sought are considered relatively minor.  The non-complying roof areas sit below the upper ridgelines at the rear of the skillion roofs.  The proposal plans indicate building heights will be less than 8m above finished ground levels, due to retained garden beds at the front of the buildings.  Given the isolated location of the buildings, the minor height relaxations will not have a significant impact on visual amenity of the area, views of the site from the west, or impact on existing residents in Resort Drive and are supported.
Building Height in Storeys
Most buildings include parking within a basement level.  Due to the site slopes, the basements sit well below natural ground level at the rear and project through that level at the front of the buildings to the west – see indicative building cross sections below.

Figure 13 – Section through Buildings D & E
The Noosa Plan’s definition for a basement requires they protrude no more than 1m above natural and finished ground levels.  Front portions of the carpark levels therefore are not basements and constitute a storey.  Most of the proposed buildings therefore including some 3-storey portions.  The proposal plans show retained garden beds around these areas, so they are less than 1m above finished ground level and will not be visually prominent.  The non-complying building height portions are predominantly a function of the site’s slope.  Proposed garden bed areas should adequately screen these portions, such that they will not present as 3-storeys.  The relaxation is supported, with conditions recommended to address landscaping.
Roof Form
The Locality Code seeks roofs with a minimum pitch of 5degrees and eaves to 75% of the perimeter.  The proposed skillion roofs are pitched at 6degrees+ but eaves are only provided to the front and rear of the buildings, including deep verandah roofs, and equate to approximately 60% of the roof perimeter.  Window sunshades are proposed to the side elevations in lieu of eaves.  The relaxation sought is supported because the primary building presentations provide eaves and appropriate roof forms, and due to the isolated location, the non-complying side elevations will not significantly impact on visual amenity.  Notably, the previously approved Noosa Springs architectural style was predominately Mediterranean-style villas without eaves.  The architecture proposed is generally consistent with the Noosa vernacular sought by the Locality Code.
Land Use & Works Provisions
The following codes which regulate land use and design are most applicable to this application:
Residential Uses Code
Landscaping Code
Driveways & Carparking Code
Engineering Works Codes
The application has been assessed against each of the above applicable codes. The pertinent issues arising out of the assessment against the codes are discussed below:
Code	Discussion
Residential Uses Code	The development meets the provisions of the Code, providing suitable surveillance opportunities, pathway networks, open space and utility areas, emergency vehicle routes, visitor parking and various built form requirements.  Conditions are recommended to address issues such as mechanical equipment.
Landscaping Code	The previous approval over the site required the provision of Glossy Black food trees (Allocasuarina) and koala food trees in the provision of landscaping within the site.  With the consideration of contemporary knowledge regarding bushfire hazards and risks, the predominant use of highly flammable species such as Eucalypts and She-Oaks, in the landscaping plantings is not advisable.  The applicant’s bushfire report recommends eucalypts and other “flammable species” be avoided.  Landscaping with mainly local rainforest or wet sclerophyll species will provide visual screening of the development and sufficient amenity landscaping to the grounds.  Conditions are recommended to ensure landscaping meets the code intent, while also complying with the bushfire management plan. The landscaping code seeks to retain existing mature trees where practicable.  The site is predominantly cleared.  Tree retention can occur along the frontage to Resort Drive but clearing along the southern site boundary is recommended for a number of reasons discussed in the primary issues later in this report.
Water Sensitive Design Code	Master planning for the Noosa Springs estate included the constructed lake system to treat water to the standard acceptable at the time of that approval.  That standard was for stormwater runoff to not worsen the water quality in Lake Weyba.  Provided the development is consistent with the master plan approval, this proposed development will not affect the quality of Lake Weyba. The approved masterplan design assumed waters from Precinct E2 would flow to that lake system for treatment.  Since the time of the master planning, constructed lake systems are now known to have high risk of algal and cyanobacterial outbreaks if not managed correctly.  Management of cyanobacterial outbreaks can be costly to the asset owner (for example Elysium estate spent over $20,000 to remove a cyanobacteria outbreak from its lake system). Given the constructed lakes are now in separate ownership to Precinct E2, it is important that this development can demonstrate that it is unlikely to be responsible for increasing the risk of any algal or cyanobacterial outbreak in the receiving constructed lake. Factors that affect cyanobacterial or algal blooms in constructed lakes are nutrient concentrations as well as appropriate management of hydraulic residence times (flow through of water). The applicant has provided an RPEQ certified Stormwater Management Plan for Precinct E2, which also addresses Precinct F.  The Stormwater Management Plan proposes for runoff from Precinct E2 to enter the Noosa Springs constructed lake untreated. Despite absence of treatment, the Stormwater Management Plan suggests that stormwater runoff from Precinct E2 is unlikely to increase algal and cyanobacterial risks in the receiving lake system for the following reasons: the modelled 90th %ile nutrient concentrations in stormwater runoff from precinct E2 and Precinct F combined as well as E2 in isolation are less than the measured 90th %ile nutrient concentrations measured over the previous 8 years. the proposed development is unlikely to have a significant negative impact on the hydraulic residence times of the lake. Assessment against The Noosa Plan’s Water Sensitive Design Code and the State Planning Policy is applicable. By proposing no onsite treatment of stormwater quality, Precinct E2 would not meet the following Specific Outcomes of the Water Sensitive Design Code of the Noosa Plan: O1 Development uses a combination of detention and retention systems to capture run-off from areas on the site O9 Natural treatment strategies, including grass swales and bio-retention systems, vegetated filtration strips and gross pollutant traps, are used wherever practicable Additionally, the State Planning Policy requires stormwater polishing on developments greater than 2500m2 with >25% impervious surface.  The polishing targets are 80% reduction in Total Suspended Solids, 60% reduction in Total Phosphorous and 45% reduction in Total Nitrogen.  The development application for Precinct E2 has not demonstrated this outcome can be achieved.  In addition MUSIC modelling for the development assumes filtration of stormwater to groundwater (instead of the constructed lake) will not contribute any pollutants to the system. There has been a history of high nitrogen within ground waters entering the Lake Weyba catchment. This site is located on silica soils adjacent to Lake Weyba.  Due to their high permeability, silica soils are considered inadequate for polishing of nutrients from this type of development prior to groundwater recharge. Treatment for removal of nutrients from stormwaters from any fertilised landscaped and hardstand areas prior to release from the site,  including via groundwater is necessary to meet the State Planning Policy and Noosa Plan objectives. Whilst not preferable due to maintenance costs, compliance checking commitments, and negative water quality impacts if not maintained, it is possible for Precinct E2 to incorporate a propitiatory water quality treatment device to achieve the outcomes of the Noosa Plan and State Planning Policy without affecting their development footprint. Conditions are therefore recommended to facilitate approval, ensure the water quality objectives can be met and ensure suitable information is obtained in the event of any dispute between Noosa Springs and precinct E2 regarding financial responsibilities for any water quality management issues within the Noosa Springs Constructed Lake System.
Driveways and Carparking Code	The development includes car parking in excess of minimum planning scheme requirements.  The internal road layout is relatively simple and legible.  Conditions are recommended addressing parking layout, visitor allocation, waste management and easements over turning arrangements on the adjoining site.
Engineering Works Codes	The development requires extensive earthworks and retaining structures.  Conditions are recommended addressing geotechnical and design requirements for an Operational Works application.
Overlay Provisions
The following overlay codes are applicable to this application:
Biodiversity Overlay Code
Natural Hazards Overlay Code
Assessment against these codes raises some significant assessment issues discussed below.
Primary Assessment Issues
Bushfire
The planning scheme identifies the site within a Medium Bushfire Hazard area.  The Natural Hazards Overlay Code seeks to ensure that new uses in bushfire hazard areas do not compromise the safety of people or property from bushfire.
Assessment has been undertaken in accordance with the State Planning Policy provisions to ensure the development is compliant with the current planning requirements for bushfire.  The associated hazard mapping identifies the site as containing Bushfire Hazard Areas with Very High Potential Bushfire Intensity over the majority of the site with the rest of the site identified as potential impact buffer to western portion and High Potential Bushfire Intensity to the east (see Figure 14 below).

Figure 14 – State Bushfire Hazard Mapping Extract (SARA DA Mapping)
The main landscape features that contribute to the bushfire hazard ratings are vegetated lands located to the east and south of the site.  East of the site’s ridgeline is the Girraween Nature Reserve which connects to Noosa National Park, bounded in the east by Ben Lexcen Drive. South of the site is a large tract of Noosa National Park.  These tracts of land, managed for biodiversity values, influence the bushfire hazard rating.
The applicant provided a Bushfire Management Plan documenting the procedures and methods to reduce the risk of bushfire attack on the development.  Council engaged a bushfire consultant, Friend & Associates, to review the bushfire management plan and their assessment has been included in the development assessment.
The Bushfire Management Plan requires buildings to be setback 1.5 times the dominant height of the hazardous vegetation.  This requirement is met by siting the buildings 19.5 m from the vegetation to the south and 15 metres from the vegetation to the east.
A 2 metre wide concrete pathway is required by the master plan for Noosa Springs to be constructed in the road reserve that borders the southern boundary of the site.  The construction of this pathway in the road reserve will result in vegetation clearing.  Previous advice from natural land managers within Council has recommended buffers be provided to hazardous vegetation situated on development lot boundaries.  The pathway is recommended to be located along the southern boundary of the site (see Figure 15 below) to achieve appropriate setbacks to hazardous vegetation, being both flammable and from limb/tree fall. This also provides a benefit of reducing the maintenance burden on Council resources, results in less clearing of remnant vegetation and further reduces future conflicts between overgrowing vegetation and the development.

Figure 15 – Site Plan Extract Showing Proposed Clear Zone and Pathway Location in Southern Road Reserve
The location of the pathway concentrates the impacts on the vegetation along the forest edge, rather than distributing the impacts throughout the road reserve. The pathway construction activity, along with the ongoing use and maintenance requirements, is better positioned along the edge of the forest rather than within the forest, in terms of ecosystem health and tree management. The overall formation of the pathway will be 2m wide gravel shoulders and a 2m wide concrete pathway.
While the development and pathway area is outside the mapped regulatory Koala Assessable Development Area, the road reserve is mapped as containing koala habitat by the Noosa Koala Conservation Plan.  The applicant has agreed to enter into an Infrastructure Agreement to offset the required clearing via a financial contribution.  The value of $18,400 has been determined by using the State Government’s environmental offsets calculator.  The payment will be used to implement the actions of the Noosa Koala Conservation Plan.  The financial settlement is not required by legislation but is provided to allow the construction of the pathway along the southern boundary, which provides an additional overall 6m setback to the hazardous vegetation.
The Bushfire Management Plan is assessed as complying with the State Planning Policy 2014 and the Noosa Plan.  The development provides the required setbacks to hazardous vegetation and a suitable Emergency Response Plan has been prepared.  The Emergency Response Plan has been reviewed and endorsed by Queensland Fire and Emergency Services.  Based on the application material received, the development can be conditioned to ensure new uses in bushfire hazard areas do not compromise the safety of people or property from bushfire.
Koala Habitat
The site is adjacent to mapped Koala habitat, being Girraween Nature Reserve and Noosa National Park. The mapped Koala habitat consists of Regional Ecosystem 12.2.5 which is described as Open forest to low closed forest.  Species can include Corymbia intermedia, Lophostemon confertus, Banksia integrifolia subsp. integrifolia, B. aemula, Callitris columellaris, Acacia spp., Livistona spp. and Endiandra sieberi. Melaleuca quinquenervia in swales. Understorey generally shrubby and can include vine forest species. Occurs on Quaternary coastal dunes, beach ridges and sandy banks of coastal streams.
Residents have reported koalas moving and calling along Resort Drive, which borders the western portion of the site.  Planted trees (Eucalyptus propinqua) along the road verge provide forage for koalas.  Site investigation confirms these trees are used by koalas.  Within the proposed clearing footprint for the pathway 3 secondary koala food trees (Bloodwoods) will be required to be removed.  The removal of these trees is not likely to significantly impact on the koala populations in the area.  The financial contribution to implement the Noosa Koala Conservation Plan, including the provision of koala habitat on adjacent lands will, in time, provide substantially more koala habitat and is considered an acceptable outcome.
The main impacts on koalas and their habitat are considered to be initial construction activities, clearing for pathway, the use of the development and increased human activities in the vicinity. The Noosa Springs master plan designates the site for development and includes the provision of pedestrian pathways in the road reserves to the east and south of the site.  Advice from Council’s Infrastructure Planning section requires the pathway to provide pedestrian access and it is desirable to have a cleared access for bushland maintenance purposes.  The east of the site already has a cleared area suitable for a pathway, however, the south of the site will require vegetation clearing to support a pathway.  As stated previously, the advantages of providing a pathway along the boundary of the site are the co-location of a bushfire buffer, reduced demand on Council resources for on-going boundary vegetation maintenance, better access for maintenance and reduced interference with vegetation due to the pathway location.
Statutory Koala Requirements
The koala is listed as a ‘Vulnerable’ species under the Commonwealth Environment Protection & Biodiversity Conservation Act 1999 (EPBC Act). Development that has a significant impact on koalas requires referral to the Australian Government Minister for the Environment. Under the EPBC Koala Referral Guidelines impacts on ‘habitat critical to the survival of the species’ and impacts that ‘substantially interfere with the recovery of the species’ are a ‘significant impact’. Due to the limited clearing associated with the development, it is considered the development will not have a significant impact on koalas and referral to the Australian Government is not required.
The development site and the southern pathway are located outside the State’s mapped Koala Assessable Development Area and therefore the application is not subject to the provisions of the South East Queensland Koala Conservation State Planning Regulatory Provisions.
The Noosa Plan maps Koala Habitat to the southern half road reserve to the south of the development site. The proposed location of the 6m formation pathway is outside the mapped Koala Habitat area and therefore the application is not subject to the koala provisions of the Noosa Plan.
Non-statutory Koala Requirements
The Noosa Koala Policy, adopted, in 2015, provides a structure and coordinated framework to help conserve and protect koala populations within the Noosa Shire.  The Policy states development is to be assessed in accordance with statutory requirements and lead to the formulation and adoption of Noosa’s Koala Conservation Plan.
The Noosa Koala Conservation Plan 2016 koala habitat mapping identifies road reserve to the south of the site as containing koala habitat and designated the habitat “Remnant Habitat Known”. The mapping is based on State mapping of Regional Ecosystem 12.2.5.  This ecosystem is strongly correlated with koala sightings.  It is considered the removal of 3 food trees and the required clearing of the pedestrian footpath will not significantly impact on koalas in the area and the provision of a financial payment for koala habitat restoration will enhance koala survival in the area and provide net benefit.
Proposed Vegetation Offset via an Infrastructure Agreement
As noted previously, the applicant has agreed to provide a vegetation offset contribution of $18,400 secured through an Infrastructure Agreement with Council.  An Agreement has been signed by the applicant and is awaiting execution by Council.  The offset contribution would be directed to works that implement the Noosa Koala Conservation Plan, which include a programme of koala habitat plantings in the adjacent Girraween Nature Refuge.  This land is managed by Council and has received previous financial contributions from developments to restore and maintain koala habitat.  Girraween Nature Refuge provides koala habitat areas and is adjacent to Noosa National Park.  It is recommended Council agree to the offset arrangement and the Infrastructure Agreement be executed accordingly.
Visual & Scenic Amenity
The site is elevated, rising to around to around 35m AHD to the ridgeline at the rear, has western aspects and is visible from parts of Noosaville, Weyba Creek, Lake Weyba and beyond.  The applicant was advised it is important the development incorporates finishes and landscaping to ensure it blends with the natural hillside setting and make it visually unobtrusive.  The submitted architectural plans include a proposed a suitable colour palette, as shown below.

Figure 16 – Proposed Colour Palette Extract
However, areas of the front elevations of the higher buildings (D, E, F & G) appear to include substantial areas of white.  A condition is recommended to ensure the colours are muted environmental tones consistent with the above palette and use of white is generally avoided.  A condition is also recommended to ensure outdoor lighting complies with the relevant Australian Standard to avoid obtrusive light emissions.
cONSULTATION
IDAS Referral Agencies
Nil.
Other Referrals
The application was forwarded to the following internal Council specialists:
Senior Ecologist
Development Engineer
Environment Officer
Waste Management Officer
Their assessments form part of this report.
Public Notification
The application was publicly notified for 15 business days in accordance with the Sustainable Planning Act 2009. 3 properly made submissions were received, with 2 objecting to the development and 1 neutral. The following table provides a summary and assessment of the issues raised.
Issues	Comments
Concerned with the increased overall quantity of people to reside in Noosa Springs (holiday makers or residents) - particularly the capacity of Resort Drive to cater for the additional construction and ongoing traffic.	The development is consistent with the original adopted masterplan for Noosa Springs and the ongoing provisions under The Noosa Plan.
Impacts on road reserve from construction traffic.	The developer is required to make good any construction damage to public infrastructure.
Potential impacts on koalas from construction traffic	Resort Drive is a low speed environment and construction traffic to the site is not considered to pose a significant risk to koalas.
Vegetation along Resort Drive should be retained to buffer the development and for food and refuge for koalas.	Conditions are recommended to retain the trees along the Resort Drive frontage. Vegetation is recommended for clearing to the south to minimise edge effects, allow the co-location of the pedestrian pathway and buffer from bushfire risk to the south.  The clearing in this area is supported on the basis of an offset contribution secured by an Infrastructure Agreement.
Koala trees on the site should be retained.	The site is mostly cleared and does not contain any primary koala food trees.  Given the level of bushfire risk on the site, retention or reinstatement of flammable species is not supported.  Three secondary koala food trees (Bloodwoods) are proposed to be removed along the southern boundary, with the recommended offset arrangement considered to provide a net environmental benefit.
conclusion
The proposed unit development is broadly consistent with the planning intent of master planning undertaken for the Noosa Springs estate and The Noosa Plan’s ongoing provisions for the site.  The medium density dwelling precinct was established in a location subject to some major constraints in the form of site slope, adjacent significant habitat and conservation lands, and bushfire hazard.  The primary assessment issues arise from those constraints.

Contemporary understanding of the bushfire risks means historic approaches to vegetation retention and habitat reinstatement (of flammable native species) are not achievable on this site.  In addition, the lot’s interface with hazardous tree canopies along the southern boundary would be likely to result in ongoing vegetation management issues with future residents and bodies corporate if not appropriately addressed by this assessment.  Given the requirement for a connecting pathway in the unformed road reserve to the south, a 6m cleared corridor is proposed along the property boundary to address the development interface and provide a no-fuel zone incorporating the pathway.  Vegetation removal will occur in this area but will be limited to three secondary koala food tress (bloodwoods).  It is considered a financial offset, proposed via a voluntary infrastructure agreement, will deliver a net environmental benefit.

The proposed buildings require a number of height relaxations relaxation but these are predominantly due to the site’s slope and are supportable.  The development is otherwise able to meet the provisions of The Noosa, subject to conditions, and is recommended for approval.

Departments/Sections Consulted:

	Chief Executive Officer		Community Services		Corporate Services
	Executive Officer to the Mayor & CEO		Community Facilities		Financial Services
	Executive Support		Community Development		ICT
			Libraries & Galleries		Procurement & Fleet
			Local Laws		Property & Facilities
		X	Waste & Environmental Health		Revenue Services
					
	Executive Office	X	Planning & Infrastructure		
	Community Engagement		Building & Plumbing Services		
	Customer Service		Civil Operations		
	Economic Development		Infrastructure Planning & Design		
	Governance	X	Planning & Environment		
	Human Resources		Strategic Land Use Planning		
	Sustainability				

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PLANNING & ORGANISATION COMMITTEE MEETING REPORT	6 SEPTEMBER 2016

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