2015-04-28 Planning and Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                     28 APRIL 2015


Land Use, Works & Overlay Code Provisions
The following planning scheme codes are most applicable to this application:
       Business Uses Code
       Visitor Accommodation Code
       Advertising Devices Code
       Landscaping Code
       Engineering Works Codes
       Biodiversity Overlay Code
       Natural Resources Overlay Code
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.

3.3.1.     Primary Assessment Issues
Riparian Buffers and Habitat
The development proposes hard stand, tourist cabins and water treatment and detention
devices within the riparian buffer area. Fill of up to two meters is also proposed within the
buffer. The Noosa Plan seeks to prevent any new development in the riparian buffer area.
The site has a high potential of supporting scheduled (rare and threatened) amphibian
species. Insufficient fauna sampling has occurred, in particular adequate searches for
scheduled amphibians.
Insufficient revegetation works are proposed within the northern section of the riparian buffer
area. This area is lacking in numbers or variety of species in riparian vegetation and ranges
between 2 - 5m of vegetation to the top of bank. Vegetation in this area is required for bank
stability, light penetration, protection of in-stream and bank habitat values, fauna movement,
successional forest development, filtration and forage source for fauna.
The proponent suggests the stream is a stream order of 1, which is a headwater stream and
proposes a 10m buffer zone. Council mapping identifies it as a stream order of 4, which is a
medium sized stream that drains a catchment of 228ha to the west of the highway. The
proponent states SEQ Healthy Waterways recommends a minimum of 10m buffer, however
this source was not able to be verified. Instead the SEQ Healthy Waterways Living
Waterways recommends a minimum of 25m vegetated buffer to the top of bank where the
local planning scheme does not recommend other widths.
The lack of information and survey data presents a concern that the development within the
riparian buffer area is unsupported by sound scientific bases. This survey information was
requested from the applicant as there is concern the development could impact on habitat
for State and Commonwealth listed frog species such as the Giant Barred Frog, Tusked
frog, Cascade Tree Frog and possibly the Green Thighed Frog. Inspection of the site
indicates that suitable habitat for these species exists on site and there is a strong likelihood
that these species would be present. Considering the proposed intensification of use within
both the rural zone and the water supply catchment, and the scale of the works proposed for
the development, the protection of a suitable riparian buffer is considered critical to achieve
the outcomes of the Biodiversity Overlay Code.
The current layout is not supported due to encroachment into the riparian buffer area. A
more substantial riparian buffer should be provided to protect and enhance the biodiversity
values of the site and to protect water quality and in stream habitats. An operational works
application would be required to address the restoration of the riparian buffer areas, the
landscaping of the site, protection of significant gumtrees in the road reserve, plantings to
screen acoustic and to manage vegetation.




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