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Town Planning Assessment Report
Attached to the e-mail Operational Works Application - DA Form 1 - Town Planning Report - Global Stability Assessment Report - Earthworks Compaction Report - Erosion and Sediment Control Plan - 36 Tunba Court Cooroy Mountain.
Mur
Town Planning
Assessment Report
36 Tunba Court, Cooroy Mountain
Development Permit for Operational Work - Filling and Excavation.
December 2021
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Table of Contents
1. SITE AND APPLICATION SUMMARY ................................................................................................................ 3
2. PROPOSAL.............................................................................................................................................................................. 3
3. BACKGROUND.................................................................................................................................................................. 6
4. SITE DETAILS ........................................................................................................................................................................ 6
4.1. SITE DESCRIPTION ....................................................................................................................................................... 6
5. ASSESSMENT REQUIREMENTS............................................................................................................................... 7
5.1. FRAMEWORK FOR ASSESSMENT .............................................................................................................................. 7
5.2. ASSESSMENT BENCHMARKS RELATED TO THE PLANNING REGULATION 2017 .................................. 8
6. THE NOOSA PLAN .......................................................................................................................................................... 8
6.1. DEFINITIONS .................................................................................................................................................................. 8
6.2. LEVEL OF ASSESSMENT AND ASSESSMENT BENCHMARKS ........................................................................... 8
6.1. ASSESSMENT AGAINST KEY BENCHMARKS .......................................................................................................... 8
7. CONCLUSION ................................................................................................................................................................. 13
Appendices
Appendix A Proposal Plans
Appendix B Global Stability Assessment Report
Appendix C Earthworks Compaction Report
Appendix D Erosion and Sediment Control Plan
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1. Site and Application Summary
Applicant
Applicant: Geoff Hussin C/- Brennan Planning Pty Ltd
Contact Details: Marcus Brennan
Mob: 0423 952 928
Email: [email protected]
Registered Landowner(s): Geoff Hussin
Application
Development Permit for Operational Works - Filling and
Development Application:
Excavation
Level of Assessment: Code Assessable
Referral Agencies: Nil
SEQRP: Regional Landscape and Rural Production Area
Subject Site
Address: 36 Tunba Court, Cooroy Mountain
Lot Description: Lot 13 on SP133492
Area: 9.426ha
Easement(s): Yes - Electricity Infrastructure
Covenants Nil
Local Plan Area: Nil
Zone: Rural Zone
Applicable Overlays: + Landslide Hazard Overlay
- Moderate hazard area
2. Proposal
The proposal involves retrospective approval and rectification works for filling and excavation that has
occurred at the premises for the purpose of a shed pad.
The pad has been position in the south east corner of the site and has a finished surface level of
approximately RL134.5 to 134.
The existing earthworks for the pad level provide a maximum cut of approximately 3.2m and a maximum fill
of approximately 2.3m relative to the natural ground surface as detailed in Figures 1 and 2 below.
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Figure 1 - Topographic plan of existing earthworks for shed pad
Figure 2 - Section plan of existing earthworks for shed pad
Some further rectification works will be carried to both the batters of the upslope and downslope to achieve
a Factor of Safety of 1.5.
To the cut batter, this will involve providing a 2m wide bench where the existing cut batter height exceeds
4m. The lower batter is to be no higher than 4m and the upper batter is to be no higher than 3.5m. Both
batters are to be no steeper than 380 in slope angle, and are to be separated by a bench with a minimum
width of 2m.
To the fill batter, this will involve flattening of the existing fill batter to 2.5H:1V
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Figures 1c and Figure 2a of the Global Stability Assessment report provided at Appendix B and as detailed
in Figures 3 and 4 below illustrate the extent of the proposed work.
Figure 3 - Benched Cut Batter
Figure 4 - Flattened Fill Batter
Please refer to Appendix A – Proposal Plans for further details.
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3. Background
Noosa Council online application search system reveals the following application applying over the land:
Application Submitted
Details Stage/Decision
Number Date
Repair & Rebuild - Storage Shed With Awning -
PC21/1488 19/08/2021 Approved
36 Tunba Ct COOROY MOUNTAIN
Proposed Horse Facilities (Covered Arena,
Stables, Wash Bay, Storage, Office, Verandah,
PC20/1037 25/10/2019 Approved
Tack and Feed Rooms) - 36 Tunba Ct
COOROY MOUNTAIN
36 Tunba Court Cooroy Mountain - Earthworks,
Development
OPW19/0228 15/10/2019 Landscaping & Clearing Vegetation - Cavalier
Permit
Engineering Pty Ltd
112008.404 07/03/2008 20080404 Swimming Pool Finalised
112007.449 12/03/2007 20070449 Addition Finalised
112003.12241 31/10/2003 20032241 FARM SHED Finalised
4. Site Details
4.1. Site Description
The subject site is located at 36 Tunba Street, Cooroy Mountain described as Lot 36 on RP133492.
The site has a total area of 9.462ha, is irregular in shape, and has a frontage width of 66m to Tunba Court to
the north.
A dwelling house and associated structures is located in the southern portion of the site. Access to the
dwelling is achieve via a long driveway from Tunba Court.
The topography of the site varies, with it generally sloping downhill to the north away from a high point
adjacent to the western boundary at RL165. The low point of the site is positioned in the northern portion of
the site at RL107.
A waterway commences on the site adjacent to its western boundary and runs downhill in a north westerly
direction.
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Figure 3 – Aerial photograph (2019)
5. Assessment Requirements
5.1. Framework for Assessment
Categorising Instruments for Statutory Assessment
In accordance with Section 43 of the Planning Act 2016, the following categorising instruments may contain
assessment benchmarks applicable to development applications:
• the Planning Regulation 2017
• the Planning Scheme for the local government area
• any temporary local planning instrument
• any variation approval
Of these, the planning instruments relevant to this application are discussed below:
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5.2. Assessment Benchmarks Related to the Planning Regulation 2017
Part E of the State Planning Policy
The current State Planning Policy (SPP) commenced on 3 July 2017. The applicable State interests relating
to development assessment are set out in Part E of the document and are under five broad themes. The
assessment benchmarks of the SPP Part E that are relevant to the development proposal are consistent
with the current provisions of the Planning Scheme and would not warrant further assessment.
Schedule 10 of the Regulation
The proposal does not trigger referral to any agencies or assessment against any of the benchmarks
contained with Schedule 10 of the regulation.
6. The Noosa Plan
6.1. Definitions
The Noosa Plan 2020 defines operational work to have the meaning as the Planning Act 2016, being:
“operational work means work, other than building work or plumbing or drainage work, in, on, over or under
premises that materially affects premises or the use of premises.”
Consequently, the subject earthworks relating to excavation and filling would constitute operational work in
accordance with the definition under the planning scheme and Planning Act 2016 .
6.2. Level of Assessment and Assessment Benchmarks
Table 5.8.3 - Operational Work - Excavation and Filling
Pursuant to Table 5.8.3 of the Noosa Plan 2020, the proposed buildings works are accepted development
subject to requirements where:
Excavation or filling of land not associated with material change of use if involving 100m³ or less of material.
However, the subject earthworks involve in excess of 100m3 of excavation and filling and are consequently
code assessable against the following codes:
+ Earthworks Code
+ Water Quality and Drainage Code
6.1. Assessment against key benchmarks
An assessment against the key outcomes contained within the applicable codes is provided in Table 6.1.1
below:
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Table 6.1.1 - Assessment against key benchmarks
Earthworks Code
Performance Outcomes Acceptable Outcomes Compliance
Drainage AO1 AO1 - Complies
PO1 Filled or excavated areas have a The proposed earthworks are in a
Finished surface levels ensure land minimum gradient of 0.5% and drain rural environment. They will be free
is free draining. to Council’s stormwater infrastructure draining and achieve a minimum
where available, or where stormwater gradient of 0.5%.
infrastructure is not available, toward
the street.
Hydraulics No acceptable outcome provided PO2 - Complies
PO2 The proposed earthworks will not
Change to the levels on site do not cause adverse impacts to the
have an adverse impact on the flooding and drainage
flooding and drainage characteristics off-site.
characteristics off-site.
Geotechnical considerations AO3.1 AO3.1 - Complies
PO3 Filling works are undertaken in Filling works have been
Earthworks do not result in accordance with Council’s Planning undertaken in accordance with
geotechnical instability on-site or to Scheme Policy PSP6 Engineering PSP6 including that:
nearby premises. design standards - roads, drainage + they have been supervised by a
and earthworks. geotechnical engineer to ensure
an appropriate compaction rate;
AO3.2 + an erosion and sediment control
Where the filling is for residential, management plan has been
commercial or industrial purposes the established to ensure that no
works comply with Australian sedimentation occurs
Standard - Guidelines for earthworks downstream; and
on commercial & residential + the works have been monitored
development. by Aussie Environmental.
Local amenity
PO4 AO4.1 AO4.1 - Complies
Undertaking earthworks does not The following control measures are Appropriate control measures
adversely impact on the amenity of implemented— have been implemented by Aussie
the local area by way of dust, noise a) regular water spraying of Environmental to ensure that the
or visual amenity. exposed areas to suppress dust; works will not result in dust or other
b) provision of dust stabilised or nuisance issues.
sealed internal roads;
c) protective covering of exposed
areas that are left for more than 2
weeks; and
d) unless a development permit
provides otherwise, disturbed
areas are revegetated using
species identified in Council's
Planning Scheme Policy PSP2
Landscaping.
AO4.2 AO4.2 - Complies
Earthworks are undertaken only Earthworks will not be undertaken
during the hours of 7:00am to outside of the specified hours
6:00pm, Monday to Friday and
7:00am to 3:00pm on Saturday. No
work is undertaken on Sunday or
public holidays.
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Vegetative waste AO5.1 AO5.1 - 5.4 - Not Applicable
PO5 Cleared vegetation is transported off- The earthworks did not require
Vegetation cleared from a site for disposal in an approved green clearing of vegetation.
development site is disposed of in waste disposal facility.
an environmentally responsible
manner. AO5.2
Cleared vegetation is mulched on-
site and reused for landscaping of the
finished development.
AO5.3
Cleared vegetation is disposed of for
the purpose of firewood.
AO5.4
Disposal of vegetative waste by
burning off is avoided.
Managing contamination risk AO6.1 AO6.1 - Complies
PO6 Fill material is solid clean earth, free of All material was contained within
Materials used as fill are suitable for putrescible or refuse the development footprint.
development and future use of the material, vegetation, acid sulfate
land and filling or excavation works soils, building or construction material
do not result in the contamination of or other material or contaminants.
land.
AO6.2 AO6.2 - Complies
The site is not on the contaminated The site is not on the contaminated
land register. land register.
Haulage activity and amenity No acceptable outcome provided PO7 - Not Applicable
PO7 No material will be transported to
Haulage of material to and from and from the site.
a site ensures—
a) minimal disturbance to
neighbouring properties and
properties along the haulage
route; and
b) Council’s road infrastructure
including pavements is not
adversely affected.
Extent of earthworks AO8 AO8 - Complies
PO8 All earthworks, including cut and fill All material will be contained within
The layout of the development batters, retaining walls and the like are the development footprint.
provides adequate, clearly defined contained within the subject site.
and easily accessible—
a) on-site vehicle parking and
manoeuvring areas; and
b) loading and manoeuvring areas
for delivery and service
vehicles.
Sloping sites AO9 PO9 - Performance Outcome
PO9 Cut or fill is less than 1.5 metres in The cut and fill depths exceeds
On sloping sites development depth relative to the natural ground 1.5m in height as detailed on the
follows the natural landform level. proposal plans. The cut and fill
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wherever practical and excavation follows the natural land form and
or filling is minimal. will be carried out in accordance
with the recommendation of the
submitted Global Stability
Assessment Report at Appendix B.
Infrastructure protection No acceptable outcome provided PO10 - Complies
PO10 The earthworks will not impact on
Earthworks and infrastructure.
vehicular access do not adversely
impact on the capacity, operations
and maintenance of existing
infrastructure.
Environmental protection No acceptable outcome provided PO11 - Complies
PO11 The earthworks will not impact on
Earthworks minimise any adverse groundwater, watercourses and
impact upon groundwater, native vegetation as demonstrated
watercourses, drainage lines, in the submitted Global Stability
wetlands, and native vegetation. Assessment Report at Appendix B
and Erosion and Sediment Control
Plan at Appendix D.
Water Quality and Drainage Code
Performance Outcomes Acceptable Outcomes Compliance
Stormwater drainage design AO1 PO1 - Performance Outcome
PO1 A stormwater management plan is The earthworks have been
The development and its prepared consistent with PSP6 managed in accordance with an
stormwater management system is Engineering Design Standards - Erosion and Sediment Control Plan
planned and designed having Roads, drainage and earthworks. so as to not cause erosion or
regard to: sedimentation downstream and
a) the natural features of the site; protect environmental values.
b) the need to avoid impacts
and potential risks
to ecologically important
areas;
c) the likely effectiveness of
erosion and sediment control
and stormwater drainage
measures during rainfall
events during and post
construction; and
d) the need to protect
environmental values and
water quality of receiving
waters both during and post
construction.
Construction and establishment AO14.1 AO14.1 - Complies
of stormwater management An erosion and sediment control plan The earthworks have been carried
systems prepared in accordance with the out and monitored in accordance
PO14 International Erosion Control with an Erosion and Sediment
Construction methods provide for Association Best Practice Books Control Plan at Appendix D
appropriate controls to avoid entry demonstrates that the capture and prepared by Aussie Environmental
and transport of litter, sediment, and release of stormwater achieves the at Appendix D.
associated prescribed water design objectives listed in Table A:
contaminants into receiving waters. Construction phase – stormwater
management design objectives of the
State Planning Policy (Appendix 2).
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Editor’s note— PSP6 Engineering
Design Standards - Roads, drainage
and earthworks provides guidance
on requirements for preparing an
Erosion Management Plan.
AO14.2
Construction works are designed and AO14.2 - Complies
managed to restrict the extent No vegetation clearing was
of clearing and soil exposure to the necessary and soil exposure has
minimum necessary for access, and been limited to a shed pad, batters,
safe construction at any one time. and access.
AO14.3
For buildings: AO14.3 - Not Applicable
a) upstream runoff is diverted The proposal does not involve
around the construction site; buildings.
b) sediment barriers are provided
downslope of disturbed areas
to prevent sediment washing
into gutters, drains
and waterways , wetlands or dr
ainage lines either on or off
the site; and
c) temporary or permanent
downpipes are connected to
the stormwater system before
laying the roof; or
d) localised erosion is avoided by
directing flow from downpipes
over non-erosive areas.
AO14.4
Chemical flocculants used as part of AO14.4 - Complies
an erosion and sediment control plan Erosion and sediment control
do not harm the environmental values measures will be undertaken in
within receiving waters. accordance with best practice
standards so as to not cause
AO14.5 environmental harm.
Appropriately sized litter containment
areas, with provision for sorting AO14.5 - Not Applicable
recyclables are provided for the type
of litter expected to be generated
onsite.
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7. Conclusion
This report has identified that the proposed development complies with the relevant benchmarks contained
within the Noosa Plan 2020 and does not raise any significant issues that cannot be addressed by reasonable
and relevant conditions.
This office trusts that the information supplied comprehensively addresses all of the issues that are to be
considered by The Noosa Plan 2020. Should you have any questions in relation to the proposal, or any
aspect of the development, please do not hesitate to contact the undersigned on 0423 952 928 or via email
[email protected]
Yours sincerely,
Marcus Brennan
B. Urb. Reg. Plan.
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