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Town Planning Report - 1534 Louis Bazzo Dr Coothra · MCU26/0104
Proposal: Material Change of Use for a Dwelling Location: 1534 Louis Bazzo Drive Cootharaba (Lot 1 RP 162745 Applicant: Danielle Billing and Joseph Billing C/- PPlan Town Planning Report
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Contents
1.0 Report Summary ................................................................................................................................................................... 2
1.1 Proposal ................................................................................................................................................................................ 2
1.2 Site Details ............................................................................................................................................................................ 2
1.3 Nature of Development Application....................................................................................................................................... 2
1.4 Owner and Applicant Details ................................................................................................................................................. 2
2.0 Site Analysis ......................................................................................................................................................................... 3
2.1 Site Details ............................................................................................................................................................................ 3
3.0 Proposal ................................................................................................................................................................................ 7
3.1 Proposed Dwelling house ..................................................................................................................................................... 7
4.0 Assessment Benchmarks and Compliance ......................................................................................................................... 11
5.0 Assessment of State Planning Provisions........................................................................................................................... 12
5.1 Planning Act 2016 ............................................................................................................................................................... 12
5.2 State Planning Policies ....................................................................................................................................................... 12
5.3 State Referral Agencies ...................................................................................................................................................... 13
6.0 Local Planning Provisions ................................................................................................................................................... 14
6.1 Defined Use ........................................................................................................................................................................ 14
6.2 Zone Code and Level of Assessment ................................................................................................................................. 14
6.3 Overlays .............................................................................................................................................................................. 14
7.0 Compliance summary ......................................................................................................................................................... 16
8.0 Summary and recommendation .......................................................................................................................................... 20
Appendix 1 ........................................................................................................................................................................................ 21
Drafted by: Reviewed By: Date
Tian O’Neill-Miller- Town Planning Assistant Tracy Ryan - Director 26/10/2026
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1.0 REPORT SUMMARY
1.1 Proposal
Proposal: Material Change of Use for a Dwelling
1.2 Site Details
Applicant: Danielle Billing and Joseph Billing
Address: 1534 Louis Bazzo Dr, Cootharaba
RPD: Lot 1 RP162745
Site Area: 79,319m2
Easements: No
Zone: Rural
Precincts: NA
Land Subject to Acid Sulphate Soils Overlay
Agricultural Land Conservation
Biodiversity Overlay- Environmental Protection
Overlays:
High Potential Bushfire Hazard Overlay
Flood Hazard Overlay
Flooding and Inundation Extent
1.3 Nature of Development Application
Type of Development: Material Change of Use
Approval Type: Development Permit
Proposed Use as Defined: Dwelling House (including vegetation clearing and minor earthworks)
Category of Assessment: Code
Non-compliance with the Rural Zone Code and the Biodiversity, Waterways and
Trigger:
Wetlands Overlay Code
Assessment Manager: Noosa Shire Council
Referral Agencies: N/A
Related Applications: N/A
1.4 Owner and Applicant Details
Applicant Name: Danielle Billing and Joseph Billing
Contact Name: Tracy Ryan- PPlan
Phone: 07 3707 6675
Email: [email protected]
www.pplan.com.au | TEL 1300 185 347 | PO Box 340 Hamilton Central QLD 4007
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2.0 SITE ANALYSIS
2.1 Site Details
The development site is the lot found at 1534 Louis Bazzo Drive, Cootharaba or as it is formally described as Lot 1 on
RP162745. The lot is regular in shape with a width of ~251m, a depth of ~ 300m resulting in a total site area of 79391.16m2
(7.939ha), as such is determined to be a standard lot. A review of the Noosa Plan 2020 allocates the site within the Rural
Zone and is affected by the Land Subject to Flood Hazard Overlay, Bushfire Hazard Overlay, Agricultural Land Overlay as
well as the Biodiversity Overlay. Shown within the most recent ariel imagery provided below, the development site identified
as containing a shed. The locality of the site is noted as containing a large rural lot of sites with dwelling houses and
outbuildings. Lake Cootharaba is located 200m east of the property.
Figure 1: Aerial Image of 1534 Louis Bazzo Dr, Cootharaba- Nearmaps (08/05/25)
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Figure 2: Subject Development Site- Aerial with cleared development area – Q1 Imagery (18 August 2026)
2.1.1 Access
As detailed by the image above and below the site currently has an existing gravel driveway entrance to the shed space, no
changes to the access are proposes as a result of the proposed new dwelling. The dwelling will access the site from the
existing driveway.
Louis Bazzo Drive is noted as a State Controlled Road on the Development Assessment Mapping System. The proposed
development will not require a referral as the site has an existing access that will not change as a result of the new dwelling.
The development is an “excluded material change of use” and will not trigger under Schedule 10, Subdivision 2, Table 4,
Planning Regulation 2017.
Figure 3: 1534 L0uis Bazzo Dr, Cootharaba – Google Street View (November 2024)
www.pplan.com.au | TEL 1300 185 347 | PO Box 340 Hamilton Central QLD 4007
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2.1.2 Vegetation The development is within a vegetated property. The site is constrained within the Agricultural Land Conservation Overlay as well as the Biodiversity- Environmental Protection Overlay. As part of this application an Ecological Assessment Report has been produced by ESC Consulting dated 16 October 2026. A partial area of the site has been cleared for the future development of the proposed dwelling as detailed within the Ecological Assessment. No further clearing of the site is proposed. 2.1.3 Topography The development site is relatively flat. From the southeast corner of the lot the dwelling rises from 1m AHD to the northwest frontage of 2m AHD. 2.1.4 Services The site is not connected to water or sewer, and the new development will need to provide services on-site. The proposal plans detail two (2) x 30,000 litre in ground concrete rainwater tank as well as HSTP system for the disposal of wastewater. A 10,000l dedicated water tank by owner for the purpose of bushfire proposed. Stormwater will be disposed of onsite and Power is available to the new dwelling and will be connected via a property pole that connects to the electricity infrastructure on Louis Bazzo Drive. 2.1.5 Constraints and Easements As detailed by the Noosa Plan 2020 this development site is noted as being constrained by several overlays, of including the Acid Sulfate Soils Overlay, Agricultural Land Overlay, Biodiversity, Waterways and Wetlands Overlay, Bushfire Hazard Overlay, and Flood Hazard Overlay. Assessments against the relevant Codes have been provided where they trigger for a dwelling house development being the Biodiversity, Waterways and Wetlands Overlay. A Bushfire Report is provided in support of the application and details BAL 12.5 for the construction of the dwelling. A Flood Report is provided for the dwelling and the habitable floor level required for the dwelling has been determined to be 3.5m AHD, the dwelling will have an FFL of 3.55m AHD. The development site is not burdened by any easements or covenants. 2.1.6 Site History There are no DA’s listed on Council’s DA tracker.
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In preparation for the construction of the proposed dwelling and ancillary structures approximately clearing of vegetation has
occurred on site. No additional clearing is anticipated for the development site as the clearing has been done to the full extent
for the location of the proposed dwelling.
www.pplan.com.au | TEL 1300 185 347 | PO Box 340 Hamilton Central QLD 4007
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3.0 PROPOSAL
3.1 Proposed Dwelling house
This proposal is seeking a Development Permit for a Material Change of Use for the construction of a dwelling at 1534 Louis
Bazzo Dr, Cootharaba or as it is formally identified Lot 1 RP162745 which includes vegetation removal and minor earthworks.
The proposal requires a Code Assessable Development Application due to the non-compliance against the Accepted Subject
to Requirement provisions for a dwelling within the Rural Zone and non-compliance with the Biodiversity, Waterways and
Wetlands Overlay (the assessment against this Overlay is contained within the Ecological Assessment Report). While not
triggered for a Dwelling, the Flood Engineer has provided an assessment against the Flood Overlay Code that is located inside
the Flood Report document.
The site has a frontage width of 251.63m and a depth of 343.18m, therefore resulting in a site area of 79,367m2. The proposed
dwelling will have five bedrooms, three bathrooms including one ensuite, an entertainment room, separate laundry, children’s
activity room, open meals, living and kitchen area, entry way, garage, as well as a grand outdoor living space. The dwelling
will be materialised with articulated face brickwork, James Hardie Sycon Linea 180mm cladding and a Colourbond corrugated
custom metal roofing pitched at 28 degrees.
Figure 4: Overall Site Plan- 1534 Louis Bazzo Drive, Cootharaba - Brighton Homes (26/06/2026)
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Figure 5: Site Plan- 1534 Louis Bazzo Drive, Cootharaba - Brighton Homes (26/06/2026) www.pplan.com.au | TEL 1300 185 347 | PO Box 340 Hamilton Central QLD 4007
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Figure 6: Ground Floor Plan- 1534 Louis Bazzo Drive, Cootharaba - Brighton Homes (26/06/2026)
Figure 7: Front Elevation- 1534 Louis Bazzo Drive, Cootharaba- Brighton Homes (26/06/2026)
Figure 8: Rear Elevation- 1534 Louis Bazzo Drive, Cootharaba- Brighton Homes (26/06/2026)
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Figure 9: Side Elevations - 1534 Louis Bazzo Drive, Cootharaba- Brighton Homes (26/06/2026) www.pplan.com.au | TEL 1300 185 347 | PO Box 340 Hamilton Central QLD 4007
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4.0 ASSESSMENT BENCHMARKS AND COMPLIANCE
In accordance with the Planning Act 2016, the application must be assessed against the following assessment benchmarks.
SEQ Regional Plan Triggers
SEQ Regional Plan land use categories
COASTAL PROTECTION
Coastal management district
Coastal area – erosion prone area
Coastal area – medium storm tide inundation area
Coastal area- high storm tide inundation area
WATER RESOURCES
Water resource planning area boundaries
South East Queensland Regional Plan NATIVE VEGETATION CLEARING
Regulated vegetation management map (Category A and B extract)
KOALA PRIORITY AREA
Koala Priority Area
KOALA HABITAT AREA
Core Koala Habitat area
STATE TRASPORT AREA
State- controlled road
AREAS WITHIN 25m OF A STATE TRANSPORT CORRIDOR
Ara within 25m of a State-controlled road.
AGRICULTURE
Agricultural Land Classification- Class A and B
BIODIVERSITY
MSES- High Ecological significance wetlands
MSES- Regulated vegetation (essential habitat)
MSES- Wildlife Habitat (koala habitat area- core)
MSES- Wildlife habitat (Endangered or vulnerable)
MSES- Regulated Vegetation (wetland)
COASTAL ENVIRONMENT
Coastal Management District
State Planning Policy
NATURAL HAZARDS RISK AND RESILIENCE
Flood Hazard area- local government flood mapping area
Medium storm tide inundation area
Bushfire prone area
Flood hazard area- level 1- Queensland floodplain assessment
overlay
High storm tide inundation area
Erosion prone area
TRANSPORT INFRASTRUCTURE
State control road
Temporary Local Planning Instruments Not applicable.
Variation Approval Not applicable.
Planning Scheme Noosa Plan 2020
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5.0 ASSESSMENT OF STATE PLANNING PROVISIONS
5.1 Planning Act 2016
The proposed development is Code Assessable under the provisions of the Planning Act 2016, as such requires and
assessment against all relevant assessment benchmarks to the full extent even where not integrated appropriately in the
Local Planning Scheme.
5.2 State Planning Policies
The Queensland Government’s interactive mapping system for State Planning Policies identifies the following flags for
assessment over the subject development site. As per section Part 2.1 of the Noosa Plan 2020, all aspects of the State
Planning Policy have been integrated into the Planning Scheme, except for Natural hazards, risk and resilience – coastal
hazards – in part. The development site is not within this area; therefore, no assessment is required under this Policy.
Figure 6: State Planning Policy Mapping for 1534 Louis Bazo Drive, Cootharaba – Dept. of State Development, Infrastructure & Planning
(21/10/2026)
www.pplan.com.au | TEL 1300 185 347 | PO Box 340 Hamilton Central QLD 4007
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5.3 State Referral Agencies The Queensland Government’s interactive mapping system for the State Referral Agencies identifies the following flags for referral relating to the subject development site. No referral is required for this application under Schedule 10 of the Planning Regulation 2017. Figure 7: Development Assessment Mapping for 1534 Louis Bazzo Drive, Cootharaba – Dept. of State Development, Infrastructure & Planning (21/10/2026)
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6.0 LOCAL PLANNING PROVISIONS
6.1 Defined Use
The proposed use is defined under the Noosa Plan 2020 as Dwelling House:
Dwelling house means a residential use of premises involving—
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 with either
dwelling.
6.2 Zone Code and Level of Assessment
The subject site is zoned Rural, works associated with a new Dwelling House in this zone is Accepted development subject
to requirements (ADSR):
Rural Zone Assessable development subject to requirements
Acceptable Outcomes AO7, AO8.3, AO8.4, AO10, AO11,
AO12, AO13 and AO15 of the Rural Zone Code.
Acceptable Outcomes AO2, AO3, AO5, AO6, AO7, AO8,
AO9, AO12, AO13, AO14, AO15, AO17, AO18, AO20,
AO21 and AO22 of the Low-Density Housing Code.
As part of the dwelling siting, there has been previous vegetation clearing of the site that does not meet the exempt provisions
listed within the Noosa Planning Scheme as apart of the categories of development and assessment for accepted
development.
6.3 Overlays
Under the Noosa Plan 2020, the following overlays are applicable to the subject site as follows:
Development Categories of development and Assessment benchmarks
assessment
Acid Sulfate Soils Overlay
All development Code Assessment Acid Sulfate Soils Overlay Code –
If:
a. within Area 1 as identified on an The proposed development involves only
Acid Sulfate Soils Overlay Map and minor earthworks that fall outside of the trigger
involving: in Area 1.
a. excavation of 100m3 or
more of material; or
b. filling of land with 500m3
or more of material; or
b. within Area 2 as identified on an
Acid Sulfate Soils Overlay Map and
involving excavation of 100m3 or
more of material at or below 5
metres AHD
Editor's note—refer to figure 5.9.1.1 for works
that may disturb acid sulfate soils and may
require assessment
Biodiversity, Waterways ad Wetlands Overlay
Material Change of Use Code Assessment Biodiversity, Waterways and Wetland Overlay
If involving Code
a) Clearing vegetation identified as an
area of biodiversity significance on
a biodiversity, Waterways and
Wetlands Overlay Map;
www.pplan.com.au | TEL 1300 185 347 | PO Box 340 Hamilton Central QLD 4007
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b) Clearing Vegetation on land
identified as riparian buffer area on
a Biodiversity, Waterways and
Wetlands Overlay Map; or
c) Development on that part of the
premises identified as riparian
buffer area on a Biodiversity
Bushfire Hazard Overlay
Material Change of Use Accepted Development Not Applicable
If for a Dwelling House
Flood Hazard Overlay
Not Applicable Accepted Development for a Dwelling House Not Applicable
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7.0 COMPLIANCE SUMMARY
The proposed dwelling is non-compliant with one of the Acceptable Outcomes prescribed by the Rural Zone Code. This has
been detailed below in a compliance summary for the proposal where assessment against the associated Performance
Outcome has been completed.
Rural Zone Code
Acceptable Outcome AO8.4(b) refers to setback to the Riparian Buffer shown on the Biodiversity, Waterway and Wetlands
Overlay maps being a distance that is greater than the width of the buffer area. The dwelling is located closer to the buffer
area than the width of the buffer.
Performance outcome PO8 is read as:
Notwithstanding that intensive rural activities may need greater separation distances, buildings and other structures are
appropriately sited and designed to:
a) avoid environmental harm or nuisance to sensitive land uses, including adverse impacts on amenity values, over
and above what could reasonably be expected in the rural zone;
b) avoid adverse impact on ecologically important areas including National Parks, watercourses, and wetlands;
c) mitigate risks associated with the use of chemicals or air pollutants; and
d) avoid conflict with rural uses and activities on adjoining properties.
The proposed development achieves PO8 in the following ways:
The proposed dwelling is set back ~137m from the Riparian Buffer located on the adjoining lot to the east which contains land
within Environmental Management Zone. An Ecological Assessment is provided and details the proposed development will
have no short term or long-term detrimental effects on the biodiversity of the locality including Lake Cootharaba and the
surrounding National Park. The domestic use of the site will not include chemicals or air pollutants and will not impact on any
“rural” uses in the locality.
Acceptable Outcome AO11.2 refers to natural vegetation being retained wherever possible. The site has been partially cleared
for the dwelling siting.
Performance outcome PO11 is read as:
Development does not have a significant adverse impact on the natural values of the site including through
a) Loss of biodiversity values, fauna habitat and fish passage;
b) Changes to natural drainage;
c) Disturbance to any wetland systems;
d) Erosion and the transport of sediments off site (including pollutants and other containments which would affect the
capacity of agricultural lands);
e) Worsening of landslide or fire risk;
www.pplan.com.au | TEL 1300 185 347 | PO Box 340 Hamilton Central QLD 4007
Page 18
f) On site effluent disposal;
g) Creation of dust and air pollutants;
h) Disturbance of buildings and features, including natural features, of cultural heritage significance.
The proposed development achieves PO11 in the following ways:
- An Ecological Assessment Report and Revegetation Plan is submitted in support of the proposed application that details
that the vegetation removal and new dwelling will not detrimentally affect any matters of Local, State or National
significance. The report makes a number of recommendations to ensure compliance with the PO
Biodiversity Waterways and Wetlands Overlay Code
Acceptable outcomes AO1.1 refers to the conservation of biodiversity of Noosa Shire, and AO1.2 refers to buildings and
structures being located within existing cleared areas of lowest ecological value, and AO1.3 refers to construction of a dwelling
house on land outside areas of biodiversity significance. The proposed dwelling is located within the mapped area on the
Overlay map.
Performance Outcome PO1 reads:
Development is sited and designed to protect the physical and ecological integrity and biodiversity of ecologically important
areas through protection of:
a) existing habitat areas and ecological linkages; and
b) existing riparian vegetation, waterways and wetland habitat values.
The proposed development achieves PO1 in the following ways:
An area of approximately 4,509m² has been cleared within the previously raised and modified portion of the Site (identified
as VC1 in FIGURE 3 of the Ecological Assessment Report) to accommodate the dwelling house and ancillary structures. This
clearing represents the full extent of vegetation removal required for the proposal. No additional clearing is anticipated, and
all remaining vegetation will be retained in its current condition. Refer to the detailed Tree Protection Plan provided at
APPENDIX F of the Ecological Assessment Report.
Acceptable outcomes AO3.1 refers to clearing of vegetation to be avoided. Vegetation clearing was prepared as part of the
development siting.
Performance Outcomes PO3 refers to the:
Development is designed and sited to manage adverse impacts on ecologically important areas by:
a) Minimising the total footprint within which all activities buildings structures, driveways and other work are
contained;
b) Locating development in existing cleared areas or areas of low ecological value over other areas to the greatest
extent possible; and
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c) Incorporating siting and design measures to protect and retain ecological values and ecosystem processes
within or adjacent to the development site; and
d) Where adverse impact has been minimised, any residual impacts n ecological values are compensated for
through suitable habitat replacement and replanting on site in the first instance or in a way that results in a net
gain and enhancement of the overall habitat values of Noosa Shire.
The proposed development achieves PO3 in the following ways:
The proposed development has been designed and sited to minimise its overall footprint, with all buildings, structures
and associated works contained entirely within the previously raised and modified clearing (VC1). No additional
vegetation removal is required, ensuring that existing habitat areas and ecological linkages remain intact. Access to the
new residence will be facilitated via an existing gravel driveway extending from Louis Bazzo Drive. Rehabilitation is
incorporated into the proposed development. A concept Rehabilitation Plan has been provided at APPENDIX F (of the
Ecological Assessment Report) which focuses on rehabilitation of the dam edges adjacent to the cleared area.
Acceptable outcomes AO5 refers to the design of the development to maintain ecological linkages.
Performance Outcome PO5 is read as:
Development is designed and operated to maintain and enhance connectivity between and across ecologically important
areas and connecting habitat and support unimpeded and safe movement of terrestrial and aquatic fauna.
The proposed development achieves PO5 in the following ways:
The proposed development has been designed and sited to minimise its overall footprint and will be contained entirely
within the previously raised and modified clearing (VC1). No additional vegetation removal is required, ensuring that
existing habitat areas and ecological linkages remain intact. Opportunities for fauna movement and dispersal will not be
impeded. Rehabilitation is incorporated into the proposed development. A concept Rehabilitation Plan has been provided
at APPENDIX F (of the Ecological Assessment Report) which focuses on rehabilitation of the dam edges adjacent to the
cleared area to enhance habitat values.
Acceptable outcome AO10.1 and AO10.2 refer to landscaping and rehabilitation of the site.
Performance Outcome PO10 reads as:
Development provides for ecologically important areas to be restored and enhanced through:
a) designing landscaped areas to complement and enhance existing vegetation and ecological linkages;
b) removing species likely to displace native flora species or degrade fauna habitat;
c) replanting and rehabilitating degraded habitat;
d) replacing any vegetation removed with suitable local native species;
e) providing for fauna habitat; and
f) avoiding the planting of pest plant species
www.pplan.com.au | TEL 1300 185 347 | PO Box 340 Hamilton Central QLD 4007
Page 20
The proposed development achieves PO10 in the following ways:
Rehabilitation is incorporated into the proposed development. A concept Rehabilitation Plan has been provided at
APPENDIX F (of the Ecological Assessment Report) which focuses on rehabilitation of the dam edges adjacent to the
cleared area to enhance habitat values.
Acceptable outcome AO11.1 and AO11.2 refer to koala habitat and protection on site.
Performance Outcome PO11 is read as:
Development is designed, constructed and operated to—
a) protect and enhance koalas and koala habitat and avoid adverse impacts;
b) provide measures to assist the survival of koala populations in the area to mitigate any potential threats or risk
to koalas; and
c) provide for safe and appropriate koala movement across the landscape.
The proposed development meets the Performance Outcome PO11 as follows:
The proposed development will be wholly sited within a previously cleared area (VC1). No additional clearing is
anticipated and the remainder of the property will be retained in its current state (refer to detailed Tree Protection
Plan at APPENDIX F of the Ecological Assessment Report).
If subsequent amendments to design or siting necessitate the removal of additional native vegetation, the following
mitigations are required to prevent potential impacts on fauna during vegetation clearing:
• A fauna spotter-catcher WILL be required to conduct a pre-clear survey and be present during clearing works;
and
• Sequential clearing with the presence of a koala spotter WILL be required for the clearing of NJKHTs in
accordance with Division 3, Part 3 of the Nature Conservation (Koala) Conservation Plan 2017.
It is also recommended that:
• Fauna friendly fencing in accordance with the Koala-sensitive Design Guideline (DES, 2022) be used if
perimeter fencing is to be replaced or erected; and
• Pet exclusion fencing be installed around the perimeter of the dwelling to prevent dog attacks on native fauna
(as required).
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8.0 SUMMARY AND RECOMMENDATION
This report accompanies an application seeking approval for a Development Permit for a Material Change of Use for a new
dwelling with associated vegetation clearing and minor earthworks at 1534 Louis Bazzo Drive Cootharaba or as it is formally
identified Lot 1 on RP162745. The proposal requires a Code Assessable Development Application for non-compliance with
the ADRS provisions of the Rural Zone Code and Performance Outcome requirements under the Biodiversity, Waterway and
Wetlands Overlay Code.
The proposed dwelling will be sited in an area where partial clearing of vegetation within the Biodiversity, Waterway and
Wetlands Overlay as well as minor earthworks have been undertaken to facilitate the siting of the new dwelling. It has been
demonstrated via a comprehensive Ecological Assessment Report, Bushfire Report, Flood Report and associated HSTP
design the proposed siting of the dwelling will have no detrimental impact on any local, State or national matter of ecological
significance where the dwelling is sited in accordance with the findings and recommendations of the supporting reports.
The proposed dwelling complies with the relevant aspects of the Noosa Plan 2020; therefore, warrants approval subject to
relevant and reasonable conditions.
www.pplan.com.au | TEL 1300 185 347 | PO Box 340 Hamilton Central QLD 4007
Page 22
APPENDIX 1
Refer to attached:
• Code Compliance Tables
• Supporting Reports and Plans
[OCR of page images]
APPENDIX 1
Refer to attached:
e Code Compliance Tables
e Supporting Reports and Plans
PPLAN
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P: 07 3069 5795 F: 07 3069 5760 A: Suite 2, 10 Hall Street, Chermside QLD PO Box 24, CHERMSIDE SOUTH, QLD 4032 P: 1300 185 347 A: Unit 28/67 Depot St BANYO PO Box 340, HAMILTON CENTRAL, QLD 4007
Used in these records
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