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Planning Report minor change 2021
proposal report
Minor Change to an existing Development Approval (TPC 1903 approved
for 25 Tourist Villas, 2 Managers Residences and a Community Hall) to
amend the approved layout and design
over Lot 0 on GTP1928 and Lot 2 on GTP1928 located at 396 Lake
Cooroibah Road, Cooroibah
Prepared For: Mr Brian Williams
Prepared: September 2021
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Prepared by:
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2019
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any
responsibility to, any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
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Contents
1.0 Summary ......................................................................................................................... 4
1.1 Development application details ................................................................................................. 4
1.2 Planning instrument details ......................................................................................................... 4
1.3 Referral agencies ........................................................................................................................ 5
2.0 Site details ....................................................................................................................... 6
2.1 Site description ........................................................................................................................... 6
2.2 Surrounding land uses ................................................................................................................. 9
2.3 Existing Approvals…………………..………………………………….…………………………………….………………………….9
3.0 Proposed development details ....................................................................................... 11
4.0 Planning assessment ...................................................................................................... 14
4.1 Pre-lodgement .......................................................................................................................... 14
4.2 Minor Change ............................................................................... Error! Bookmark not defined.14
4.3 Planning Requirements ............................................................................................................. 14
5.0 Conclusion .................................................................................................................... 24
6.0 Appendices ................................................................................................................... 25
Appendix A – Proposal plans
Appendix B – Swale and carparking design
Appendix C – Stormwater Management
Appendix D – Bushfire Hazard Assessment
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1.0 Summary
1.1 Development application details
Type of approval sought: Change to existing approval TPC1903 to amend layout and
cabin style
Site address: 396 Lake Cooroibah Road, Lake Cooroibah, 4565
Real property description: Lot 0 and Lot 2 on GTP1928
Site area: 12300m2 and 15950m2
Assessment manager: Noosa Council
Owner details: Mr Brian Williams
Applicant details: Mr Brian Williams C/ Martoo Consulting
1.2 Planning instrument details
State planning policy: Biodiversity (MSES)
Natural Hazards and Risk and Resilience (flood hazard,
bushfire prone
Koala Priority Area
Koala Habitat Area
Regional plan: SEQ Regional Plan 2017
Designation: Rural Living Area
Planning scheme: Noosa Plan 2020
Existing approval: TPC1903 – 25 Tourist Villas, 2 Managers Residences and a
Community Hall
Zone: Rural Residential
Level of assessment: Minor change - code
Applicable overlays: Acid Sulfate Soils Overlay
Biodiversity, waterways and wetlands Overlay
Bushfire Hazard Overlay
Flood Hazard Overlay
Koala Habitat Area
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1.3 Referral agencies
Referral requirement Referral agency and role
Koala Habitat Area Referral not required as no clearing of mapped
vegetation proposed.
Native Vegetation Referral not required as site under 5 hectares in
area.
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2.0 Site details
2.1 Site description
The subject site is located within an existing community titles scheme known as Lakelands Resort
situated at 396 Lake Cooroibah Road, Cooroibah. The community title scheme currently comprises
two lots and common property. Lot 1 has frontage to Lake Cooroibah and currently contains an
existing dwelling and 2 cabins in a vegetated setting.
Lot 2 is currently vacant with vegetation generally restricted to the edges of the site. This
application relates to changes proposed to occur only on Lot 2.
Lot 0 previously included a shed, rainwater tank and treatment plant for the site at the front of the
site for the development however the shed was lost in the 2020 bushfires.
Access to the site is from an existing unsealed driveway located along the eastern boundary. The
site is gently undulating and slopes down from the road frontage to the lake front.
Table 1: Site description
Site Description
characteristic
Existing use Lot 0: common property – vacant
Lot 1: existing dwelling and two cabins (Not part of the application)
Lot 2: temporary aravan and sheds used by owner
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Frontage and Site has 40 metre frontage to Lake Cooroibah Road from which all access is
access obtained. Existing access to Lot 1 extends down eastern boundary of the site.
Topography and Site is relatively level and slopes from the road frontage down to the Lake
views Cooroibah frontage.
Existing vegetation Site includes native Eucalypt species with some exotic species around the
existing dwelling on Lot 1.
Existing waterways The site adjoins Lake Cooroibah to the south east.
Figure 1: Site Identification Source: DA Mapping System
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Figure 2: satellite view and site identification Source: Noosa Council mapping
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2.2 Surrounding land uses
The site is located in an area that is characterised by rural residential lots with dwellings in a
vegetated setting.
Table 2: Surrounding land uses
Surrounding land uses
North Opposite the site - National Park
South Lake Cooroibah
East Dwelling on Rural Residential Lot and accommodation buildings
West Dwelling on Rural Residential Lot
2.3 Existing Approvals
The site was approved 21st October 1987 by Noosa Council for 25 Tourist Villas, 2 Managers’
Residences and a Community Hall. A number of conditions were imposed including a maximum
gross floor area of the villas of 100m2, side boundary setbacks and effluent disposal requirements.
A copy of this original approved plan is detailed in Figure 3 below.
Figure 3: Original Approval
In 2007, the owner of the site applied to Council to change the approved plans however, after
negotiation with Council, the application was withdrawn and Council determined under an
Infrastructure Agreement that the submitted plans were generally in accordance with the approval.
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A copy of these plans are included in Figure 4 below.
Figure 4: Infrastructure Agreement - Generally in Accordance Plans
In April 2019, an application for a minor change to the approval and an application for operational
works were lodged with Council. The minor change application was returned due to proposed
works in the common property and the Operational works application was refused due to lack of
information.
The applicant met with Council officers on 16th September 2021 where revised plans and
engineering information were discussed. Council advised the applicant to lodge a minor change
application and amendment to the infrastructure agreement.
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3.0 Proposed development details
The owner of Lot 2 seeks approval to change the existing approved plan to provide for a more
appropriate and responsive layout for the site. The main change is the style of cabins proposed for
the site which now includes a glamping tent style of accommodation rather than the previously
approved cabin.
Original cabin design:
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Proposed Changes - Glamping style cabin
As detailed by the figures above, the cabins have been altered to reflect a more environmentally
sustainable form of accommodation through the use of glamping tents for the site. The glamping
tents comprise insulated canvas walls and ceilings and are located on a solid timber platform base
constructed above ground.
The Managers Residence has also been altered and comprises a single level three bedroom
dwelling with and office for reception.
In summary the changes proposed relate to the cabins and facilities approved on Lot 2 and
include:
Approved timber cabins to be replaced with glamping tents comprising canvas walls and
solid timber platform base;
Two storey community facility building replaced with single storey building;
Cabin location altered to be focus around central oval;
Swimming pool;
Revised carparking area at front of site reduces vehicle use further across the site; and
All stormwater treated on lot 2.
The following documents are included in support of the application:
Attachment A provides a copy of the proposal plan detailing the proposed changes.
Attachment B provides details of the proposed swale and carparking design
Attachment C provides a stormwater management plan for the proposal
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Attachment D provides a Bushfire Hazard Assessment.
The applicant also advises that he is also willing to alter the Infrastructure agreement as requested
in the pre-lodgement meeting.
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4.0 Planning assessment
4.1 Pre-lodgement
The applicant has had a number of meetings with Council officers concerning the proposed
changes to the development approval. This current minor change application is the result of the
most recent meeting in September 2021. As demonstrated on the plans, all changes and new
infrastructure (including stormwater) are located on Lot 2 with rebuilding of facilities (shed and
effluent disposal) destroyed by the 2020 fires to occur at the front of the site.
4.2 Minor Change
The applicant seeks to make a minor change to the existing development approval under Section
78 of Planning Act 2016. An application for a minor change to a development approval can only be
made in circumstances where a change would constitute a ‘minor change’.
The proposed change to the development approval as requested by the applicant is determined to
constitute a minor change in accordance with the definition under the Planning Act as detailed
below:
Minor change means a change that –
a) For a development application -
(i) does not result in substantially different development;
A comparison of the proposed changes against the requirements detailed in the DA Rules for a
change that is substantially different are detailed below:
involves a new use; - No new uses proposed on site.
results in the application applying to a new parcel of land; - No new parcel of land
included as part of the application.
dramatically changes the built form in terms of scale, bulk and appearance; - The
existing approval details 19 tourist villas/cabins on Lot 2 and 6 tourist villas/cabins on
Lot 1. No changes are proposed to the number of cabins on the site and further the
size of the cabins is proposed to be reduced from 100m2 to be approximately 60m2.
The proposed changes therefore do not dramatically change the built form and provide
a design that is more suited to the character of the area.
changes the ability of the proposed development to operate as intended; – the
proposed changes to the style and design of the cabins and reduction in built form
does not impact on the operation of the site.
removes a component that is integral to the operation of the development; - No
components removed. Changes relate to design of the buildings on site and overall
layout
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significantly impacts on traffic flow and the transport network, such as increasing traffic
to the site; - No change to traffic flow or transport network as numbers of approved
cabins maintained.
introduces new impacts or increase the severity of known impacts; - No new uses
proposed on the site and the proposed alterations to the design and layout provide a
smaller built form across the site.
One pool is detailed as part of the changes to the plans. The pools is ancillary to the
proposed use and located to the centre of the site away from adjoining properties and
will not impact on surrounding areas. The impacts of construction of the pools are
minimal and able to managed as part of operational works applications.
removes an incentive or offset component that would have balanced a negative impact
of the development; - No components removed.
impacts on infrastructure provisions.- No impact.
The proposed changes to the layout and design are considered to be a minor change.
(ii) if a development application for the development, including the change, were made
when the change application is made would not cause—
(A) the inclusion of prohibited development in the application; - No prohibited
development proposed as part of the changes.
(B) referral to a referral agency, other than to the chief executive, if there were no
referral agencies for the development application; - It is noted that the site is now
mapped as containing remnant vegetation which requires referral to the State where
vegetation is being cleared. No existing vegetation is to be removed and the site is
below the minimum trigger requirements and therefore no referral is required.
The site is mapped as Koala Habitat Area however no vegetation is to be cleared or
located in this area and no referral required.
(C) referral to extra referral agencies, other than to the chief executive; - No referral as
detailed above.
(D) a referral agency, in assessing the application under section 55(2), to assess the
application against, or have regard to, a matter, other than a matter the referral
agency must have assessed the application against, or had regard to, when the
application was made; - No referral as detailed above.
(E) public notification if public notification was not required for the development
application. – No change to assessment level.
4.3 Planning Requirements
Section 81 of the Planning Act states that in assessing a minor change to a development approval
the responsible entity must consider the statutory instrument or other document in effect when the
development application for the development approval was properly made.
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The original application appears to have been lodged and approved under the 1985 Schedule to
the Planning Scheme. The 1985 Schedule provides limited assessment benchmarks for tourist
accommodation in the area and the proposed changes to do not alter the approved use of the site.
The proposed changes are considered to be consistent with the original approval.
The Noosa Plan 2020 provides the site with a Rural Residential zoning. The proposed use of the
site for tourist cabins could be defined under the Noosa Plan 2020 as Nature Based Tourism or
Short term accommodation defined below:
Nature Based Tourism- Means the use of premises for a tourism activity, including
accommodation for tourists, for the appreciation, conservation or interpretation of:
a) an area of environmental, cultural or heritage value: or
b) a local ecosystem; or
c) the natural environment.
Short term accommodation
(a) means the use of premises for
(i) providing accommodation of less than three (3) consecutive months to tourists or
travellers; or
(ii) a manager’s residence, office, or recreation facilities for the exclusive use of guests,
if the use is ancillary to the use in subparagraph (a); but
(b) does not include a hotel, nature-based tourism, resort complex or tourist park
The table of assessment for the Rural Residential zone details that Nature Based Tourism and
Short term accommodation are consistent, impact assessable uses in the zone.
The proposed changes have been compared to the provisions of the Noosa Plan 2020 and are
generally consistent with the requirements of the plan. The purpose of the Rural Residential zone
is to provide for residential uses and activities on large lots and the proposal has been reviewed
against the code and complies with built form provisions and setbacks. The proposal does not
meet the acceptable outcomes of the code in relation to being subordinate to a domestic use
(AO1.3) however is considered to comply with the performance outcomes as detailed below :
Role and Function
Performance Outcomes Acceptable Outcomes Proposal Response
PO1 AO1.1
Development provides for low density, Development other than a dwelling The applicant is seeking approval to
semi-rural living as well as compatible house is inconspicuous and presents change an existing approval which
work from home opportunities, as a dwelling house. allows for visitor accommodation on
primary production and small the site. The proposed changes are
scale visitor accommodation, on large AO1.2 considered to provide a less intrusive
allotments with varying levels of The dwelling house may include form of development in the form of
services. one secondary dwelling with a ‘glamping tents’ that are lightweight
maximum gross floor area of and smaller than the approved cabins
65m2 and no more than two and located in the cleared areas of the
bedrooms. site.
AO1.3
Any business operated
on site including accommodation is
subordinate to the use of the premises
for a domestic residence.
PO2 AO2
Development does not result in the A distance of not less than 100 metres Not applicable – premises not within
diminished productive capacity of rural is provided between a sensitive land 100m of rural zoned land
activities on adjacent or nearby use and land within the Rural zone
properties. that:
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(i) is mapped as Agricultural Land
Conservation Area on
the Agricultural Land Overlay
maps in Schedule 2; and
(ii) has a property area greater than 4
hectares.
PO3 AO3
With the exception of one dwelling Only the residents of a dwelling Complies - short term accommodation
house or a community residence, any house or community residence reside proposed.
accommodation is limited to use by on the property for any period greater
short-term guests. than three consecutive months.
PO4
Visitor accommodation: No acceptable outcome provided Complies – accommodation
consistent with the existing approval
(i) is at a scale and density that that has commenced on site which
protects the environmental and provides for cabins on lot 1.
lifestyle values of the land; and
(ii) does not detract from the rural The proposed accommodation is
residential character and amenity located in an area that has been
of adjoining properties. cleared and identified for development
since the issue of the approval in
1987.
The proposed accommodation
provides substantial landscaped
setbacks to the street and adjoining
lots and will not readily visible to
surrounding sites.
The proposed changes provide
smaller and more lightweight
structures on the site.
The proposed use is able to be classed as Short Term Accommodation under the Noosa Plan
2020. The Visitor Accommodation Code is the most relevant code in assessing Short Term
Accommodation under the Noosa Plan 2020 and is reviewed below:
Role and Function
Performance Outcomes Acceptable Outcomes Proposal Response
PO1 AO1.1
Visitor accommodation is located such Visitor accommodation is not located Complies
that it avoids conflicts with nearby within:
land uses.
a) 150 metres of land within
the Low impact industry zone;
b) 200 metres of land within
the Medium impact industry zone;
c) the designated separation area
of a Key Resource Area;
d) 250 metres of an intensive
animal industry, intensive
horticulture use or rural industry; or
e) 100 metres of agricultural
operations on adjoining premises.
Editor’s Note— Key Resource Areas
and separation areas are shown on
the Extractive Resources Overlay
Map
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AO1.2
Visitor accommodation is not within Complies
100 metres of an educational
establishment or childcare centre.
PO2 AO2.1
Development is located on a site with Within the urban boundaries, Not applicable - not within the urban
an area sufficient to accommodate the the site of a tourist park has a boundaries.
use without detracting from the minimum area of 8,000m².
character and amenity of the local
area. AO2.2 Not applicable not in the rural zone.
In the Rural zone the site used for
a tourist park has a minimum area of
10 hectares.
AO2.3 Application is for a minor change to an
In the Rural zone or Rural existing approval that has
Residential zone the site used commenced on the site. The entire
for Nature-based tourism or short- site the subject of the original
term accommodation has a minimum approval has an area of 4.06 hectares
area of 4 hectares.
PO3
Development has a scale and density No acceptable outcome provided The application is for a minor change
that is compatible with the intent of the to an existing approval that will
zone and the preferred character for provide a more appropriate built form
the local area in which it is located. of development for the area. The
development is consistent with the
existing short term accommodation on
lot 1 .
PO4 AO4.1
Visitor accommodation is located such Accommodation adjacent to or within Not applicable.
that it preserves the safety of guests 50 metres of an existing
and does not impact on the function of electricity substation incorporates
infrastructure including: noise attenuation measures to
mitigate noise impacts.
a) the major road network;
b) the North Coast railway line; AO4.2 Complies
c) existing and future electricity Buildings and structures (including
supply infrastructure; and swimming pools, sheds, tennis courts
d) water supply and waste and outbuildings) are not constructed
water treatment. under overhead electricity
transmission lines, or within electricity
easements.
AO4.3 Not applicable
Accommodation
a) within a designated transport
noise corridor; or
b) within 100 metres of an existing
electricity substation—
(i) incorporates noise
attenuation measures to
mitigate noise impacts and;
(ii) guests are not
accommodated in lightweight
shelters (such as tents, yurts,
recreational vehicles, or
relocatable dwellings).
Editor’s Note— The State Planning
Policy Interactive Mapping System
can be used to find out if a property is
located in a designated transport
noise corridor or close to electricity
infrastructure.
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AO4.4
Accommodation within a water Not applicable – not in water
catchment area relies on catchment area. No clearing
minimal clearing of natural vegetation, proposed.
earthworks, and movement of
sediments or nutrients from
the site and any on-site disposal of
effluent is to a secondary treatment
standard.
Editor’s Note— The water supply
buffer area is shown on the Regional
Infrastructure Overlay Maps.
AO4.5
PO5
Walkways, carparks and publicly No acceptable outcome provided Complies – walkways and carparking
accessible facilities, including toilets, areas will be visible to the surrounding
and bicycle racks are located and areas.
designed to allow casual surveillance
by other persons.
PO6
Pathways allow clear sightlines in all No acceptable outcome provided Proposal able to comply
directions.
PO7
Adequate lighting is provided No acceptable outcome provided Proposal able to comply
to building entrances, carparks and
pedestrian routes.
PO8 AO8.1
Buildings and outdoor spaces are For accommodation consisting of Complies – office located at front of
designed to allow for natural multiple lettable tenancies the office or premises.
surveillance without adversely reception area:
impacting the privacy of guests or
neighbouring premises. a) is located at the front of
the site or is easily identified from
the street; and
b) enables surveillance of entry
points.
AO8.2 Complies - walkways provided to
The entry points to accommodation individual sites.
are clearly identifiable and accessible
from the car parking areas and
pathways without passing
through private open space areas.
AO8.3 Landscaping provided between units.
Accommodation is sited so as not to
overlook the living areas of
neighbouring premises.
Landscaping
PO9 AO9.1 Not applicable. Not in an urban
Adequate landscaped area: Within urban boundary a minimum of boundary.
30% of the site, inclusive of any buffer
a) is provided for the benefit of or setback areas, is developed and
guests; maintained as landscaped area for the
b) contributes to establishing an benefit of occupants, excluding mixed
attractive and safe streetscape; use buildings with non-residential
and uses fronting Gympie Terrace or
c) protects the amenity and privacy Thomas Street Noosaville, or Duke
of adjoining residents. Street, Sunshine Beach where a
minimum of 10% is required.
AO9.2
A landscaped area is provided and
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maintained within the site for a
minimum width of:
a) for a mixed use building with Not applicable
non-residential uses fronting
Gympie Terrace or Thomas Street,
Noosaville:
i 1 metre adjacent to a
road frontage; and
ii 2 metres adjacent to the rear
property boundary; or
b) for a mixed use building with
non-residential uses fronting Duke Not applicable
St, Sunshine Beach:
i 2 metres to the rear property
boundary; or
c) unless otherwise specified
above:
I. 3 metres adjacent to a
road frontage; and Complies
II. 2 metres adjacent to side
and rear property boundaries.
Vehicles
PO10 AO10 Not applicable
The operation of visitor Where adjoining properties in the Low
accommodation avoids the parking of Density Residential or Medium
buses within low level residential Density Residential zones and located
streets. on a local road as defined on the road
network hierarchy, the use does not
involve parking of buses including
4WD buses, exceeding either a 20
seat capacity or 8 tonne gross vehicle
mass on or around the site.
PO11 AO11.1
Safe vehicular access is provided to Visitor Accommodation is directly Complies – Lake Cooroibah Road is
and from the site without adversely accessible from a sealed road or a sealed.
impacting on the safety of the road good standard gravelled road.
network.
AO11.2 Complies - Lake Cooroibah Road is
Visitor accommodation does not gain 60klm in the vicinity of the site.
direct access from part of the major
road network which has a legal speed
limit of 90 kilometres per hour or
above.
AO11.3 Complies - all vehicle manoeuvring is
Where: located on site.
a. the site gains access from
part of the major road network; or
b. more than 10 guests are
accommodated—
vehicle manoeuvring areas are
provided on site such that vehicles
enter and leave the site in a forward
gear.
PO12 AO12.1
Sufficient on-site car parking is Visitor car parking spaces are: Complies
provided to accommodate the number
and type of vehicles likely to be a) accessible at all times;
generated by the visitor b) not located behind locked
accommodation having regard to the gates; and
number of guests, staff or visitors. c) not located in tandem with a
garage or other car parking
space
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AO12.2
Short term parking is provided near Complies
the office to allow for check-in and
check-out.
Editor’s Note— the rate of car
parking required is addressed in Part
9.4.1 Driveways and Parking Code
PO13 AO13.1
Visitor accommodation is provided Visitor accommodation is: Proposal able to comply. Effluent
with a level of infrastructure and disposal system located at front of
services that: a) connected to the reticulated sewer site.
infrastructure network; or
a) is appropriate to its location and b) where not located in a sewered
setting; area, the premises are connected
b) maintains environmental and to an onsite effluent treatment and
public health; and disposal system.
c) is commensurate with the needs of
users. Editor’s Note—the Plumbing and
Drainage Act 2003 sets outs
requirements for on-site effluent
treatment and disposal.
AO13.2 Complies. Each cabin will have its
Visitor accommodation is: own water tank.
a) connected to the reticulated
water supply infrastructure
network; or
b) where reticulated water supply is
not available, provided with an
alternative drinking water supply
source (e.g. rainwater) that
complies with the Australian
Drinking Water Guidelines
(NHMRC,2011)
O22
Except where in the form of a serviced No acceptable outcome provided Complies - Self-contained cabins to
apartment or hotel room the short be converted to self-contained
term accommodation use is provided ‘glamping tents’.
with sufficient kitchen, dining, laundry
and common room facilities to
accommodate the needs
of visitors and resident staff.
PO23 AO23.1
In mixed use developments, buildings Mixed use building formats ensure: Not applicable – not a mixed use
are designed and uses operated to development.
ensure resident guests: a) separate identifiable, well lit and
a) are not unduly impacted by safe
business or entertainment pedestrian access to building ent
activities; ries and units;
b) are afforded a high level of privacy b) private accommodation
and security; and residential spaces are clearly
c) have access to a reasonable level defined by using features such
of private outdoor living space. as low walls, changes in surface
texture or other landscape
treatments; and
c) business or entertainment
customers and patrons do not
have access to areas that are
intended for the exclusive use of
resident guests.
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AO23.2 Complies – each glamping tent has as
Accommodation units are provided access to balcony.
with private open space or
a balcony directly accessible from a
habitable room that:
(i) is a minimum area of 6m²;
(ii) has a minimum dimension of 2
metres; and
(iii) does not accommodate air
conditioning units.
PO24 AO24.1
Development facilitates the security of Walkways, car parks and publicly Complies - all facilities are located
people and property having regard to: accessible facilities, including toilets, around a central area that provides
and bicycle racks are located and excellent casual surveillance.
a) opportunities for casual designed to allow casual surveillance
surveillance and sight lines; by other persons.
b) exterior building design that
promotes safety; AO24.2 Proposal able to comply
c) adequate lighting; Pathways allow clear sightlines in all
d) appropriate signage and directions.
wayfinding; and
e) building entrances, loading and AO24.3 Low level lighting to provided.
storage areas that are well lit Adequate lighting is provided
and lockable after hours. to building entrances, car parks and
pedestrian routes.
AO24.4 Proposal able to comply.
The property, including service areas
can be secured at night time.
Editor’s Note— Applicants may find
useful guidance in the Queensland
Government’s Crime Prevention
through Environmental Design
Guidelines for Queensland.
The proposed changes maintain the existing approved visitor accommodation in a rural setting with
smaller glamping tents that provide a more low key and natural experience than that previously
approved.
The site is affected by the following Overlay maps:
Acid Sulfate Soils
Biodiversity, Waterways and Wetlands
Bushfire Hazard
Flood Hazard
The most relevant Overlay mapping for the site is detailed in the table below:
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proposal report
Overlay Proposed Changes Application
Biodiversity, waterways and wetlands No clearing of existing vegetation is proposed as part of
this application.
The existing approval includes structures within the
Riparian Buffer Area and the applicant intends to retain
structures in this area.
The revised layout locates the glamping tents in the cleared
areas of the site away from environmental corridors and
existing watercourses.
A landscape plan will be submitted as part of any
operational works application.
Bushifre Hazard The site is mapped as being located in a High Potential
Bushfire Intensity Area and Potential Impact buffer. The
applicant engaged Rob Friend & Associates to review the
revised proposal and prepare a Bushfire Hazard
Assessment for the site (refer Attachment D). The
assessment concludes that the site would be more
appropriately described as being located in a bushfire
buffer area and that the use is appropriate subject to
rainforest plantings and the preparation of a management
plan for the site.
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5.0 Conclusion
The above minor change application has been submitted to the Noosa Council as the Assessment
Manager of the application under the Planning Act 2016. The changes include alterations to the
approved layout of the Tourist Villas as well as alterations to the built form which provide a lesser
impact on the area. The proposed changes are considered to be a minor change in accordance
with the Act and provide for tourist accommodation in a bushland setting. Councils support for the
application is requested.
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8.0 Appendices – attached separately
Appendix A Proposal Plans
Appendix B Swale and car parking design
Appendix C Stormwater Management
Appendix D Bushfire Hazard Assessment
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