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Appendix C - Ecological Assessment
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Hollett Road Ecological Assessment
Minor Change Application - 191 Hollett Road, Noosaville
Terrestrial Ecology Report
Minor Change Application - 191
Hollett Road, Noosaville
WE19010
Prepared for
John & Kathleen Hofmann
27 November 2019
27 November 2019 Cardno i
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Page 2
Hollett Road Ecological Assessment
Minor Change Application - 191 Hollett Road, Noosaville
Contact Information Document Information
Cardno (QLD) Pty Ltd Prepared for John & Kathleen Hofmann
ABN 57 051 074 992
Project Name Hollett Road Ecological
Assessment
Level 11
515 St Pauls Terrace
File Reference WE19010_Terrestrial_Ecolog
Fortitude Valley QLD 4006 y_Report
Australia
Job Reference WE19010
Date 27 November 2019
www.cardno.com
Phone +64 7 3369 9822 Version Number 2
Fax +61 7 3369 9722
Author(s):
David Francis / Leonard Ainsworth Effective Date 27/11/2019
Senior Principal Ecologist / Undergraduate
Environmental Scientist
Approved By:
David Francis Date Approved 27/11/2019
Senior Principal Ecologist
Document History
Version Effective Date Description of Revision Prepared by Reviewed by
1 22/11/2019 For client consideration DF/LA DF
2 27/11/2019 Final DF/LA DF
© Cardno. Copyright in the whole and every part of this document belongs to Cardno and may not be used, sold, transferred, copied or reproduced in
whole or in part in any manner or form or in or on any media to any person other than by agreement with Cardno.
This document is produced by Cardno solely for the benefit and use by the client in accordance with the terms of the engagement. Cardno does not and
shall not assume any responsibility or liability whatsoever to any third party arising out of any use or reliance by any third party on the content of this
document.
Our report is based on information made available by the client. The validity and comprehensiveness of supplied information has not been independently
verified and, for the purposes of this report, it is assumed that the information provided to Cardno is both complete and accurate. Whilst, to the best of our
knowledge, the information contained in this report is accurate at the date of issue, changes may occur to the site conditions, the site context or the
applicable planning framework. This report should not be used after any such changes without consulting the provider of the report or a suitably qualified
person.
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Hollett Road Ecological Assessment
Minor Change Application - 191 Hollett Road, Noosaville
Table of Contents
1 Introduction 1
1.1 Background 1
1.2 Current planning context 2
2 Site investigations 14
2.1 Background 14
2.2 Method for assessing adequacy of existing studies 14
2.3 Findings 17
3 Regulatory framework & compliance assessment 19
3.1 Noosa Planning Scheme Compliance Measures. 19
3.2 State Compliance Measures 29
Appendices
Appendix A Existing approval package
Appendix B Revised subdvision layout
Appendix C Figures
Appendix D PMST Report
Appendix E Wildlife Online Report
Appendix F Context map
Tables
Table 1-1 Noosa planning scheme reequipments governing the site. 2
Table 1-2 Matters of State Environmental interest within the Site 10
Table 2-1 Additional threatened species recorded in the vicinity of the site since the original ecological
assessments 17
Table 2-2 KRAM Assessment Results 18
Table 3-1 Compliance measures in accordance with the Noosa Shire Plan 2006 19
Table 3-2 Compliance measures in accordance with the SPP and DA mapping. 29
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Hollett Road Ecological Assessment
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1 Introduction
1.1 Background
This assessment considers the ecological matters pertaining to a revised subdivision layout that is the
subject of minor change to the approval.
Approval was given on 5 July 2013 by an order made in Maroochydore Appeal No. 344 of 2009 for a staged
reconfiguration included 52 lots, as well as parks designed to retain mapped remnant vegetation. The
reconfiguration included fire trails and fire access corridors for emergency access from Walter Hay Drive. As
well as an acoustic mound and landscaping. Refer to the Approval Package containing the Approved Proposal
Plan in Appendix A.
The revised design, presented in Appendix B, reduces the number of lots to 40, includes 59.4ha of open
space and incorporates several building location envelopes that limit the extent of clearing of non-remnant
vegetation on individual lots.
The revised design will not result in any impacts greater than the 2013 approved design. The following
sections demonstrate the revised proposal meets the relevant provisions of the Noosa Plan 2006.
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1.2 Current planning context
1.2.1 Noosa Planning Scheme
Table 1-1 presents the elements of the current Noosa Planning Scheme (Noosa Plan 2006 (incorporating amendments to 08 June 2018)) pertaining to the
natural environment that are relevant to the subject lands.
Table 1-1 Noosa planning scheme requirements governing the site.
Element Outcome Probable Solution (where applicable)
Strategic Framework DEO3.1.3(j)
Residential uses
…
ix considering the impact new development has on resident
perceptions of Noosa Shire's natural resources, open space, clean
environment, integration of the landform and landscape, character,
natural environment and resident lifestyle;
…
Tewantin and Doonan Locality Code 12.7.2 – Overall outcome (y)
(y) Rural settlement. at varying densities consistent with the
environmental constraints of the area, offer high levels of amenity
and moderate to high levels of convenience, accessibility and
servicing
2.7.2 - Overall Outcome (uu)
The overall outcomes sought for the Tewantin & Doonan Locality
are the following:-
(uu) For the Rural Zone—rural land is protected and appropriately
managed such that:-
i. the scenic and environmental values, the distinct rural
amenity and agricultural productivity of the locality are
preserved and are not adversely impacted as a
consequence of development on or adjacent to that land;
and
ii. locally appropriate enterprises such as bed and breakfast
accommodation, farmstays, cabins, camping grounds,
roadside stalls and home based businesses enhance the
economic sustainability of the hinterland; and
Specific Outcomes O14 and O15
Landscape setting
O14 Tall trees and native vegetation add to the character of the
locality and are retained;
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Element Outcome Probable Solution (where applicable)
AND
O15 Existing character trees such as eucalypts, poincianas,
melaleucas and figs are retained.
No probable solution provided.
Specific Outcomes O16
Environment and cultural heritage values
There are no significant adverse effects on biodiversity, native
vegetation, native fauna habitat, landscape quality, water quality or
cultural heritage values, including those related to: -
a) changes to natural drainage;
b) disturbance of the wetland system;
c) management of landslide and fire risk;
d) erosion and the transport of sediments off site;
e) unmanaged public access;
f) effluent disposal69
g) changes to fauna habitat and behaviour; and
h) disturbance of buildings and features, including natural
features, of cultural heritage significance.
No probable solution provided.
Editor's note:
PSP24 - PSP24 - Effluent Disposal details requirements for the
design and siting of effluent disposal systems where located
outside a sewerage service area. Compliance with PSP24 will be
considered as part of Council's assessment of the plumbing and
drainage application 69 Council may request additional information
on the proposed method of effluent disposal to ensure the nature of
the development is compatible with environmental values. Refer to
PSP1 - Information Council May Request.
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Element Outcome Acceptable Outcome (where relevant)
Biodiversity Overlay Code 13.7.2 - Overall Outcome (a)
The overall outcomes sought for the Biodiversity Overlay Code are
Extract 1 – Biodiversity Overlay the following: -
a) The natural resources of Noosa Shire are conserved including:
i. land which is of scenic, cultural, historical, educational,
recreational, scientific, ecological, biodiversity, economic,
social or aesthetic value;
ii. soil or landforms such as watercourses, drainage lines,
foreshores, dunes and steep slopes;
iii. the ecosystem health and quality of the water, land and
other natural resources; and
iv. the extent and condition of native and remnant
vegetation, including ecologically important areas,
wetlands and areas of significant regrowth of local origin;
13.7.2 – Overall Outcome (c)
…
c) Ecologically important areas, wildlife corridors, ecological
linkages and riparian vegetation are conserved, managed,
enhanced and rehabilitated to ensure the long term ecological
viability, integrity and sustainability of native flora and fauna
Extract 2 - Schedule 7 Koala Habitat Areas species, and to improve biodiversity, landscape stability, and
resilience;
(see O7 and S7.1)
13.7.2 - Overall Outcome (d)
The overall outcomes sought for the Biodiversity Overlay Code are
the following: -
…
d) Development is managed so as to avoid, or where avoidance
is not practicable, minimises or mitigates the impacts upon the
Shire's biodiversity values and natural resources, including: -
i. ecologically important areas;
ii. the ecological values of water catchment areas;
iii. the water quality of waterways, the Noosa River system
and ground and surface waters;
iv. that part of the natural environment that may be
environmentally harmed by vermin, pests, noxious plants
or threats such as fire, development and inappropriate
land management;
v. vistas and scenic amenity of the landscape;
vi. coastal resources and values including coastal
foreshores, near shore marine environments, beaches,
dunes, rocky headlands, beaches and river mouths; and
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Element Outcome Acceptable Outcome (where relevant)
vii. koala habitat areas and ecological linkages that provide
for connectivity and safety for the long-term viability of
koala populations.
13.7.2 - Overall Outcome (g)
The overall outcomes sought for the Biodiversity Overlay Code are
the following: -
…
g) Clearing of protected vegetation only occurs where it is
reasonably necessary and in an environmentally sensitive
manner that provide for suitable replacement plantings.
Specific Outcomes O1, O2 and O3 S1.1 An Ecological Assessment Report prepared in accordance
Environmental Protection Area & Environmental Enhancement Area with Planning Scheme Policy 18 - Ecological Assessment
Vegetation & Riparian Buffer Area Guidelines demonstrates that the flora on the premises does not
constitute Environmental Protection Area or Environmental
O1 Vegetation of local origin on premises identified as: - Enhancement Area vegetation.
a) Environmental Protection Area or Riparian Buffer Area on the OR
Biodiversity Overlay Maps OM1.1 to OM9.1, is retained and
conserved in its present form or improved to ensure its S1.2 Where constructing a Detached House; or Community
ongoing contribution to the natural resources and biological residence interference with vegetation does not extend beyond-
diversity of the Noosa Shire (Extract 1); and a) 30m of a building or 10m of a structure on lots greater
b) Environmental Enhancement Area10 on Biodiversity Overlay than 10ha; or
Maps OM1.1 - OM9.1, is protected from the impacts of b) 10m of a building or structure on lots 10ha or less but
development by- more than 0.3ha; or
i. avoiding edge effects; c) 3m of a building or structure on lots 0.3ha or less.
ii. avoiding fragmentation; and S2.1 Where clearing vegetation on the premises is for the purpose
iii. maintaining vegetation in manageable and viable of Reconfiguring a Lot-
configurations. a) new boundaries to lots do not transect and fragment
AND existing vegetation;
O2 For the purpose of Reconfiguring a Lot new lots are only b) new lots are created to allow for suitable house site areas
created where they minimise the fragmentation and maximise the or other future buildings and works to be located within
retention of existing vegetation. existing cleared areas or areas of low ecological value;
and
c) building envelopes are designated for each lot.
O3 Clearing vegetation only occurs where-
a) no other suitable cleared or partially cleared area is
available on the premises;
b) the development minimises the total footprint within which
all activities, buildings, structures, driveways and other
works are contained; and
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Element Outcome Acceptable Outcome (where relevant)
c) the development is located in areas of low ecological
value over other areas, to the greatest extent practicable.
Specific Outcome O5 S5.1 No new development occurs on, or partly on, premises
Riparian Zones indicated as Riparian Buffer Area on Biodiversity Overlay Maps
OM1.1 to OM9.1, except for-
The biodiversity and ecosystem values of watercourses, drainage
lines, wetlands and adjacent riparian zones are protected by- a) temporary use of the land; or
a) avoiding any new development in the riparian buffer area; b) infrastructure which provides access to a watercourse for
recreational purposes;
b) retaining aquatic and terrestrial habitat in riparian zones;
OR
c) maintaining wildlife corridors along watercourses and drainage
lines for native fauna movement; S5.2 Where constructing a Detached house or Community
residence and on an allotment situated wholly within the Riparian
d) avoiding edge effects and incompatible uses in riparian zones; Buffer Area,
e) maintaining bank stability by minimising bank erosion and a) fronting the Noosa River - development is setback a minimum
slumping; of 40m from mean high water spring or as otherwise
f) maintaining water quality by filtering sediments, nutrients and prescribed by the Environmental Protection Agency's Erosion
other pollutants; and Prone Area Maps;13
g) removing undesirable plant species and replacing them with b) not fronting the Noosa River - development is located outside
vegetation of local origin; the riparian zone and setback a suitable distance from the
watercourse having regard to the development constraints of
the property and the need to protect environmental and
riparian values;
OR
S5.3 For Animal husbandry on premises in the Rural Zone
a) stock proof fencing is installed along watercourses at a
distance of no less than 10m from the top of the bank;
b) stock watering points are located no less than 15m away from
the top of the bank of watercourses; and
c) stock crossing points across watercourses are defined and
controlled with stock proof fencing, to prevent stock from
damaging riparian vegetation or banks to watercourses;
OR
S5.4 Recreational facilities (including playgrounds, pergolas,
barbeques etc) are setback a minimum of 30m from the top of the
bank of a watercourse and 10m from the top of the bank of a
drainage line;
OR
S5.5 For Forestry uses the cultivated area is separated from
watercourses by a distance not less than the distances identified
below, measured from high water mark or the top of the bank,
whichever is the greater distance-
Feature Distance
Stream order 1 or 2 5m
Stream order 3 or 4 10m
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Element Outcome Acceptable Outcome (where relevant)
Stream order greater than 4 20m
S5.6 Where Forestry is carried out on that part of premises
indicated as Riparian Buffer Area and outside the separation
distances specified in S5.5-
a) species planted are of local origin and are harvested through
sustainable harvesting; and
b) any undesirable plant species are replaced by vegetation of
local origin
Specific Outcome O7 S7.1 Development avoids removing and fragmenting koala habitat
Koala Habitat Areas and includes koala sensitive design measures consistent with the
Nature Conservation (Koala) Conservation Plan 2006 and
O7 Development is designed, constructed and operated to- Management Program 2006-2016 and Koala Sensitive Design
a) avoid adverse impacts on koalas and koala habitat; Guideline 2012.
b) provide measures to assist the survival of koala populations in S7.2 Where clearing of non-juvenile koala habitat trees is
the area to mitigate any potential threats or risks to koalas; unavoidable in an area shown as bushland habitat, high value
c) provide for safe and appropriate koala movement across the rehabilitation habitat or medium value rehabilitation habitat on the
landscape; and map called 'Map of Values’15, such clearing is minimised and a
biodiversity offset is provided in accordance with the Queensland
d) provide for a net gain in mature and actively regenerating Environmental Offset Policy.
koala habitat
Specific Outcome O11 S11.1 No clearing of koala habitat trees greater than 4m in height
Habitat trees or with a diameter greater than 100mm at 1.3m above the ground;
O11 Habitat trees (including dead trees) and recruitment habitat AND
trees are protected for native fauna habitat, where practicable. S11.2 No clearing of other habitat trees or recruitment habitat trees.
Specific Outcome O16 S16.1 Landscaping and rehabilitation complements and supports
Replanting and rehabilitation ecologically important habitats by-
O16 Development provides for ecologically important areas to be a) utilising native plants of local origin;
restored and enhanced through the following measures- b) utilising suitable plant species identified in PSP3 -
a) siting landscaped areas to complement and enhance existing Landscaping Plants and Guidelines;
vegetation; c) replicating adjacent remnant habitats, including understorey
b) removal of all species likely to displace native flora species or vegetation;
degrade fauna habitat; d) creating or enhancing linkages between existing habitats;
c) replanting and rehabilitating16 degraded habitat; and e) avoiding the use of undesirable plant species listed in Table
d) replacing any vegetation removed with suitable replacement 9.1 of PSP3 Landscaping Plants and Guidelines; and
vegetation of local origin. f) planting riparian zones to filter stormwater run-off and provide
for wildlife habitat; AND
S16.2 Vegetation removed is replaced with-
a) plantings of equivalent area that replicate the floristic structure
of the vegetation removed; or
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Element Outcome Acceptable Outcome (where relevant)
b) where this is not possible due to the characteristics of the site
and the development plantings twice the number of the
removed trees and plants of local origin.
Specific Outcome O17
Fire management measures are adopted based on ecological
principles, which—
a) maintain and enhance biodiversity;
b) minimise threat of fire to the natural environment, life and
property; and
c) provide for effective use and maintenance of buildings and
structures.
Specific Outcome O18
Clearing protected vegetation does not involve-
a) the removal of vegetation in ecologically important areas;
b) removal of vegetation or habitat for fauna identified or referred
to as requiring protection in State or Commonwealth
legislation;
c) removal of vegetation located on a prominent hillside, slope or
ridgeline;
d) vegetation within 400 metres of the full level of ponded water
within Lake Macdonald;
e) removal of riparian vegetation;
f) vegetation which is or is capable of forming or contributing to a
buffer between different land uses;
g) vegetation which is or is capable of forming or contributing to a
visual buffer or a buffer against pollution, light spillage or
noise;
h) vegetation which contributes to scenic amenity or landscape
quality;
i) vegetation the clearing of which may cause or contribute to
erosion or slippage.
Specific Outcome O19
Clearing protected vegetation does not increase the likelihood of or
result in adverse impacts on-
a) remnant vegetation of local origin, classified as remnant of
concern regional ecosystem or remnant endangered regional
ecosystem or is vegetation located in a wetland;
b) the diversity of flora or fauna species supported or likely to be
supported by the vegetation community;
c) a flora or fauna community or individual species which has
conservation status in State or Commonwealth legislation;
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Element Outcome Acceptable Outcome (where relevant)
d) hydrology of an area or upon a hydrologically-sensitive plant
community such as heathland, sedgeland, melaleuca forest or
mangrove forest;
e) a water catchment area or water quality;
f) vegetation which has cultural heritage values;
g) vegetation required to support, protect and maintain
biodiversity values within the Noosa Shire, whether these be
of local, regional, state or national significance;
h) a person or industry reliant on maintaining the vegetation; or
i) neighbouring land, scenic amenity and environmental values.
Specific Outcome O22 S22.1 Buffers of existing native vegetation around site boundaries
Native vegetation, including individual mature trees are retained, and environmentally sensitive areas are retained and reinforced
protected, maintained and supplemented, with particular through additional planting;
consideration given to- AND
a) roadsides; S22.2 For reconfiguring in the Rural Zone and Rural Settlement
b) the amenity of adjoining land uses; and Zone-
c) the protection of environmentally sensitive areas. a) a 10m landscaped buffer area is provided along road
frontages;
b) clearing and disturbance to vegetation is minimised around
road works, laying of services and utilities and construction of
property entrances;
c) revegetation of disturbed areas occurs after completion of
works; and
d) planting of clusters of trees along the road reserves to form a
tree canopy cover is provided.
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1.2.2 State ecological matters
Table 1-2 presents relevant state ecological mapping for the site.
Table 1-2 Matters of State Environmental interest within the Site
Statutory consideration Description Extract
Coastal Management District Queensland DA mapping identifies that the Site is within a Extract 3
Coastal Management District, as presented in Extract 3.
The Coastal Management District is relevant insofar as
PO16 of ‘State code 8: Coastal development and tidal works’
of the State Development Assessment Provisions that states
“PO16 Development:
1. avoids impacts on matters of state environmental
significance; or
2. minimises and mitigates impacts on matters of state
environmental significance after demonstrating avoidance is
not reasonably possible; and
3. provides an offset if, after demonstrating all reasonable
avoidance, minimisation and mitigation measures are
undertaken, the development results in an acceptable
significant residual impact on a matter of state environmental
significance.”
Matters of State Environmental Significance include:
1. regional ecosystems under the Vegetation Management
Act 1999 that:
a. are endangered regional ecosystems
b. are of concern regional ecosystems
c. intersect with a wetland shown on the vegetation
management wetlands map
d. contain areas of essential habitat shown on the essential
habitat map for an animal that is endangered wildlife or
vulnerable wildlife or a plant that is endangered wildlife or
vulnerable wildlife
e. are located within the defined distances stated in the
Environmental Offsets Policy 2014 from the defining banks
of a relevant watercourse or drainage feature as shown on
the vegetation management watercourse and drainage
feature map
f. contain remnant vegetation and are areas of land
determined to be required for ecosystem functioning
(‘connectivity areas’)
2. wetlands in a wetland protection area or wetlands of high
ecological significance shown on the Map of referable
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Statutory consideration Description Extract
wetlands under the Environmental Protection Regulation
2008
3. wetlands and watercourses in high ecological value
waters as defined in schedule 2 of the Environmental
Protection (Water) Policy 2009
4. designated precincts in strategic environmental areas
under the Regional Planning Interests Regulation 2014
5. threatened wildlife under the Nature Conservation Act
1992 and special least concern animals under the Nature
Conservation (Wildlife) Regulation 2006
6. protected areas under the Nature Conservation Act 1992
excluding coordinated conservation areas
7. highly protected zones of state marine parks under the
Marine Parks Act 2004
8. declared fish habitat areas under the Fisheries Act 1994
9. waterways that provide for fish passage under the
Fisheries Act 1994 if the construction, installation or
modification of waterway barrier works carried will limit the
passage of fish along the waterway
10. marine plants under the Fisheries Act 1994
11. legally secured offset areas.
Native Vegetation Clearing Queensland DA regulated vegetation mapping identifies that Extract 4
the site supports Category X (non-remnant) vegetation,
Category A or B (endangered regional ecosystem) and
Category A or B (least concern regional ecosystem) as
presented in Extract 4.
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Statutory consideration Description Extract
Waterways and Fish Habitat Areas The Site is mapped as containing an Amber – Moderate Risk Extract 5
Waterway for Waterway Barrier works by the Department of
Agriculture and Fisheries (DAF) Queensland waterways for
waterway barrier works mapping as seen in Extract 5.
Mapping indicates that a tidal waterway traverses the
northern boundary of the site.
Koala habitat areas The Planning Act 2016 (former SPRP mapping) indicates Extract 6
that the site is mapped as a Koala assessable development
area (Extract 6).
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Statutory consideration Description Extract
The Koala habitat area is comprised of medium and low Extract 7
value bushland as well as medium and low value
rehabilitation areas as presented in Extract 7.
Protected Plants The Queensland flora survey trigger map identifies certain Extract 8
areas of the lot as high-risk for containing endangered,
vulnerable or near threatened native plants (Extract 8).
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2 Site investigations
2.1 Background
It is noted that the ecological assessment for the original application 1 was undertaken over a decade ago.
Over the intervening period, regrowth vegetation has expanded on site and the conservation status of some
species and ecological communities may have changed. As such, an assessment of the adequacy of
existing original assessments was undertaken. Changes in vegetation cover could potentially result in
establishment of habitat for threatened plants and koalas. To this end, these also require consideration.
2.2 Method for assessing adequacy of existing studies
2.2.1 Vegetation
With reference to changes in vegetation cover, the current Department of Natural Resources, Mines and
Energy’s, Regulated Vegetation (Category B area - remnant vegetation) and associated Regional Ecosystem
map (version 10) corresponds with the extent of mapped Regional Ecosystem (version 4) in effect in 2003
(refer to Extract 3). This area is consistent with the extent of remnant vegetation shown in PMAV
2018/002202. All areas of remnant regulated vegetation are retained in the approved development
configuration.
Following the review of the Ecological Assessment Report (prepared by Cardno Pty Ltd (dated 5 September
2006)), it was determined that further assessment was required to quantify the increase in regrowth
vegetation from 2003 to the present. Historical aerial photography from 2003 of the subject land was
assessed to determine the extent of regrowth (excluding mapped remnant vegetation) as shown in Figure 1
of Appendix C. The 2003 historical aerial was sourced from Q imagery (Maroochy Shire Orthophoto Project
9445, Scale 1:12500, Run 1 076-087). It was determined that in 2003, there was approximately 19.57 ha of
regrowth within the subject site.
At the time of the ecological assessments (2006 and 2008) there were also areas of regrowth over which the
development was approved. That is, there were areas of regrowth that were approved for clearing.
2.2.2 Threatened Plants
A review of the threatened species recorded as potentially occurring on site as part of the original ecological
surveys was conducted. None of these species were recorded during the original ecological surveys. We
reviewed the species previously recorded at the site in the original ecological surveys and found that none of
these had changed status from Least concerned to Near Threatened or threatened.
A desktop assessment was undertaken to review contemporary databases (i.e. EPBC Act Protected Matters
Report (PMST) (Appendix D) and the State’s Wildlife Online (WO) Extract (Appendix E) both extracted on
21/2/19 for a 5km radius surrounding a point located approximately central within the site i.e. -26.4276,
153.0426).
2.2.3 Koala use
To gain an understanding as to whether koalas utilise the regrowth vegetation, coordinated assessment
activity was undertaken using the Koala Rapid Assessment Method (KRAM) (Woosnam-Merchez et al.,
2012)2. The KRAM is a flexible method and relies on practitioners to develop their own methodology that is
based on set parameters. The parameters utilised for this survey included:
Locating a 100 meter (m) transect in the community along which three 10x10 m plots were
established at randomised intervals on alternating sides as illustrated in Plate 1 below.
1
Prepared by Cardno Pty Ltd (dated 5 September 2006) on behalf of J Hofmann & the Information Request Response prepared by
Cardno Pty Ltd (dated 18 February 2008) on behalf of Noosa Land Pty Ltd
2 Olivia Woosnam-Merchez, Romane Cristescu, David Dique, Bill Ellis, Robert Beeton, Jeremy Simmonds, and Frank Carrick (2012)
What faecal pellet surveys can and can't reveal about the ecology of koalas Phascolarctos cinereus. Australian Zoologist: 2012, Vol. 36,
No. 2, pp. 192-200.
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In each plot a distance of 3 m was surveyed away from tree trunks and searching continued until
such time that a Koala scat was recorded or every tree greater than 10cm diameter at breast height
(DBH), irrespective of species surveyed.
In plots where the regrowth did meet the size indicted above, this was noted in the results.
Plate 1 Example 100 m transect with three 100m 2 plots
The KRAM assessment was completed on a single field assessment on Wednesday 27 February 2019. The
weather on the date of the survey was warm and overcast with intermittent rain showers. A total of five
transects were selected located within patches of regrowth long enough to accommodate a 100m transect
(Figure 3 of Appendix C). A random number generator was utilised to record three numbers and transects
were measured with a secondary measuring tape to ensure the plots surveyed were 10 x 1 m. The
groundcover within 3m of the base of a qualifying tree was scanned for Koala scats. This was achieved by
sorting and removing the layers of leaf litter, sticks and bark with gloved hands and sticks. Refer to Plates 2 -
7 below.
Limitations of the site specific KRAM Assessment included:
The presence of exotic grasses in Transects 3 and 5 marginally reduced the visibility of the survey
for Koala scats (refer to Plate 5); and
Transect 4 was characterised by thick regrowth of 50-100 cm DBH. In several areas the thick Broad-
leaved paperbark (Melaleuca quinquenervia) regrowth reduced access for the Ecologists to
complete the Koala scat survey, notwithstanding the scan in these areas was considered adequate
to determine the presence or absence of Koalas in this transect (refer Plate 6).
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Plate 2 View of 100 m transect through regrowth Plate 3 View of 100 m transect through regrowth
vegetation within transect 3. vegetation transect 5.
Plate 4 Ecologist digging through leaf litter with a stick in Plate 5 View of base of Scribbly Gum (Eucalyptus
Transect 2. racemosa) partially scanned for scats by removing leaf
litter, sticks and bark.
Plate 6 Thick grass layer within regrowth vegetation Plate 7 Thick Broad-leaved Paperbark (Melaleuca
within transect 3. quinquenervia) regrowth located within transect 5.
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2.3 Findings
2.3.1 Vegetation
A review of the current aerial imagery (sourced from Nearmap) was completed to determine the extent of
current regrowth as shown in Figure 2 of Appendix C. In 2019 there is approximately 29.3 ha of regrowth
within the subject site. There was an increase in 9.73 ha of regrowth (increase in regrowth) within the subject
site over a period of 16 years (from 2003 to 2019). Figure 3 of Appendix shows the increase in regrowth
between 2003-2019.
2.3.2 Threatened Plants
The review identified a number of species not recorded in the original ecological assessments. These have
been listed in Table 2-1 along with an assessment as to whether they would likely occur in regrowth of the
site.
Table 2-1 Additional threatened species recorded in the vicinity of the site since the original ecological assessments
Additional species Database Likely to occur in regrowth?
Lobelia membranacea WO Possible
Glycine argyrea WO Possible
Pararistolochia praevenosa WO No
Symplocos harroldii WO No
Arthraxon hispidus WO, PMST Possible
Allocasuarina emuina PMST No
Allocasuarina thalassoscopica PMST No
Archidendron lovelliae PMST No
Baloghia marmorata PMST No
Cryptostylis hunteriana PMST No
Macadamia integrifolia PMST No
Samadera bidwillii PMST No
Sophora fraseri PMST No
Triunia robusta PMST No
It is relevant to note that any future clearing of the site will trigger the need to undertake a flora survey in
accordance to the State’s Flora Survey Guidelines - Protected Plants because of its location within the
Protected Flora Trigger map. If the survey identifies threatened flora species within any vegetation being
cleared, or within 100m of vegetation being cleared, then a permit will need to be obtained from the
Department of Environment and Science. Refer to the protected plants mapping in Extract 7.
Despite the need for future flora surveys the ecologists who undertook the KRAM survey also undertook an
opportunistic survey for the species flagged as possible in Table 2-1 within regrowth.
The opportunistic survey of the four ‘possible’ threatened flora species, identified no threatened flora species
within the increase in regrowth area within the site. The search only found matching genera (i.e. the Least
Concern Maiden’s Wattle (Acacia maidenii), Mountain Hickory (Acacia penninervis) and Glycine tabacina),
but not the target species.
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2.3.3 Koala use
Table 2-2 presents the results of the KRAM Assessment including transect, plot, random distance from start
of transect, koala tree species present, Diameter at Breast Height (DBH) and presence or absence of koala
scats.
Table 2-2 KRAM Assessment Results
Transect Plot Random distance (m) Koala tree species present DBH (cm) Koala scat
1 A 74 Corymbia trachyphloia 150-450 Absent
B 63 Corymbia trachyphloia 150 Absent
C 13 Eucalyptus racemosa 150-280 Absent
Corymbia intermedia
2 A 31 Melaleuca quinquenervia 150-300 Absent
B 40 Melaleuca quinquenervia 150-300 Absent
C 69 Melaleuca quinquenervia 200-400 Absent
3 A 7 Melaleuca quinquenervia 150-200 Absent
B 55 Melaleuca quinquenervia 150-300 Absent
C 24 Melaleuca quinquenervia 150-200 Absent
4 A 4 Melaleuca quinquenervia 100-150 Absent
Eucalyptus pilularis
B 52 Melaleuca quinquenervia 80-100 Absent
C 77 Melaleuca quinquenervia 300-400 Absent
5 A 24 Melaleuca quinquenervia 100 Absent
B 44 Melaleuca quinquenervia 100 Absent
C 82 Melaleuca quinquenervia 100 Absent
Eucalyptus pilularis
The resultant KRAM Assessment determined that Koala scats were not present within Transects 1 - 5
located within the regrowth areas. As such, it is considered unlikely that koalas utilise the increase in
regrowth vegetation areas within the site for movement or foraging opportunities.
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3 Regulatory framework & compliance assessment
3.1 Noosa Planning Scheme Compliance Measures.
Table 3-1 details how the revised plan complies with the relevant elements of Noosa Plan 2006 presented in Table 1-1.
Table 3-1 Compliance measures in accordance with the Noosa Shire Plan 2006
Element Outcome Compliance statement *
Strategic Framework DEO3.1.3(j) The proposed development layout retains all areas of remnant in addition to tracts of regrowth vegetation
Residential uses within approximately 82% of the site. The following existing conditions protect character trees on lots
through the use of BLEs:
…
Condition 38 requires the land areas identified as “Park” on the approved plans (as amended)
ix considering the impact new development has on resident dedicated to the Crown as Reserve(s) for Environmental Purposes.
perceptions of Noosa Shire's natural resources, open space,
clean environment, integration of the landform and Condition 45 provides, among other things, that no clearing of native vegetation including Old
landscape, character, natural environment and resident Growth “Habitat Trees” (i.e. trees with hollow branches and limbs) is permitted during subdivision
lifestyle; construction without the prior written approval of Council’s Environmental delegate.
… Condition 63 requires that a vegetation protection covenant must be registered against the titles of
Lots 50, 51 and 52 over the land areas identified as Areas A5, B2, A6 and B3 (as identified on the
relevant map). The covenant document (including the relevant requirements) and a survey plan must
be submitted to Council for endorsement prior to registration.
These conditions require updating to reflect the reduced yield and consequential lot renumbering.
Tewantin and Doonan 12.7.2 – Overall outcome (y) Approximately 82% of the site will be undeveloped and protected by way of dedication as a park or under
Locality Code (y) Rural settlement. at varying densities consistent with the covenant. These areas include all remnant vegetation and some areas of regrowth. Within the remaining
environmental constraints of the area, offer high levels of 18% to be developed there is potential for additional tree retention to occur.
amenity and moderate to high levels of convenience,
accessibility and servicing
12.7.2 – Overall Outcome (aa) Approximately 82% of the site will be undeveloped and protected by way of dedication as a park or under
(aa) Rural settlements provide tranquil, bushland settings, covenant. These areas include all remnant vegetation and some areas of regrowth. Within the remaining
where open space, privacy and rural and ocean vistas are 18% to be developed there is potential for additional tree retention to occur, demonstrating how the
key features. development preserves the tranquil bushland setting of the area.
2.7.2 - Overall Outcome (uu) Approximately 82% of the site will be undeveloped and protected by way of dedication as a park or under
The overall outcomes sought for the Tewantin & Doonan covenant. These areas include all remnant vegetation and some areas of regrowth. Within the remaining
Locality are the following:- 18% to be developed there is potential for additional tree retention to occur further preserving the
environmental values and outcomes of the locality.
(uu) For the Rural Zone—rural land is protected and
appropriately managed such that:-
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Element Outcome Compliance statement *
i. the scenic and environmental values, the distinct
rural amenity and agricultural productivity of the
locality are preserved and are not adversely
impacted as a consequence of development on or
adjacent to that land; and
ii. locally appropriate enterprises such as bed and
breakfast accommodation, farmstays, cabins,
camping grounds, roadside stalls and home based
businesses enhance the economic sustainability of
the hinterland; and
Specific Outcomes O14 and O15 The proposed development layout retains all areas of remnant in addition to tracts of regrowth vegetation
Landscape setting within the retained portions accounting for ~82% of the site. This includes tall trees, native vegetation and
existing character trees, relevantly Eucalypts and Melaleucas.
O14 Tall trees and native vegetation add to the character of
the locality and are retained; The development footprint has been reduced and building location envelopes have been introduced in
order to increase vegetation protection.
AND
The existing condition 45 requiring that, no clearing of native vegetation including Old Growth “Habitat
O15 Existing character trees such as eucalypts, poincianas, Trees” (i.e. trees with hollow branches and limbs) is permitted during subdivision construction without the
melaleucas and figs are retained. prior written approval of Council’s Environmental delegate. This condition requires updating to reflect the
No probable solution provided. reduced yield and consequential lot renumbering.
Specific Outcome O16 The proposed development layout retains all areas of remnant in addition to tracts of regrowth vegetation
Environment and cultural heritage values with ~82% of the site dedicated as a park or under covenant. The remaining ~18% to be developed
supports either grasses or regrowth vegetation. Biodiversity values are further considered by maintaining
There are no significant adverse effects on biodiversity, ecological processes and wildlife connectivity through the existing approval conditions:
native vegetation, native fauna habitat, landscape quality,
water quality or cultural heritage values, including those Condition 42 requires a permanent fence along the common boundary of Lots 3 to 11, 13, 14, 16, 51
related to: - and 52 with the adjacent reserves. The fence along the common boundary of Lots 3 to 11, 13, 14 and
16 with the adjacent reserves must, among other things, be dog proof.
i) changes to natural drainage;
Condition 44 requires revegetation / rehabilitation plantings generally within those existing cleared
j) disturbance of the wetland system;
areas north of Lot 4 and between Lots 9 and 19 to offset clearing associated with the realignment and
k) management of landslide and fire risk; widening of Hollett Road.
l) erosion and the transport of sediments off site; Condition 49 requires the reuse of cleared vegetation as habitat features in rehabilitation areas.
m) unmanaged public access; Condition 50 requires that an arboreal fauna crossing must be provide in the form of a rope bridge on
n) effluent disposal69 Hollett Road adjacent to Lot 10.
o) changes to fauna habitat and behaviour; and These conditions require updating to reflect the reduced yield and consequential lot renumbering.
p) disturbance of buildings and features, including natural
features, of cultural heritage significance.
No probable solution provided.
Editor's note:
PSP24 - PSP24 - Effluent Disposal details requirements for
the design and siting of effluent disposal systems where
located outside a sewerage service area. Compliance with
PSP24 will be considered as part of Council's assessment of
the plumbing and drainage application 69 Council may
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Element Outcome Compliance statement *
request additional information on the proposed method of
effluent disposal to ensure the nature of the development is
compatible with environmental values. Refer to PSP1 -
Information Council May Request.
Biodiversity Overlay 13.7.2 - Overall Outcome (a) The proposed development layout retains all areas of remnant in addition to tracts of regrowth vegetation
Code The overall outcomes sought for the Biodiversity Overlay within 82% of the site by way of dedication as a park or under covenant. The remaining ~18% to be
Code are the following: - developed supports either grasses or regrowth vegetation. Natural resources are further considered by
way of maintaining ecological processes including wildlife connectivity.
a) The natural resources of Noosa Shire are conserved
including:
i. land which is of scenic, cultural, historical,
educational, recreational, scientific, ecological,
biodiversity, economic, social or aesthetic value;
ii. soil or landforms such as watercourses, drainage
lines, foreshores, dunes and steep slopes;
iii. the ecosystem health and quality of the water,
land and other natural resources; and
iv. the extent and condition of native and remnant
vegetation, including ecologically important areas,
wetlands and areas of significant regrowth of local
origin;
13.7.2 – Overall Outcome (c) The proposed development layout retains all areas of remnant in addition to tracts of regrowth vegetation
… within 82% of the site by way of dedication as a park or under covenant. The remaining 18% to be
developed supports either grasses or regrowth vegetation. The conservation, management, enhancement
a) Ecologically important areas, wildlife corridors, and rehabilitation of ecologically significant areas are further considered by way of maintaining ecological
ecological linkages and riparian vegetation are processes including wildlife connectivity and existing approval conditions including:
conserved, managed, enhanced and rehabilitated to
ensure the long term ecological viability, integrity and Condition 42 requires a permanent fence along the common boundary of Lots 3 to 11, 13, 14, 16, 51
sustainability of native flora and fauna species, and to and 52 with the adjacent reserves. The fence along the common boundary of Lots 3 to 11, 13, 14 and
improve biodiversity, landscape stability, and resilience; 16 with the adjacent reserves must, among other things, be dog proof.
Condition 44 requires revegetation / rehabilitation plantings generally within those existing cleared
areas north of Lot 4 and between Lots 9 and 19 to offset clearing associated with the realignment and
widening of Hollett Road.
Condition 45 provides, among other things, no clearing of native vegetation including Old Growth
“Habitat Trees” (i.e. trees with hollow branches and limbs) is permitted during subdivision construction
without the prior written approval of Council’s Environmental delegate.
Condition 46 requires that a koala exclusion fence must be constructed to Council standards and
positioned along the entire common boundary of Walter Hay Drive and Lots 50, 51 and 52 and
particular reserves.
Condition 47 requires traffic calming devices on Hollett Road between Lots 9 and 10.
Condition 48 requires a fauna underpass to be incorporated at or adjacent to the creek crossing on
Hollett Road.
Condition 49 requires the reuse of cleared vegetation as habitat features in rehabilitation areas.
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Element Outcome Compliance statement *
Condition 50 requires that an arboreal fauna crossing must be provide in the form of a rope bridge on
Hollett Road adjacent to Lot 10.
Condition 51 requires that two koala (road) signs must be provided on Hollett Road.
Condition 52 requires that domestic cats must be permanently retained within the respective dwelling
houses and/or within a purpose built cat enclosure.
Condition 53 requires that boundary fencing to all lots must be koala friendly.
Conditions 54 to 56 contain requirements for wildlife during vegetation removal/disturbance as part
of the approval.
These conditions require updating to reflect the reduced yield and consequential lot renumbering.
Appendix F provides a context plan for the greater locality illustrating how corridors within the site tie into
the broader corridor network including crossings of Walter Hay Drive. The plan illustrates that corridors are
provided to key crossing points of Walter Hay Drive and corridors of dimensions wider than those provided
in nearby developments.
13.7.2 - Overall Outcome (d) The proposed development layout retains all areas of remnant in addition to tracts of regrowth vegetation
The overall outcomes sought for the Biodiversity Overlay within ~82% of the site that is dedicated as a park or under covenant. The remaining ~18% to be
Code are the following: - developed supports either grasses or regrowth vegetation. Biodiversity and natural resources are avoided
and impacts are minimised and mitigated by way of the design and conditions of approval including:
…
Condition 42 requires a permanent fence along the common boundary of Lots 3 to 11, 13, 14, 16, 51
a) Development is managed so as to avoid, or where and 52 with the adjacent reserves. The fence along the common boundary of Lots 3 to 11, 13, 14 and
avoidance is not practicable, minimises or mitigates the 16 with the adjacent reserves must, among other things, be dog proof.
impacts upon the Shire's biodiversity values and natural
resources, including: - Condition 44 requires revegetation / rehabilitation plantings generally within those existing cleared
areas north of Lot 4 and between Lots 9 and 19 to offset clearing associated with the realignment and
i. ecologically important areas;
widening of Hollett Road.
ii. the ecological values of water catchment areas;
Condition 45 provides, among other things, no clearing of native vegetation including Old Growth
iii. the water quality of waterways, the Noosa River “Habitat Trees” (i.e. trees with hollow branches and limbs) is permitted during subdivision construction
system and ground and surface waters; without the prior written approval of Council’s Environmental delegate.
iv. that part of the natural environment that may be Condition 46 requires that a koala exclusion fence must be constructed to Council standards and
environmentally harmed by vermin, pests, noxious positioned along the entire common boundary of Walter Hay Drive and Lots 50, 51 and 52 and
plants or threats such as fire, development and particular reserves.
inappropriate land management;
Condition 47 requires traffic calming devices on Hollett Road between Lots 9 and 10.
v. vistas and scenic amenity of the landscape;
Condition 48 requires a fauna underpass to be incorporated at or adjacent to the creek crossing on
vi. coastal resources and values including coastal Hollett Road.
foreshores, near shore marine environments,
beaches, dunes, rocky headlands, beaches and Condition 49 requires the reuse of cleared vegetation as habitat features in rehabilitation areas.
river mouths; and Condition 50 requires that an arboreal fauna crossing must be provide in the form of a rope bridge on
vii. koala habitat areas and ecological linkages that Hollett Road adjacent to Lot 10.
provide for connectivity and safety for the long- Condition 51 requires that two koala (road) signs must be provided on Hollett Road.
term viability of koala populations.
Condition 52 requires that domestic cats must be permanently retained within the respective dwelling
houses and/or within a purpose built cat enclosure.
Condition 53 requires that boundary fencing to all lots must be koala friendly.
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Element Outcome Compliance statement *
Conditions 54 to 56 contain requirements for wildlife during vegetation removal/disturbance as part
of the approval.
These conditions require updating to reflect the reduced yield and consequential lot renumbering.
Natural resources are further considered by way of maintaining ecological processes including wildlife
connectivity.
Appendix F provides a context plan for the greater locality illustrating how corridors within the site tie into
the broader corridor network including crossings of Walter Hay Drive. The plan illustrates that corridors are
provided to key crossing points of Walter Hay Drive and corridors of dimensions wider than those provided
in nearby developments.
13.7.2 - Overall Outcome (g) The proposed development layout retains all areas of remnant in addition to tracts of regrowth vegetation
The overall outcomes sought for the Biodiversity Overlay with ~82% of the site that is dedicated as a park or under covenant. The remaining ~18% to be developed
Code are the following: - supports either grasses or regrowth vegetation. Clearing is minimised and occurs where it is reasonably
necessary and where it is necessary it will occur in a sensitive manner. Natural resources are further
… considered by way of maintaining ecological processes including wildlife connectivity and conditions of
g) Clearing of protected vegetation only occurs where it is approval including:
reasonably necessary and in an environmentally Condition 44 requires revegetation / rehabilitation plantings generally within those existing cleared
sensitive manner that provide for suitable replacement areas north of Lot 4 and between Lots 9 and 19 to offset clearing associated with the realignment and
plantings. widening of Hollett Road.
Condition 45 provides, among other things, no clearing of native vegetation including Old Growth
“Habitat Trees” (i.e. trees with hollow branches and limbs) is permitted during subdivision construction
without the prior written approval of Council’s Environmental delegate.
Condition 49 requires the reuse of cleared vegetation as habitat features in rehabilitation areas.
Conditions 54 to 56 contain requirements for wildlife during vegetation removal/disturbance as part
of the approval.
These conditions require updating to reflect the reduced yield and consequential lot renumbering.
Specific Outcomes O1, O2 and O3 The proposed development layout retains all areas of remnant in addition to tracts of regrowth vegetation
Environmental Protection Area & Environmental with ~82% of the site that is dedicated as a park or under covenant. The remaining ~18% to be developed
Enhancement Area Vegetation & Riparian Buffer Area supports either grasses or regrowth vegetation. The retention of vegetation is maximised by maintaining
ecological processes and wildlife connectivity through the existing approval conditions including:
O1 Vegetation of local origin on premises identified as: -
Condition 42 requires a permanent fence along the common boundary of Lots 3 to 11, 13, 14, 16, 51
a) Environmental Protection Area or Riparian Buffer Area and 52 with the adjacent reserves. The fence along the common boundary of Lots 3 to 11, 13, 14 and
on the Biodiversity Overlay Maps OM1.1 to OM9.1, is 16 with the adjacent reserves must, among other things, be dog proof.
retained and conserved in its present form or improved
to ensure its ongoing contribution to the natural Condition 44 requires revegetation / rehabilitation plantings generally within those existing cleared
resources and biological diversity of the Noosa Shire areas north of Lot 4 and between Lots 9 and 19 to offset clearing associated with the realignment and
(Extract 1); and widening of Hollett Road.
b) Environmental Enhancement Area10 on Biodiversity Condition 45 provides, among other things, no clearing of native vegetation including Old Growth
Overlay Maps OM1.1 - OM9.1, is protected from the “Habitat Trees” (i.e. trees with hollow branches and limbs) is permitted during subdivision construction
impacts of development by- without the prior written approval of Council’s Environmental delegate.
i. avoiding edge effects; Condition 46 requires that a koala exclusion fence must be constructed to Council standards and
ii. avoiding fragmentation; and positioned along the entire common boundary of Walter Hay Drive and Lots 50, 51 and 52 and
particular reserves.
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Element Outcome Compliance statement *
iii. maintaining vegetation in manageable and Condition 47 requires traffic calming devices on Hollett Road between Lots 9 and 10.
viable configurations. Condition 48 requires a fauna underpass to be incorporated at or adjacent to the creek crossing on
AND Hollett Road.
O2 For the purpose of Reconfiguring a Lot new lots are only Condition 49 requires the reuse of cleared vegetation as habitat features in rehabilitation areas.
created where they minimise the fragmentation and
Condition 50 requires that an arboreal fauna crossing must be provide in the form of a rope bridge on
maximise the retention of existing vegetation.
Hollett Road adjacent to Lot 10.
Condition 51 requires that two koala (road) signs must be provided on Hollett Road.
Condition 52 requires that domestic cats must be permanently retained within the respective dwelling
houses and/or within a purpose built cat enclosure.
Condition 53 requires that boundary fencing to all lots must be koala friendly.
Conditions 54 to 56 contain requirements for wildlife during vegetation removal/disturbance as part
of the approval.
These conditions require updating to reflect the reduced yield and consequential lot renumbering.
The proposed development will maximize the retention of vegetation. Further, given the clearing largely
follows the edge of existing grasses and regrowth there will not be a substantive increase in fragmentation
or edge effects. The extent of vegetation clearing is acceptable.
Specific Outcome O5 Riparian buffer zones are associated with Eenie Creek and its tributaries. The revised subdivision layout
Riparian Zones retains buffers to Eenie Creek & its tributaries consistent with the requirements of specific outcome 05.
The biodiversity and ecosystem values of watercourses,
drainage lines, wetlands and adjacent riparian zones are
protected by-
a) avoiding any new development in the riparian buffer
area;
b) retaining aquatic and terrestrial habitat in riparian
zones;
c) maintaining wildlife corridors along watercourses and
drainage lines for native fauna movement;
d) avoiding edge effects and incompatible uses in riparian
zones;
e) maintaining bank stability by minimising bank erosion
and slumping;
f) maintaining water quality by filtering sediments,
nutrients and other pollutants; and
g) removing undesirable plant species and replacing them
with vegetation of local origin;
Specific Outcome O7 The development footprint has been reduced and building location envelopes have been introduced in
Koala Habitat Areas order to increase vegetation protection. The proposed development layout retains all areas of remnant in
addition to tracts of regrowth vegetation with ~82% of the site by way of dedication as a park or under
O7 Development is designed, constructed and operated to- covenant. The remaining ~18% to be developed supports either grasses or regrowth vegetation. Potential
a) avoid adverse impacts on koalas and koala habitat;
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Element Outcome Compliance statement *
b) provide measures to assist the survival of koala koala habitat is retained, protected and, in part, enhanced by way of the design and conditions of approval
populations in the area to mitigate any potential threats including:
or risks to koalas; Condition 42 requires a permanent fence along the common boundary of Lots 3 to 11, 13, 14,
c) provide for safe and appropriate koala movement 16, 51 and 52 with the adjacent reserves. The fence along the common boundary of Lots 3 to 11,
across the landscape; and 13, 14 and 16 with the adjacent reserves must, among other things, be dog proof.
d) provide for a net gain in mature and actively Condition 44 requires revegetation / rehabilitation plantings generally within those existing
regenerating koala habitat cleared areas north of Lot 4 and between Lots 9 and 19 to offset clearing associated with the
realignment and widening of Hollett Road.
Condition 45 provides, among other things, no clearing of native vegetation including Old
Growth “Habitat Trees” (i.e. trees with hollow branches and limbs) is permitted during subdivision
construction without the prior written approval of Council’s Environmental delegate.
Condition 46 requires that a koala exclusion fence must be constructed to Council standards
and positioned along the entire common boundary of Walter Hay Drive and Lots 50, 51 and 52
and particular reserves.
Condition 47 requires traffic calming devices on Hollett Road between Lots 9 and 10.
Condition 48 requires a fauna underpass to be incorporated at or adjacent to the creek crossing
on Hollett Road.
Condition 49 requires the reuse of cleared vegetation as habitat features in rehabilitation areas.
Condition 50 requires that an arboreal fauna crossing must be provide in the form of a rope
bridge on Hollett Road adjacent to Lot 10.
Condition 51 requires that two koala (road) signs must be provided on Hollett Road.
Condition 52 requires that domestic cats must be permanently retained within the respective
dwelling houses and/or within a purpose built cat enclosure.
Condition 53 requires that boundary fencing to all lots must be koala friendly.
Conditions 54 to 56 contain requirements for wildlife during vegetation removal/disturbance as
part of the approval.
These conditions require updating to reflect the reduced yield and consequential lot renumbering.
Appendix F provides a context plan for the greater locality illustrating how corridors within the site tie into
the broader corridor network including crossings of Walter Hay Drive. The plan illustrates that corridors are
provided to key crossing points of Walter Hay Drive and corridors of dimensions wider than those provided
in nearby developments.
The proposed development has been designed to avoid adverse impacts on koalas and koala habitat and
will avoid adverse impacts on potential koala habitat by meeting O7.
Specifically this includes:
(O7a) avoids adverse impacts on koalas and potential koala habitat by way of the conditions
described above.
(O7b) provides measures to assist the survival of koala populations in the area to mitigate any
potential threats or risks to koalas by way of the conditions described above.
(O7c) provide for safe and appropriate koala movement across the landscape by way of the
conditions described above.
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Element Outcome Compliance statement *
(O7d) provide actively regenerating koala habitat. Areas dedicated as a Park provide opportunities to
accommodate actively regenerating koala habitat.
Specific Outcome O11 The development footprint has been reduced and building location envelopes have been introduced in
Habitat trees order to increase vegetation protection. The proposed development layout retains all areas of remnant in
addition to tracts of regrowth vegetation within ~82% of the site. Natural resources are further considered
O11 Habitat trees (including dead trees) and recruitment by way of maintaining ecological processes including wildlife connectivity. Condition 45 that provides,
habitat trees are protected for native fauna habitat, where among other things, no clearing of native vegetation including Old Growth “Habitat Trees” (i.e. trees with
practicable. hollow branches and limbs) is permitted during subdivision construction without the prior written approval of
Council’s Environmental delegate can be updated to further address habitat trees.
Specific Outcome O16 The proposed development layout retains all areas of remnant in addition to tracts of regrowth vegetation
Replanting and rehabilitation within ~82% of the site that is dedicated as a park or under covenant. The remaining ~18% to be
developed supports either grasses or regrowth vegetation. Ecologically important areas can be restored
O16 Development provides for ecologically important areas and enhanced by way of the design and conditions of approval. Natural resources are further considered
to be restored and enhanced through the following by way of maintaining ecological processes including wildlife connectivity and further addressed through
measures- the conditions of approval including:
a) siting landscaped areas to complement and enhance Condition 42 requires a permanent fence along the common boundary of Lots 3 to 11, 13, 14, 16, 51
existing vegetation; and 52 with the adjacent reserves. The fence along the common boundary of Lots 3 to 11, 13, 14 and
b) removal of all species likely to displace native flora 16 with the adjacent reserves must, among other things, be dog proof.
species or degrade fauna habitat;
Condition 44 requires revegetation / rehabilitation plantings generally within those existing cleared
c) replanting and rehabilitating degraded habitat; and areas north of Lot 4 and between Lots 9 and 19 to offset clearing associated with the realignment and
d) replacing any vegetation removed with suitable widening of Hollett Road.
replacement vegetation of local origin. Condition 49 requires the reuse of cleared vegetation as habitat features in rehabilitation areas.
Condition 50 requires that an arboreal fauna crossing must be provide in the form of a rope bridge on
Hollett Road adjacent to Lot 10.
These conditions require updating to reflect the reduced yield and consequential lot renumbering.
Specific Outcome O17 With reference to maintenance and enhancement of biodiversity (O17a) and minimising threat of fire to the
Fire management measures are adopted based on natural environment (O17b in part) the revised layout has been prepared in a manner than includes
ecological principles, which— appropriate fire management measures that maintain biodiversity.
a) maintain and enhance biodiversity;
b) minimise threat of fire to the natural environment, life
and property; and
c) provide for effective use and maintenance of buildings
and structures.
Specific Outcome O18 The development footprint has been reduced and building location envelopes have been introduced in
Clearing protected vegetation does not involve- order to increase vegetation protection. The proposed development layout retains all areas of remnant in
addition to tracts of regrowth vegetation across ~82% of the site that is dedicated as a park (or under
a) the removal of vegetation in ecologically important covenant.
areas;
This includes a buffer to Eenie Creek that is a minimum of ~80m wide. The remaining ~18% to be
b) removal of vegetation or habitat for fauna identified or developed supports either grasses or regrowth vegetation. Natural resources are further considered by
referred to as requiring protection in State or way of maintaining ecological processes including wildlife connectivity.
Commonwealth legislation;
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Hollett Road Ecological Assessment
Minor Change Application - 191 Hollett Road, Noosaville
Element Outcome Compliance statement *
c) removal of vegetation located on a prominent hillside, The proposed development does conserve, manage, enhance and rehabilitate ecologically important areas
slope or ridgeline; and thereby the landscape values of patches of bushland and scattered Eucalypts.
d) vegetation within 400 metres of the full level of ponded
water within Lake Macdonald;
e) removal of riparian vegetation;
f) vegetation which is or is capable of forming or
contributing to a buffer between different land uses;
g) vegetation which is or is capable of forming or
contributing to a visual buffer or a buffer against
pollution, light spillage or noise;
h) vegetation which contributes to scenic amenity or
landscape quality;
i) vegetation the clearing of which may cause or
contribute to erosion or slippage.
Specific Outcome O19 The development footprint has been reduced and building location envelopes have been introduced in
Clearing protected vegetation does not increase the order to increase vegetation protection. The proposed development layout retains all areas of remnant in
likelihood of or result in adverse impacts on- addition to tracts of regrowth vegetation across ~82% of the site that is dedicated as a park or under
covenant. The remaining ~18% to be developed supports either grasses or regrowth vegetation. Limiting
a) remnant vegetation of local origin, classified as remnant impacts on environmental values are further considered by way of maintaining ecological processes
of concern regional ecosystem or remnant endangered including wildlife connectivity. Existing conditions that can be updated to further enforce this outcome
regional ecosystem or is vegetation located in a include:
wetland;
Condition 38 requires the land areas identified as “Park” on the approved plans (as amended) to be
b) the diversity of flora or fauna species supported or likely
dedicated to the Crown as Reserve(s) for Environmental Purposes.
to be supported by the vegetation community;
Condition 45 provides, among other things, no clearing of native vegetation including Old Growth
c) a flora or fauna community or individual species which
has conservation status in State or Commonwealth “Habitat Trees” (i.e. trees with hollow branches and limbs) is permitted during subdivision construction
legislation; without the prior written approval of Council’s Environmental delegate.
d) hydrology of an area or upon a hydrologically-sensitive Condition 63 requires that a vegetation protection covenant must be registered against the titles of
plant community such as heathland, sedgeland, Lots 50, 51 and 52 over the land areas identified as Areas A5, B2, A6 and B3 (as identified on the
melaleuca forest or mangrove forest; relevant map). The covenant document (including the relevant requirements) and a survey plan must
e) a water catchment area or water quality; be submitted to Council for endorsement prior to registration.
f) vegetation which has cultural heritage values; Condition 44 requires revegetation / rehabilitation plantings generally within those existing cleared
areas north of Lot 4 and between Lots 9 and 19 to offset clearing associated with the realignment and
g) vegetation required to support, protect and maintain
biodiversity values within the Noosa Shire, whether widening of Hollett Road.
these be of local, regional, state or national
significance; These conditions require updating to reflect the reduced yield and consequential lot renumbering.
h) a person or industry reliant on maintaining the
vegetation; or
i) neighbouring land, scenic amenity and environmental
values.
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Hollett Road Ecological Assessment
Minor Change Application - 191 Hollett Road, Noosaville
Element Outcome Compliance statement *
Specific Outcome O22 The development footprint has been reduced and building location envelopes have been introduced in
Native vegetation, including individual mature trees are order to increase vegetation protection. The proposed development layout retains all areas of remnant in
retained, protected, maintained and supplemented, with addition to tracts of regrowth vegetation within ~82% of the site.
particular consideration given to-
a) roadsides;
b) the amenity of adjoining land uses; and
c) the protection of environmentally sensitive areas.
* - Where updates to conditions are discussed, these are to be consistent with changes proposed by JFP in their correspondence (dated November 2019, reference M1775) that consider reduction in yield and revised
lot numbering.
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Hollett Road Ecological Assessment
Minor Change Application - 191 Hollett Road, Noosaville
3.2 State Compliance Measures
With respect to the State Planning Policy and Development Assessment Mapping, Table 3-2 outlines how the revised plans will address the environmental legislative
requirements pertaining to the site.
Table 3-2 Compliance measures in accordance with the SPP and DA mapping.
Element Compliance Statement
Coastal management district The entire site is entirely within the Coastal management district. With reference to Matters of State Environmental Significance the following is noted
The proposal avoids all areas of remnant regional ecosystems under the Vegetation Management Act 1999.
The proposal avoids wetlands in a wetland protection area or wetlands of high ecological significance shown on the Map of referable wetlands under the Environmental
Protection Regulation 2008.
The proposal avoids wetlands and watercourses in high ecological value waters as defined in schedule 2 of the Environmental Protection (Water) Policy 2009.
The proposal avoids designated precincts in strategic environmental areas under the Regional Planning Interests Regulation 2014.
The proposal avoids impacts on threatened wildlife under the Nature Conservation Act 1992 and special least concern animals under the Nature Conservation (Wildlife)
Regulation 2006.
The proposal avoids protected areas under the Nature Conservation Act 1992 excluding coordinated conservation areas.
The proposal avoids highly protected zones of state marine parks under the Marine Parks Act 2004.
The proposal avoids declared fish habitat areas under the Fisheries Act 1994.
The proposal avoids waterways that provide for fish passage under the Fisheries Act 1994 if the construction, installation or modification of waterway barrier works carried
will limit the passage of fish along the waterway.
The proposal avoids marine plants under the Fisheries Act 1994.
The proposal avoids legally secured offset areas.
Regulated vegetation The proposal avoids all areas of remnant regional ecosystems under the Vegetation Management Act 1999.
Fish habitat and waterways The proposal avoids fish habitat and waterways mapped for waterway barrier works
Protected Plants A flora survey in accordance with the Flora Survey Guidelines - Protected Plants Nature Conservation Act 1992 will be required for the Site at a later date.
Koala Habitat The Environmental Protection Agency (EPA) gave a concurrence agency response which contained advice which deals with koala matters as part of the approval.
The development footprint has been reduced and building location envelopes have been introduced in order to increase vegetation protection. The proposed development
layout retains all areas of remnant in addition to tracts of regrowth vegetation across ~82% of the site that is to be dedicated as a park or under covenant. The remaining
~12% to be developed supports either grasses or regrowth vegetation. The revised design remains consistent with advice provided by the Environmental Protection Agency as
part of the original approval and result in greater alignment with the outcomes sought under Section 7 of schedule 11 in the Planning Regulation 2017 (assessment
benchmarks for development in koala habitat areas).
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Hollett Road Ecological Assessment
Minor Change Application - 191 Hollett Road, Noosaville
Minor Change Application - 191 Hollett
Road, Noosaville
APPENDIX
EXISTING APPROVAL PACKAGE
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- - - - -----------
In the Planning and Environment Appeal No. 344 of 2009
Court
Held at: Maroochydore
Between: JOHN HOFMANN Appellant
And SUNSHINE COAST REGIONAL COUNCIL Respondent
And CHIEF EXECUTIVE UNDER THE Co-Respondent
VEGETATION MANAGMENT ACT 1999
,.-~-
Before His Honour Judge Robertson
Date of Hearing: 5July2013
Date of Judgment: 5 July2013
THIS MATTER HAVING on 5 July 2013 come on for hearing by way of appeal from the decision
of the co-respondent lo direct the respondent to refuse a development appllcallon for a
development permit for reconfiguring a lot (83 lots) ("development application•) for land at 191
Hollett Road, Noosavllle and more particularly described as lot 53 SP 163571 r~nd the subject
of the development application")
UPON THE COURT BEING SATISFIED the changes made to the development application the
subject of these proceedings depicted In JFP plan numbered M1775 00 12 E dated 21 June
2012 are minor changes
IT IS ADJUDGED THAT:
1. The appeal is allowed
2. The development application Is approved subject to the requirements and condilions
attached
3. The concurrence agency condition by the chief execuUve administering the Coastal
Protection and Management Act 1995 be changed as follows:
"1. The works must be undertaken in accordance with the plan listed below.
Plan: Proposal Plan M1775 00 12 Eby JFP dated 21 June 2012"
GANTT LEGAL
Level 22 69 Ann Street
Brisbane Qld 4000
Telephone 1300 472 529
[email protected] .au
Contact Andrew Davis
Page 35
Filed on: 1 ;to112013 Filed by: GANTT LEGAL Service address: Level 22 69 Ann Street Brisbane Qld 4000 Telephone: 1300472 529 Email: [email protected] Page 2
Page 36
------------~----·-- -··· · - - · · ·
I APPLICATION DETAILS
Anollcatlon No: 152006.1999
Street Address: 191 Hollett Road, Noosaville
Real Prooertv Descrlolion: Lot 53 SP 163571
Planning Scheme: Superseded Planning Scheme-1985 Schedule and 1997
Stratealc Plan for Noose
I DECISION DETAILS
The following type of approval has been issued:
• Development Permit for Reconfiguration of a Lot (52 Lots & Park)
I RELEVANT PERIOD OF APPROVAL
The relevant period is 4 years.
I CONDITIONS
PLANNING
When Conditions Must Be Complied With
1. Unless otherwise stated, all works required by the conditions of this Decision Notice
as relevant to each particular stage must be completed prior to submission of the
subdivision plan to Council for compliance assessment for the particular stage.
Approved Plans
2. Development authorised by this approval must be undertaken generally in
accordance with the Approved Plans listed within this Decision Notice. The Approved
Plans must be amended to Incorporate the amendments listed within this Decision
Notice and resubmitted to Council prior to the Issue of the first Development Permit
for Operallonal Works*
3. All lot numbering on the subdivision plan to be submitted to Council for comptiance
assessment must remain as shown on the Approved Plans.
Subdivision Staging
4. The development must be staged In accordance with the stage boundaries shown on
the Approved Plans. Any road access and Infrastructure services required to service
the particular stage are constructed with that stage.
Development Completlon
5. The uncompleted aspects of this development approval lapses Ir the subdivision plan
for the last stage of the development has not been registered by the relevant titles
authority within 6 years of the date this approval lakes effect.
Plan of Development/Setbacks
6. All buildings and structures must be setback a minimum of 6 metres from the road
frontage and 3 metres from all other boundaries, except for Lots 51 and 52 where the
setback to any boundary must be a minimum of 10 metres. A Table indicating the
building setbacks must be Included on an amended approved plan.
A copy of the approved Plan of Development must be included in the contract of sale
for all Lots.
Page 37
Lot Layout
8. The rear property boundary of Lots 16, 20, 21 and 22 must be setback 10 metre from
the existing property boundary to Walter Hay Drive. The land area (10 metres)
between the lots and Waller Hay Drive must be dedicated to the Crown as Reserve
for Park.
Acoustic Requirements
8. An acoustic barrier must be constructed on Lots 16, 20, 21 and 22 for noise
atlenuatlon. The barrier must be constructed fn accordance with an Operational
Works approval and the following:
(a) the barlier must be positioned entirely within private property along the
rear/eastern boundary of Lots 16, 20, 21 and 22 (adjacent to the reserve for
· Park boundary); ·
(b) the barrier alignment must be varied where necessary to preserve existing
significant vegetation with all vegetation within the 10 metre setback
maintained and protected during construction, unless varied by Council;
(c) the barrier must not Include a mound;
(d) the barrier must be erected to a height Indicated on the approved plan (as
amended), and measured from the finished ground level of the site;
(e) returns must be constructed at each end of the barlier for a lenglh Indicated
on the approved plan;
(f) the barrier must be constructed by the developer as part of Stage ·3; and
(g) maintenance of the acoustic barrier In a good condition shall be the
responsibility of the lot owner.
10. Certification must be submitted to Council from a qualified person" which certifies that
the acoustic barrier has been constructed In accordance with the requirements of this
Decision Notice. "(Refer to Advisory Note)
11. All dwelllngs (Including two (2) storey dwellings) on Lots 16, 20, 21,22, 50 and 51
must be sited within the Building Envelopes for Noise as shown on the approved plan
number 12-49a-2 •Noise Barrier and BLE", prepared by MWA Environmental dated
30 May 2012 (as amended).
12. For all two (2) storey dwellings on Lots 16, 20, 21, 22, 50 and 51, an acoustic report
must be prepared by a qualified person'" recommending design, material and
construction requirements to achieve Internal noise levels recommended by
Australian standard AS2107:2000 within habitable rooms using the methodology of
AS 3671:1989 and all such dwellings must be constructed to these standards. The
acoustic report must be submitted to council prior to the Issue of a building approval.
"(Refer to Advisory Note)
13. Prior to the issue of the Certificate of Classification for the dWelll11g houses on the
affected lot's, certification must be submitled to Council from a qualified person"
which certifies that the development has been constructed In accordance with the
acoustic report and the requirements of this Decision Notice.
Park Dedication
14. Park allotments must be dedicated to Council with each stage of lhe development In
accordance With the approved plans.
15. Park allotments east of Walter Hay Drive must be dedicated to Council with Stage 4
of the development.
Road Dedication/ Closure Hollett Road
The applicant must bear the costs associated with Council lodging a simultaneous
road opening and road closure application to allow the existing road reserve to be
consolidated into Council's fre,ehold land (Lot 77 on SP 177938) and a new road
2
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reserve (minimum 22 metres) opened over the existing track and new road formation
in Hollett Road. Plan seaHng of Stage 1 must not occur until such time that the road
opening / closure application has been completed and the road constructed. An
infrastructure agreement selling out the obligations of lhe Council and the Applicant
In respect of obtaining approval for the road opening and road closure must be
prepared and executed within 3 months of this approval taking effect, unless further
extended by agreement between the parties.
Performance J!ond
17. Security in the form of a cash bond or trading bank guarantee In the sum of $60,000
must be submitted to Council, to secure performance of all conditions of this
approval, prior lo the issue of the first Development Permit for Operational Works.
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.
CIVIL ENGINEERING
External Works
18. Hollett Road must be upgraded for the length of Its frontage to the subject site and
extending to the west to Eumundi Noose Road. The works must be undertaken In
accordance with an Operational Works approval for the relevant stage and must
include in particular:
(a} Stage 1 - that part of Hollett Road extending from the prolongation of the
eastern boundary of Loi 9 to the existing formation of Hollett Road al a point
approximately 100 metres from Eumundl Noosa Road must be:
(I) Designed and constructed with a 7 metre wide kerb to kerb formation
(flush kerb may be used where applicable);
(10 Constructed such that It Is Immune from flooding during a peak 10
year ARI event and has maximum depth of Inundation of 250 mm
and DV < 0.6 during a peak 100 year ARI flood event Crossings
shall be constructed such that there are no offsite flood Impacts on
land not owned by Council. Further, the road crossings shall be
constructed such that they do not change the standing water level
within the land upstream of the road;
(Iii) Aligned generally along the centreline of the existing track and varied
where necessary to preserve existing significant vegetation;
(Iv) A temporary turnaround facility must be constructed adjacent to the
eastern boundary of Lot 9. The temporary turnaround facHlty musl
be In accordance with an Operational Works approval and must be of
sufficient size to accommodate the 3-point turn manoeuvre of a
Waste Collection Vehicle (WCV};
(v) Intersections with the proposed internal road;
(vi) Installation of street lighting at the Intersections and elsewhere as
required; and
(vii) Connection to and reinstatement of the existing property accesses
along Hollett Road.
'
These works must be completed prior to the sealing of the Survey Plan for
Stage 1.
Stage 2 - that part of Hollett Road extending from the prolongation of the
eastern boundary of Lot 9 to the eastern boundary of Lot 49 shall be:
(i) Designed and constructed with a 7 metre wide kerb to kerb formation
(flush kerb can be used where applicable);
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(II) Conslructed such that II Is Immune from flooding during a peak 1O
year ARf event and has maximum depth of Inundation of 250 mm
and OV < 0.6 during a peak 100 year ARI flood event. Crossings
shall be constructed such that there are no offslte flood impacts on
land not owned by Council. Further, the road crossings shall be
constructed such that they do not change the standing water level
wilhfn the land upstream of the road;
(Ill) Aligned generally along the centreline of the existing track and varied
where necessary to preserve existing significant vegetation;
(iv) Remove the temporary tumaround area adjacent to Lot 9;
{v) A temporary turnaround facility must be constructed adjacent to the
eastern boundary of Lot 49. The temporary turnaround faclllty must
be In accordance with an Operallonal Works approval and must be of
sufficient size to accommodate the 3-polnt tum manoeuvre of a
Waste Collection Vehicle (WCV);
(vi) Intersections with the proposed Internal road; and
(vii) Installation of street lighting at the Intersections and elsewhere as .
required.
These works must be completed prior to the sealing of the Survey Plan for
Stage 2.
(c) Stage 4 - that part of Hollett Road extending from the cul-de-sac turnaround
area adjacent to Lot 49 to the eastern side of the Walter Hay Drive culvert
shall be:
(I) Designed and constructed with a 4 metre wide sealed surface on a 4
metre wide formation;
(ii) Include a·slngle passing bay on the eastern side of Walter Hay Drive
underpass and a *Give Way" sign, and elsewhere where site lines
are obstructed; ·
(iii) That part of Hollett Road extending from the eastern side of the
culvert for Walter Hay Drive to the existing access track within Lot 52
shall be designed and constructed with a 4 metre wide gravel surface
formation; and
(iv) The temporary turnaround adjacent to the eastern boundary of Lot 49
must be sealed.
19. A new intersection with Hollett Road must be constructed at a point approximately
100 metres from Eumundl-Noosa Road, and joining the new formation of Hollett Road
(required by condition 16) to the existing formation. The works must be undertaken
In accordance with an Operational Works approval and must Include In particular:
(a) vehicle priority maintained east/west along the existing Hollett Road;
(b) provision of sight distances adequate for the design speed of the road;
(c) Street slgnage and line-marking; and
(d) Street lighting with the number of street lights and their location to be
determined at operational works stage.
These works must be completed prior to the sealing of the Survey Plan for Stage 1.
Site Access and Driveways
A sealed access driveway must be provided for all lots with a swale/bloretention
swale drain located In their frontage, if applicable. The access driveway must extend
from the edge of the road formation to the property boundary. The works must be
undertaken In accordance with an Operational Works approval and must include in
Page 40
particular a driveway crossover in accordance with IPWEAQ standard drawing SEQ
R-056.
New Roads
21. The new roads shown on the Approved Plans must be constructed in accordance
with the conditions of this Decision Notice and dedicated as road reserve at no cost to
Councll.
22. A temporary turnaround facftity must be constructed at the end of each road left
temporarily Incomplete as a result of the development staging. The temporary
turnaround facilities must be In accordance with an Operational Works approval and
must be of sufficient size to accommodate the 3-polnt turn manoeuvre of a Waste
Collection Vehicle ~CV).
23. New roads as shown on the Approved Plans must be constructed. The works must
be undertaken in accordance with an Operational Works approval and must Include in
particular:
(a) Stage 1:
(0 6 metre wide kerb to kerb formation within a 20 metre wide road
reserve;
(ii) sealing, kerbing and channelllng (flush kerb may be used where
applicable):
(01) a cul-de-sac turnaround area with a minimum 9 metre radius and
minimum 4 metre wide verge al any point on the turning circle; and
(iv) installation of street lighting where necessary.
These works must be completed prior to the sealing of the Survey Plan for
Stage 1.
(b) Stage 2:
(I) 6 metre wide kerb to kerb formation within a 20 metre wide road
reserve;
(ii} a cul-de-sac turnaround area with a minimum 9 metre radius and a
minimum 4 metre wide verge at any point on the turning circle
(Ill) sealing, kerbing and channelling (flush kerb may be used where
applicable);
(Iv) a temporary turnaround facility must be constructed adjacent to the
to the northern boundary of Lot 36;. The temporary turnaround
facility must be in accordance with an Operational Works approval
and must be of sufficient size to accommodate the 3-polnt turn
manoeuvre of a Waste Collection Vehicle (WCV); and
(v) Installation of street lighting where necessary.
These works must be completed prior to the sealing of the Survey Plan for
Stage 2.
(c) Stage 3:
(0 All roads - 6 metre wide kerb to kerb formation within a 20 metre
wide road reserve;
(ii) cul-de-sac turnaround areas with a minimum 9 metre radius and a
minimum 4 metre wide verge at any point on the turning circle; and
(Iii) installation of street lighting where necessary.
These works must be completed prior to the sealing of the Survey Plan for ·
Stage 3.
Access Easement
The access driveway within the access easement within Lot 52 as shown on the
Approved Plans must be constructed. The works must be undertaken in accordance
with an Operational Works approval and must be:
5
Page 41
.,
(a) Aligned generally along the centreline of the existing track and varied where
necessary to preserve exlstfng significant vegetation;
(b) Constructed wllh a 4 metre wide gravel formation, and
(c) Include passing bays where sight lines are obstructed
These works must be completed prior to the sealing of the Survey Plan for Stage 4.
Pedestrian and Bicycle Facilities
25. The developer must construct a minimum 2.5m wide concrete path on a 4m wide
formation along the proposed fire trail to the north of Lots 14 and 16 boundaries. The
works must be undertaken in accordance with an Operational Works approval and
must:
(a) Be of sufficient dimensions and structural integrity to cater for use by
emergency vehicles,
(b) Be designed and constructed to ensure pedestrian safety using non-slip
materials, to produce an evenly graded surface finish and lo be in
accordance with the Olsablnty Discrimination Act 1992 and Australian
Standard 1428.1 Design for Access & Mobility
(c) Include suitable gales or removable bollards to prevent unauthorised vehicle
use
(d) Pram ramps must be Installed wherever needed to direct pedestrians across
roads.
26. The developer must construct a 3 metre wide sealed path within Waller Hay Drive
connecting the path from the north boundaries of Lots 14 and 16 to the path on the
western side of the existing bridge crossing Eenie Creek. The works must be
undertaken In accordance with an Operational Works approval and must:
(a} Include suitable pedestrian/cyclist safety features at the Waller Hay Drive
boundary and within Walter Hay Drive; and
(b) The sealed path must be aligned to preserve existing significant vegetation
Identified onsite with Council's Ecologist.
27. The developer must construct a minimum 2.5 metre wide informal path extending
from the northern end of the new (opposite lot 28) along the existing electrical
easement to the south western corner of Loi 54 SP163309. The works must be
undertaken In accordance with an Operational Works approval and must:
(a} Be of sufficient dimensions and Integrity to cater for use by emergency
vehicles;
(b) Be designed and constructed ·10 ensure pedestrian safety, to produce an
evenly graded surface constructed of 'deco' material to the satisfaction of
Council;
(c) Include suitable gates or removable bollards to prevent unauthorised vehicle
use;and
(d) Pram ramps shall be Installed wherever needed to direct pedeslrians across
roads.
28. The developer musl construct a 2.5 metre wide informal path from 'deco' material
within Lot 901 SP163309 connecting the path mentioned In Condition 27 with the
existing pathway network In Aspera Place. Pram ramps shaH be Installed wherever
needed to direct pedestrians across roads.
Directional slgnage for pedestrians and cyclists must be provided throughout the
subdivision to direct cyclisVpedeslrians to Aspera Place and Walter Hay Drive. The
slgnage must be approved by Council and Installed prior to sealing of the plans of
Stages 1 and 3 respectively.
6
Page 42
Electrlclty and Telecommunlcatlon Services
30. A connection to reticulated electricity and telecommunlcallon services must be
provided to each lot In accordance with an approval for Operational Works and the
standards and requirements of the relevant service provider.
31. Unless otherwise stipulated by telecommunlcalions 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
telecommunlcatlons.
32. Certification must be submllted from all relevant service providers which certify that
the development has met the requirements of this Decision Notice and all applicable
legislation at the time of construction.
Easements
33. Unless otherwise agreed In wriling 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.
34. Draft easement documentation must be submitted to Council for endorsement.
35. 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
36. All fill and associated ballers must be 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.
Damage to Services and Asset~
37. Any damage caused to existing services and assets above or below the ground must
be repaired: '
(a) where the damage would cause a hazard to pedestrian or vehicle safety,
Immediately; or
(b) Where otherwise, upon completion of the works associated with the
development.
Any repair work Which proposes to alter the alignment or level of existing services
and assets must first be referred to the relevant service authority for approval.
ENVIRONMENT
Reserves
38. The land areas identified as uPark" on the approved plans (as amended) must be
dedicated to the Crown as Reserve(s) for Environmental Purposes. The land to be
dedicated Is "non-trunk infrastructure• for the pu1poses of the Integrated Planning Act
1997.
39. The land areas to be transferred must be unencumbered by services such as pump
stations, services, easements or slmllar operational uses.
40. Those areas wbhin the land areas identified as "Park" on the approved plans (as
amended) which are required for stormwater infrastructure must be dedicated to the
Crown as Reserve(s) for Drainage.
The Energex power line easements EMT •a· RP177295 and EMT •c RP177294
within the land areas Identified as "Park" on the approved plans (as amended) and
exclusive of areas required for Reserves for Drainage must be dedicated to the
Crown as Reserve(s) for Open Space.
7
Page 43
42. A permanent fence(s) must be constructed along the entire length of the common
boundary of Lots 3 to 11 inclusive, Lots 13, 14, 16, 51 and 52, with the adjacent
Reserves for Environmental Purposes, Reserve for Drainage and the Reserve for
Park and the common boundary of Hollett Road with the Reserves for Park between
Lots 9 and 10 and east of lot 52 The fences must be constructed In accordance with
an Operational Works Approval and must be lo the following speclficatlons:M
(a) 1.2 metres high: except where the acoustic fence Is located to the rear of
Lots 16, 20, 21 and 22 - refer to the acoustic requirements condition(s);
(b) Dog proof except for those Reserves for Environmental Purposes adjacent to
Lots 51 and 52 where a 4 strand plain (fencing standard) wire fence will
suffice; and
{c) Provision of three lockable gates located adjacent to Lots 4 and 10 and at the
junction of Energex easements EMT "B" RP177295 and EMT •c• RP177294.
Weed management
43. The lands dedicated to the Crown as Reserve(s} for Environmental Purposes,
Drainage, Open Space and for Park plus the balance of the site i.e. Lots 1 to 52
Inclusive, must be, at the time of plan sealing, free of those weed species listed as
follows:
(a} Declared plants class 1, 2 and 3 under the Land Protection (Pest and Stock
Route Management) Act 2002 and subordinate Regulation 2003; and
(b) The Australian Government Alert list for Environmental Weeds.
Revegetatlon and Vegetation offsets
44. Provide revegetatlon/rehabllitation plantings generally within those existing cleared
areas north of Lot 4 and between Lots 9 and 1o to offset clearing associated with the
realignment and widening of Hollett Road to a maximum area of 5000 square metres.
The offset revegetation/rehablUlatlon are~ can be Implemented via the use of •uve
topsoil" won from road clearing works or via direct revegetation plantings or a
combination of both techniques. These rehabilitation areas are to Incorporate ground
habitat comprising of hollow logs, logs and large rocks won from clearing and site
earthworks.
Tree retention
45. No clearing of native vegetation Including Old Growth "Habitat Trees• (I.e. trees with
hollow branches and limbs) is permitted during subdivision construction without the
prior written approval of Council's Environment delegate. For Old Growth "Habitat
Trees• those trees given approval for removal must be confined to trees which pose a
well-founded threat to persons or property or are required to be removed for road and
services construction. A Queensland Parks and Wildlife Service qualified
"Spotter/catcher° must be present when any trees are removed. An equivalent
number of Council approved artificial nesting boxes of similar size to the tree hollows
removed must be provided lo Council and placed at the applicant's expense on
retained trees within the Reserve(s) for Environmental Purposes (of this estate).
Fauna protection
46. A koala exclusion fence must be constructed to Council standards and positioned
along the entire common boundary of Walter Hay Drive with the following: Lots 50, 51
and 52, the Reserves for Environmental Purposes on Eenie Creek and the reserve
for Park (adjacent to Lots 16, 20, 21 and 22). This fence must Incorporate koala
exclusion gates at the two emergency accesses onto Walter Hay Drive. The details of
the fence and gates must be submitled as part of an Operational Works application.
Traffic calming devices must be provided on Hollett Road between Lots 9 and 10.
The works must be undertaken in accordance with an Operational Works approval.
A fauna underpass Is to be Incorporated at or adjacent to the creek crossing on
Hollett Road. The details of the underpass must be submitted as part of an
8
Page 44
Operational Works application, and may be constituted by a culvert used for drainage
purposes.
49. Tree trunks, major limbs and woodchlps resulting from vegetation (Including old
growth trees) removal must be utilised within the revegetatlon/vegetatlon offset
planting areas. The tree trunks and major limbs are to be placed singly and In clumps
to replicate ground fauna habitat. ·
50. An arboreal fauna crossing must be provided in the form of a rope bridge on Hollett
Road adjacent to Lot 10.
51, Two koala (road) signs must be provided on Hollett Road, one In the vicinity of Lot 9
and the other on Hollett Road (when upgraded) near Goldburg Court.
52. Domestic cats must be permanently restrained within the respective dwelling houses
and/or within a purpose built cat enclosure.
53. Boundary fencing to all lots must be koala friendly.
54. Vegetation approved for removal/disturbance as part of this approval must be
checked for presence of wildlife by a wftdllfe spotter/catcher or other suitably qualified
person, Immediately prior to the commencement of vegetation clearance works.
55. The wlldllfe spotter/catcher must remain on-site for the duration of vegetation
removaVdlsturbance activities and must report to Council's delegate upon the
commencement and completlon of all vegetation removal activities on the site.
56. Any wildlife identified as being displaced as a result of vegetation
removaVdisturbance activities must be relocated Immediately prior to habitat
disturbance, in consultation wilh the Council's Environment delegate and In
accordance with the basic requirements of the Nature Conservation Act 1992.
Bushfire Management
57. Trafficable standard (for 4x4 vehicles) bushfire access tracks must be provided within
the fire trails and fire access corridors as Identified on the approved plans (as
amended) and in addition within the existing farm track located within the "Park"
located approximately west, of Lot 38.
58. The proposal plans must be amended to relocate the fire access corridors from Lots
22, 23, 34, 35, 41, 42 and 49 to within Lot 50 adjacent to the western and northern
boundaries.
59. A 6 metre wide easement for emergency access and fire fighting purposes must be
registered against the title of Lot 50 in favour of Council and Emergency Services
over the fire trail on the subject land (Lot 50). The easement must be granted at no
cost to Council and the wording of the easement documentation must be to the
satisfaction of Council.
60. Draft easement documentation must be submitted to Council for endorsement.
61. A building envelope must be provided on all lots affected by the mandatory 30 metre
building setback. The buUding envelope must exclude all areas identified as being
within the 30 metre mandatory building setback. The envelopes must be Indicated on
the plan of development and all buildings must be sited within the building envelopes.
62. All building envelope boundaries must be clearly delineated on the ground by the
placement of metal posts at all covenant corners and bends.
Vegetation Covenants
63. A vegetation protection covenant must be registered against the titles of Lots 50, 51
and 52 over the land areas Identified as Areas A5, B2, A6 and B3 as identified on the
Department of Natural Resources and Mines (DNRM) RARP - Plan Map Reference
2008/008142 dated 12 December 2012 and Identified on the approved plans (as
amended), pursuant to Section 97A of the Land Tille Act 1994. The covenant
document and a survey plan must be submitted to Council for endorsement prior to
9
Page 45
lodgement with the relevant titles authority for registration of lllle. The covenant
document must:
(a} Incorporate the requirements of this Decision Notice (including the ONRM
Referral Agency conditions);
(b) Include Sunshine Coast Regional Council as Covenanlee;
(c) Reference Queensland Land Title Registry Standard Terms Document No.
713966030;and
(d} Reference that obligations of the covenant must be complied with by the
applicant and an successors In title.
64. If a provision Included In the covenant document Is requisitioned or refused
registration by the relevant tltles authority, a substitute provision must be included In
the document which as nearly as practicable addresses the objective sought by the
requisitioned or reused provision. The wording of the substitute provision must be
agreed by Council.
65. All vegetation covenanted areas must be clearly delineated on the ground by steel
posts being located al corners and bends of boundaries.
66. Signs Identifying the covenant must be placed lo each boundary corner post of the
covenant area(s).
Street Tree Plantings
67. The following tree species (or other &pecles acceptable to council) are to be planted
within the street network at 8 metre Intervals:
(a) lots 1 to 3 Inclusive and 7 to 11 - Melaleuca quinquenervla;
{b) Lots 4 to 6 inclusive, Lots 12 and 13 and Lots 21 to 50 Inclusive - Bank&ia
lntegrlfolia;
(c) Lots 14, 15, 17, 18 and 19 -Melaleuca quJnquenervla;
(d) The •Park" opposite lots 37 to 39, 44 and 46 and 28 to 31 - Eucalyptus
racemosa; and
(e) The "Park" opposite lots 31 to 33, 36 and 37 and 14, 15, 17 to 19 -
Melaleuca salignus.
HYDRAULICS AND WATER QUALITY
Flooding
88. The surface levels of the building platform, effluent dispasal area and access to the
building platform (minimum area of 2000 m2) of all residential lots must be
constructed to provide flood Immunity. The works must be undertaken ih accordance
with an Operational Works approval and must Include In particular surface levels that
are higher than the 1 in 100 year ARI flood level.
FIiiing below the existing 100 year ARI flood level must be limited to that required to
provide surface levels of the building platforms, effluent disposal areas and access in
accordance with the above.
69. A table llstlng the applicable 1 In 100 year ARI flood levels applicable to each lot must
be provided for Councirs records. The table must be accompanied by certification
from a qualified person• which certifies that the levels are based on the latest study
referenced by Council's relevant Development Permits and Incorporates all
amendments. ·
*(Refer to Advisory Note}
In conjunction with the first operational works development application, provide a
revised flood study prepared by a qualified person.• The extent of the TUFLOW
model shall be expanded to include all of the tributaries crossed by the section of
Hollett Road required to be upgraded.
10
Page 46
*(Refer to Advisory Note)
71. An easement In favour of Council for drainage purposes must be registered against
the lilies of the properties over the land area identified as being below the 1 In 100
year ARI flood level on the subject site and over all stormwater quality improvement
devices on private allotments. Areas covered by vegetation covenant are to be
exclllded from the easement.
72. The easement must be granted at no cost lo Council. The wording of the easement
documentation must be in accordance wilh Council's standard easement document.
Draft. easement documentation must be submitted to Council for endorsement.
73. No structures, including solid-type fences are to be located within areas of the
allotment covered by drainage easement. No excavation, filling, or drainage works
are to be commenced on an easement without prior written consent of Council.
Maintenance of the area of the allotment covered by drainage easement rests with
the landowner or occupier.
Stormwater
74. Concurrent With any application tor Operational Works relating to this development, a
detailed Integrated Water Management Plan must be prepared by a suitably
experienced Registered Professional Engineer of Queensland (RPEQ) or equivalent.
All water management and drainage systems must be designed In accordance with
the detailed Integrated Water Management Plan and demonstrate compliance wHh
the water quality objectives being total suspended solids (median) < 20 mg/L, total
phosphorous (median( < 0.05 mg/L and total nitrogen (median) <0.5 mg/L OR meet
the following load based reduction targets 80% total suspended solids removal, 60%
total phosphorous removal and 45% total nitrogen removal. Compllance with water
quality objectives shall be demonstrated using the MUSIC model. When
demonstrating compliance with concentration based objectives, flows less than 10L/s
shall be excluded from calculation of the median concentration. The concentration /
load from each lot shall be representative of a lot containing an on site effluent
treatment system. The detailed Integrated Waler Management Plan must also be in
accordance with the follOwing:
(a) The latest Water Sensitive Urban Design Technical Design Guidelines
published by Healthy Wateiways I Water by Design;
(b) Queensland Urban Drainage Manual; and
(c) Australian Runoff Quality.
75. A stormwater quality treatment system must be provided for the development. The
works must be undertaken In accordance With an Operational Works approval and
the latest version of the Water Sensitive Urban Design Technical Design Guidelines
for South East Queensland and the Water by Design Bioratention Technical design
Gulde/Ines, and must Include In particular:
(a) Swales and bloretentlon swales which:
(l) must In accordance with the detailed Integrated Water Management
Plan;
(Ii} Stormwater from Lot 4 to 13 must be treated In swales / bloretention
swales located wlthin the allotment;
(iii) Stormwater from Loi 50 to 52 does not require treatment and must
not be included In the MUSIC model;
(Iv) Stormwater from Lots 1 to 3 and 14 to 49 must be treated In swales /
bioretentlon swales located within road reserve areas;
(v) Bioretention swales must have a minimum base width of 1.0 metre;
(vi) The use of any retaining walls within the road reserve must be
avoided;
11
Page 47
(vii) If stormwater quality treatment devices (bloretenllon swales / swales)
are located along the full frontage of a lot then the driveway to the lot
must be constructed as part of the operational works; and
(viii) All bioretention swales must be provided wllh a free-draining outlet
from the sub-soil drainage system.
76. Detailed life cycle costing must be prepared for the stormwater quality treatment
system by a Registered Professional Engineer Queensland and submltled to Council
prior to the issue of any Development Permit for Operational Works.
Acid SUifate Solls
77. An acid sulphate soft and groundwater Investigation and management plan must be
submitted with the first application for Operational Works and carried out In
accordance with:
(a) The Slate Planning Policy Guideline 2/02: Planning and Managing
Development invoMng Acid Sulfate Soils published by the Qld Department of
Natural Resources and Water
(b) QASSIT: Guidelines for Sampling & Analysis of Lowland Acid Sulfate Soils
{ASS) in Queensland 1998, published by the Department of Natural
Resources and Wafer
(c) The Queensland Acid Sulfate Soll Technlcal Manual: Soil Management.
Guidelines Version 3.8, published by the Department of Natural Resources
and Water.
78. All works musl be carried out In accordance wilh an Acid Soil and Groundwater
Management Plan for the development prepared by a qualified person• and
referenced In a Development Permit for Operational Works. •(Refer to Advisory
Note)
I REFERRAL AGENCIES
The referral agencies aoolicable to this aoolicatlon are:
Agency Trigger Department Agency Referral Trigger Response
The agency provided its
Vegetation Concurrence Department of Natural response on 11 December
Resources and Mines 2012 (Reference No. Elvas #
GPOBox2454 2006/012181). A copy of the
response Is attached.
BRISBANE QLD
4001
The agency provided Its
Coastal Concurrence Environmental
response on 2 May 2008
Management Protection Agency
(Reference No.
PO Box 168 MCY1951_BNE29922). A
copy of the response Is
COTTON TREE QLD allached.
4558
The agency provided Its
Contaminated Concurrence Environmental response on 2 April 2008. A
Land Protection Agency copy or the response is
PO Box15155 attached.
CITY EAST QLD
;, 4022
'·,\: The agency provided Its
: ,,:'.
;Acid Sulphate Advice Department of Natural
I\ response on 27 June 2008
12
Page 48
Resources and Water (Reference No.
IC1106NAM0002}. A copy of
PO Box 573. the response Is attached.
NAMBOUR QLD
4560r
No response received.
Electricity Advice Energex
Infrastructure
GPO Box 1461
BRISBANE OLD
4001
I APPROVED PLANS (REQUIRING AMENDMENT)
The following amendments to the Approved Plan are required prior to the Issuing of an
Operational Works Approval:
Plan No. Rev. Plan Name Date
M17750012 E Proposal Plan J & K Hofmann Hollett Road, 21/06/12
Noosavllle, prepared by JFP Urban
consultants
Amendments 1. Remove reference to Building Envelopes on lots not affected
by the mandatory 30 metre bushfire setback.
2. Include a Table Indicating buUdlng setbacks in accordance with
Condition 6.
3. Remove reference to building setbacks within the lot layoul
4. Remove the fire trail from within Lots 22, 23, 34, 35, 41, 42 and
49 and include the 6 metre fire trail within Loi 50 and reference
an easement.
5. Setback the boundary lo Lots 16, 20, 21 and 22, ten (10)
metres from the existing property boundary and Indicate this
area Is dedicated as park.
6. Include reference to domestic cats must be permanently
restrained within the respective dwelling house and/or within a
purpose built cat enclosure.
7. Include reference to boundary fencing lo all lots must be koala
friendly.
8. Include reference to an acoustic report is required for two (2)
storey dwellings on Lots 16, 20, 21, 22, 50 and 51
9. Add "building envelopes for noise" to Lots 16, 20, 21, 22, 50 &
51 as per plan 12-049a-2 "Noise Barrier & BLE•, prepared by
MWA Environmental and dated 30/5/12 (as amended)
12-049a-2 Noise Barrier and BLE, prepared by MWA 30/05/12
Environmental
Amendments 1. Amend plan to Indicate updated lot layout.
2. Remove the Building Envelope for Noise from within any
~ --~.:-.. covenant or easement areas .
.~\\> HMQ(I,:;,; ,•..,
:I!<~
~f "\,,V---'' 3. Remove reference ___
.,_·\.,.,...-----------l~__;..=;.;:;..;.;:;...;.;;.;..;;.;;.;;.;.;;.;;;:..::_ to .=-==;..:;;.;;....;.;.;.;;;..:::;.:;;:;__;;;a.=....:;..;;;,i==-=.:..i
an acoustic mound and replace with
« ~j i~\\::~i:
~
~
.
~q, t\
-.;,~OOC\'i'{<J~
~ ~~-=~
13
Page 49
barrier only.
[ REFERENCED DOCUMENTS
Not Applicable.
I ADVISORY NOTES
PLANNING
Nature and Extent of Approved Development
1. The applicant ls advised that this development approval comprises:
• Reconfiguring a Lot for 52 lots and Park.
Infrastructure Charges
2. This Development Permit may trigger an "Adopted Infrastructure Charge Notice• (if
applicable) to be issued in accordance wilh Council's "Adopted Infrastructure
Charges Resolution" under the State Planning Regulatory Provision (Adopted
Charges) and the Sustainable P/armlng Act 2009.
Road Naming Procedure
3. Road names must be approved by Council before a subdivision plan Is submitted for
compliance assessment and signing. A wrlllen request for proposed naming of roads
must be submitted to Council together with a plan of the proposed road~ and a
completed road naming application form. Further details can be found on Council's
website.
ENGINEERING
Building and Construction Industry (Portable Long Service Leave) Levy
4. From 1 January 2000, the Building and Construction Industry (Portable Long Service
Leave) Levy must be paid prior to the issue of a development permit where one Is
required for the 'BUildlng and Construction Industry'. This applies to Building Works,
Operallonal Works and Plumbing and Drainage Works applications, as defined under
the Sustainable Planning Act 2009, where the works are $80,000 or more and
matching the defmilion of 'Building and Construction Industry' under the Bulld/ng and
Construction lndustr; (Portable Long Service Leave) Act 1991. Council will not be
able to issue a Decision Notice without receipt of details that the Levy has been paid.
Should you require clarlflcatlon In regard to the amendments to the Building and
Construction lndustr; (Portable Long Service Leave) Act 1991, you should contact
Qleave on 1800 803 481 (free call) or (07} 3212 6855.
Co-ordination of Operational Works Assessment
5. To assist Council to undertake an Integrated assessment of the operational works
application, all aspects of the works must be Included In one (1) appllcatlon and be In
accordance with Council's planning scheme. Additional application fees apply to
appllcallons where the different aspects of the works are lodged separately.
Significant savings in application fees will result If all works are lodged In a single
application.
Preparation of a Prellmlnary Construction Management Plan
6. The works Identified In this Decision Notice will be required to be carried out in
accordance with a Construction Management Plan endorsed by Council through an
approval for Operational Works. To ensure expedient assessment of any
Operational Works application, the applicant is advised lo submit a preliminary
Construction Management Plan that addresses the requirements of the planning
scheme. In particular, the preliminary Construction Management Plan should
address the following:
14
Page 50
(a} traffic management during all aspects of the construction phase including:
(0 a Traffic Management Control Plan in accordance with the Manual of
Uniform Traffic Control Devices (MUTCD) detailing all temporary
slgnage and traffic control measures prior to construction;
(ii) maintenance of safe access along Hollett Road both during dally
construction and after dally construction has ceased;
(Ui) proposed fencing to the site during the conslruclion phase of the
development; and
(Iv) approval of the Traffic Management Control Plan by the Department
of Main Roads (DMR) for any works on State controlled roads;
(b) maintenance and protectfon of water quality and existing drainage fines
through the construction site, through the implementation of appropriate
erosion and sediment control measures;
(c} works programme Identifying key components of the works and their
respective durations;
(d) establishment of a communication protocol with the general public, adjoining
owners, emergency services and local businesses to advise of agreed
construction times, impacts on traffic and services and other relevant issues;
(e) Identification of complaint management procedures including:
(I) contact details for the on-site manager; and
(ii) dispute resolution procedures:
(f) details on the location of external fill sites/sources, the haulage route, type of
vehicle to be utlllsed during fllllng operations and frequency of usage. ~
any damage to the existing road system as a result of haulage operations
shat► be fully repaired at the applicant's expense; and
(g) it ls acknowledged that the Construction Management Plan wlll be a draft
document requiring flnallsallon upon appointment of the Principal Contractor
employed to construct the works and a final document will be required to be
submitted at the Pre-Start Meeting for the project.
Lawful Point of Discharge
7. The applicant is advised that a lawful point of discharge for the development Will need
to be determined and demonstrated as part of a detalled design solution Included with
the Operational Works application.
Works within a Watercourse
8. The applicant is advised that the proposal will involve wotks within a watercourse
which will require referral to the Department of Environment & Resource
Management under the Water Act 2000 and Sustainable Planning Act 2009 at the
time of making an application for operational works.
Quallfled Person
9. For the purpose of preparing an Acid Soll and Groundwater Management Plan, a
qualified person is considered to be either: ·
(a} a Registered Professional Engineer of Queensland (RPEQ); or
(b} a soil scientist with a minimum of 5 years experience.
10. For the purpose of preparing a Flood Study and cer1lfying flood levels for the
development, a qualified person is considered to be a Registered Professional
Engineer of Queensland {RPEQ) experienced In hydraulics and hydrology.
For the purpose of certifying acoustic treatments for the development, a qualified
person Is considered to be either:
15
Page 51
(a) a Registered Professional Engineer of Queensland; or
(b) an environmenlal consultant with a minimum of 3 years current experience in
lhe field of acouslics.
12. For the purpose of certifying acoustic barrier construction for the development, a
qualified person is considered to be a Registered Professional Engineer of
Queensland.
I PROPERTY NOTES
The following property notations apply:
Property Access Driveway
For lots that have a swale/blorelention swale In their frontage (location of swale/bioretention
swale to be determined at operational works stage):
To ensure that the Integrity of the on-street drainage system Is maintained, vehicle
access to the lot must be from the constructed driveway only. The driveway must not
be relocated without Council agreement.
Gravel road to Lot 61 and 62
Thal part of Hollett Road extending from the end of the seal at the eastern side of the Walter
Hay Drive culvert to the existing access track within Lot 62 Is of gravel construction. Bitumen
seal may not be planned for some time, If at all.
Stormwaler Quality
For Lots 4 to 13:
This lot Is provided with a stormwater quality treatment device which captures and
stores pollutants from stormwater runoff generated on the lot. To ensure that this
device continues to protect the quality of the wetland area, Eenle Creek and Lake
Weyba, it needs lo be routinely checked and maintained In accordance with the
Water by Design (2009) Maintaining Vegetated Stormwater Assets (Version 1).
For Lots 2, 3, 14, 15, 17, 18, 19, 26,to 33, 36 to 39 and 44 to 45:
A roadside stormwater quality treatment device Is located In the road reserve In front
of this property. The device is designed to Improve the quality of stormwater leaving
the urban area.
Traffic Noise
For lots 16, 20, 21 and 22:
An Acoustic Barrier for noise attenuation Is sited lo the rear boundary. The
maintenance of the acoustic barrier is the responsibility of the individual land owner.
For Lots 16, 20, 21, 22, 50 and 51:
A Building Envelope for Noise ls located within the Lot. Acoustic bulldlng
requirements apply for two (2) storey dwellings. Refer to Planning & Environment
Court Appeal 344 of.2009.
Vegetation & Bushfire
For all proposed Lots affected by a bullding envelope:
To ensure the safety of all future residents of the property, any dwelling on this lot ls
required by Planning & Environment Court Appeal 344 of 2009 to be constructed
within the building envelope nominated on the approved subdivision proposal plan
~::-i: -;,;':, -~
6 \~~ L.V111z1,
(see councll file reference 152006.1999)
✓,,
~~:<>'·--,::,<~er proposed Lots 50, 51 and 52:
ii! .. ~~.,.t\ . A yegetation Protection Covenant applies to this lot. Refer lo Planning &
#. 'f:lJ ; :; j Environment Court Appeal 344 of 2009.
,- ._._ "'9Jfa1 proposed Lots: -
~ .. ¾ - d<:1✓'
~{lyorx:r\i"!,,;;f'
..~..··>·,::-..:;"::-....-1.':r"' 16
Page 52
----------
•I
Vegetation and habitat tree, koala protection fencing and bushfire conditions apply to
t!lls lot. Refer to Plannl09 & Environment Court Appeal 344 of 2009.
I FURTHER DEVELOPMENT PERMITS REQUIRED
• Development Permit for Operational Works (Subdlvlslonal Works, Bulk Earthworks
and Retaining Walls, External Works, Driveways, Pathways, Sformwater Drainage
Works, Electrical Retlculallon, Acoustic and Koala Fencing and Street llghllng)
17
Page 53
NOTES
STATISTICS STAGE 1 STAGE2 STAGE3 STAGE4 TOTAL PROPERTY DESCRIPTION
(11 This plal, wa p;epaied tot !he puq,ose ~ edw.e uie o/ NO. OF LOTS LOT 53 ON SP163571
J & K HOfMNffi to ilCCam~y a n ~ to
SUNSHINE COAST flEGloNAl COUNOl. lo(r I Dn1!lopmffll l'elrnit ror HIGH DENSITY 9 16 11 36 - PARISH OF TEWANTIN/WEYBA
~ i i i Chiflce of 1.12 af dm land ;ond f o r ~ to ReconfJPlrl! the LOW DENSITY
..
- 14 -- 14 -- COUNTY OF MARCH
landc!Dcriml in the plan and ii net. lobe ID4!d for any er.lier purpa-A?or
b\' anv ochcf pe,$C111 01 corpor.1tlon, RURAL PURSUIT - -- 2 2 -- TOTAL AREA 110.0 ha
JFP URBAN CONSULTANTS m LTD aoa.eplS n o ~ for mr lo~•
ot dHaatt wfertd ~ arisinc to an, ptl'IOII 01 corpotil~ who
TOTAL 9 16 2S 2 52
may use or ffiy on 1h11 p!;an In mnlnYemion ID tile wms of lhil daLR or LENGTH OF NEW
dauKs 2. 3 a: ,4 lll!tffl.
20m ROAD 325m 470m 1045m 1840m --
(21 lhll ~ en this ,Plln were deriwd from CARON0'5 ~ 73!16/09
and..., suilabli2e only fat lbt putpose or t.hli ipp!ial!M. Tht aCUitaq' of
AREA OF PARK 34.2ha -
8.62ha 9.937ha 52.757ha
the tMllllm has not bun weriiied and n o ~ !lhoul.l !>e ~ u;,on TOTALAREA 39.09ha 7.79ha 30.18ha 32.94ha 110.0ha
such amiaurt ror any""""""' 0lMr than lot t~t puq,oH d m.;s
applic:atioft, TOTAL NETT AREA OF LOTS (LOTS 1-49) 22.98ha
AVERAGE LOT SIZE {LOTS 1-49} 0.46ha
fij Tho! dimensians,, ll'US, sil.e ud rotlan ol in,plOftfflffllJ, :flaod
~ (d "-~) i~d num.bff of lots Jllown on tllis ,:,l;n arr
applUJ!imate llllly 1ml m;iy Viii)'.
1i1 Thb plo!A mav not b1! rep,od~~ u1di:s:; these nole$ arr iri$/ted.
LEGEND
l
RP l'fi(JWIJ
u11 1111 • FIRETRAll.(~mWDE}
FIRE ACCESS~
......... (Sm WIDE DEDICATION ONLY)
- - Rl.3.0
ESSENTIAi. l-!ABITAT
REMNANT ENDAMGl:REO RfGIONAL
ECOSYSTEM· POMIHAHT
i
--
'
,.,. -------
REMNANT~ CONCERN REGIOWJ..
D ECOSYSTEM. OOMINANT
IID'tWl'T OF COKCERN REGIONAi..
ECOSYSlEM • SU8 DOIIINANT
2,003 REM!Wil tiOT CONCERN
REGIONAL ECOSYSTEM
ACOUSTIC W.OUND ! IJIHDSCAPINS
TO WlNm:RS II ASSOCIP.TES ·DETAI.
EMEJ«.ENCY ACCE-SS FOR FH:f!GttTJNG
l'Uru'OSES FROM WA!.lcR HAY DRIVE
M'MttJI
•
M1775
nu PROPOSAL PLAN """'
·I • , - - ·• I .,
lOFl
. :•1. ..:r: - J & K HOFMANN "'t
_, ~. - ~ ~ ..
I DATUM
URBAN C O N S U L l A N T S -~
pfsil;NEO
DMWN
111\11 C!iK:ffil
TJM APl'll()VUI
11,S
M
. --- -~
LA. :,;1/N5><111f=~Ec;IDNAL(X;>~CII.
Mlll._
- -~ ~- - - - 1 HOLLETT ROAD, NOOSAVILLE
NT_AQ;_Sc_
. ______DA_u;_......:..
Ml77S-1l£.l!f.<fw\J
- ' -'----:-;-----,----------------L1_111_11fflc_?O_ll_ _ _ _ __)
~"'
Page 54
NOT1!S $1)\61'1 sr,-.-2 =-"GE:.:I ,,nr.:c:~ Tl1TAI ~OK!nYl>fSC1\ll'hOM
__
111 _ _ _..,.__..,_ _ el STA.llSTICS
___
~':..'-=~~---
...,_ ""'flhlll.......""""''"_..,
.....__,... .
.NO.: OF lO'tS
fflGHOENSrJV 11
-
16
-
n .- ·31f
LOTS30N'~
PARISH OFTEWAN'nN~
COUNTY OF MARCH
..____
.....Clillllae...... '4........ID . . . . . . . . . 1.9\NDENSll'i 24 14
10TALAREA UO.O ha .
..._
RURAL PURSUIT 1 2
_ ..__-·
9 16 is 2 52
.,R--m~ ......•-----•
.........,,1",11 ....................... . '.TOTAL
..._
--·""""'""'""""-·""'-"'
__
lDIG1H Of NEW
.... a,:, .., ~
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sores PROPERTY DESCRIPTION
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rare ery ane Yor: : ye
aes m= {PROPOSAL PLAN
sorgiteae wee . G . S&.K HOFMANN
SULTANTS * . cad ; : ' HOLLETT ROAD, NOOSAVILLE-
Page 55
Integrated Planning Act 1997
Vegetation Management Act 1999 -Amended Concurrence Agency
Response
Reference: Elvas # 2006/012181, Trackjob # IC1106NAM0002
Assessment manager reference: 2006/1999
:Assessment manager: Sunshine Coast Regional Council
Date application received: 6 November 2006
Permit type: Amended Concurrence Agency Response
Properly/Location description: Lot 53 on SP163571, 191 Hollett Road, Noosaville.
Date of decision: 11 December 2012
Decision: Conditions Included In this amended concurrence agency
response must attach to any development approval given.
Relevant laws and policies: Integrated Planning Act 1997; Vegetation Management Act 1999;
DERM Concurrence Agency Policy for Reconfiguring a Lot (Rel} -
21 October 2009. NRW Concurrence Agency Polley for
Reconfiguring a lot (Rel) 23 August 2007, NRW Concurrence
Agency Policy for Reconfiguring a Lot RaL) 20 November 2006,
NRM Concullence Agency policy for Reconfiguring a Lot 27 June
2005. DERM Regional Vegetation Management Code for South
East Queensland Bloreglon - version 2 6 November 2009, NRW
Regional Vegetation Management Code for Southeast
Queensland Bioreg/on 20 November 2006.
Jurisdiction: Integrated Planning Regulation 1998- Schedule 2, table 2, item 4.
Reasons for inclusion of conditions
In accordance with secllon 3.3.16(6) of the Integrated Planning Act 1997, the reasons for Inclusion of conditions
In this amended concurrence agency response are as follows.
Lot 53 on SP163571 supports areas of mapped remnant vegetation shown on the certified Regional Ecosystem
Map. The clearing of vegetation within these areas is regulated by DNRM under the authority of the Vegetation
Management Act 1999.
DNRM has assessed the application against the NRM Concurrence Agency Polley for Reconfiguring a Lot 27
June 2005, and has given weight to more recent policies such as the Concurrence Agency Policy for
Reconfiguring a Lot (RaL) 21 October 2009 and determined that the application satisfies the requirements of
Criteria Table A within the most recent Ral Policy and Part P of the Regional Vegetation Management Code for
Southeast Queensland Bloreglon - version 2, 6 November 2009 (RVM Code) with conditions.
~f;}/(1A.P,pi.9P.rlate conditions are necessary to ensure that:
/~/:~fr}~, >·:.--~:~{~> -
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Page 56
Vegetation Management Act 1999 - Amended Concurrence Agency
Response
Reference: Elvas #2006/012181, Trackjob # IC1106NAM0002
- Assessable vegetation associated wllh natural wetlands and watercourses are protected to maintain water .
quality and habitat.
- The current extent of the of concern regional ecosystems and endangered regional ecosystems are
maintained.
- Areas of remnant vegetation are retained to maintain ecosystem functioning, remain In the landscape despite
threatening processes and maintain connecliVlty to adjacent properties.
- The current extent of essential habitat is maintained.
DNRM has directed the assessment manager to include conditions In any development approval given for the
application to ensure that any development approval remains consistent with the Rel Polley.
Delegate
Andrew ColDns
Senior Natural Resource Management Officer
Delegate, Chief Executive Department of Natural Resources and Mines
Administering the Vegetation Management Act 1999
11 December 2012
Atlachment 1. Referral Agency Response (Vegetation) Plan 2006/012181
CONDITIONS
1. Clearing of native vegetation must not occur on lhe land within the area shown as Area A (A 1, A2, A3,
A4, A5, A6) on Referral Agency Response (Vegetation) Plan RARP200B/012181, unless the clearing
is-
• By fire under the Fire and Rescue Service Act 1990 to reduce hazardous fuel loads or an activity
under the Fire end Rescue Service Act 1990, section 53, 68 or 69; or
• Where ii Is necessary to remove or reduce the imminent risk that the vegetation poses to serious
personal Injury or damage to property; or
• To establish stormwater drainage Infrastructure within previously cleared areas; or
• In accordance with conditions on a concurrence agency response issued by the chief executive
administering the Vegetation Management Act 1999 for a development approval; or
• In accordance with conditions on a development approval where the chief executive administering
the Vegetation Management Act 1999 ls assessment manager for operational works that Is the
clearing of native vegetation.
,_..;y? 1 ,'.:jt · New Infrastructure must not be located in Area A {A1, A2, A3, A4, A5, A6) on Referral Agency
_,. · \ ' : - /
1
','< ~esponse (Vegetation) Plan RARP2006/012181, unless the infrastructure Is:
:r ·;/ ( ') ·•, · Stormwater drainage infrastructure located within previously cleared areas; or
\~?,,rr.,(fdi Departmenl of Natural Resources and Mine.
Page 57
,.
Vegetation Management Act 1999 - Amended Concurrence Agency
Response
Reference: Elvas #2006/012181, Trackjob # IC1106NAM0002
• In accordance with conditions on a concurrence agency response Issued by the chief executive
administering the Vegetation Management Act 1999 for a development approval; or
• In accordance with conditions on a development approval where the chief executive administering
the Vegetation Management Act 1999 ls assessment manager for operational works that Is the
clearing of native vegetation.
3. New infrastructure must not be located In Area B (B1, B1, B2, B3) on Referral Agency Response
(Vegetation) Plan RARP2006/012181, unless the Infrastructure Is:
• For a fire management line, firebreak, fence, road, driveway, stormwater drainage Infrastructure, ·
effluent disposal area, underground services; or
• In accordance with condilions on a concurrence agency response Issued by the chief executive
administering the Vegetation Management Act 1999 for a development approval; or
• In accordance with condillo·ns on a development approval where the chief executive administering
the Vegetation Management Act 1999 ls assessment manager for operational works that Is the
clearing of native vegetation.
ENO OF CONDITIONS
Attachment 1. Referral Agency Response (Vegetation) Plan RARP2006/012181
O&partment of Natural Resourc:&s and Mines
Page 58
Derived Reference Points
All GPS points continue sequentially
· when labels are missing
m Point Ea Notthln Piucel
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SCALE 1:6000 @A3 paper size Ion) Plan
0 100 200 300 400 600
I I I I I I I I I $3571
Projection: UTM (MGA Zone 56) Datum: Gl
Note: Derived Reference Points are provided to assist In the
,:~'.Referral Agency Response (Vegetation) Plan boundaries. . Queensland
Government
.,f if\ ~ej~q)_l_~l~lllly for localing these boundaries lies solely with tl_o_.1_c_11_0_6_N_A_M_o_oo_2_+----------..,
, /::} x. ana~•~~ted contractor(s). •
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'I[~ p boundaries shown on this plan are APPRdT
tifY a ::Nrr an accurate representation of the legal bo~INE COAST
RARP
~, Not • J!tjls plan must be read in conjunction "'4P & VMO Notes 2008/008142
'\; t?i ffiJi~minded Referral Agency Response 2008. oate: 12oecember2012 Sheet 1 of 2
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\
Derived Reference Points
All GPS points continue sequentially
when labels are missing
959 Ee f
NPWI140 ~ 4. 6040987077341. AT
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peasaze9 24809944 ToyeBe2 BF
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arture 81 603004 7076880 BT
82, 604010 7076675 = BY
63" 6040390 7076867 BI
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65 694080 7076688 BY
; ge 4 804077076873 = Bt
; 6 = 60a081. 7076677) BY
‘ 86 © 604N01" «7076672, BY
wt 69 §04107 7078674 BT
sort ——~—__|_o_sotvme “roveess_o_|
SCALE 1:6000 @A3 paper size ion) Plan
0 100 200 300 400 600 .
Loot } I _t 1.53571
Projection: UTM (MGA Zone 56) Datum: Gl
Note: Derived Reference Points are provided to ; ;
assist in the : : ne
ee ‘Responetalty vecetneteoeaion) Plan boundaries. N Qeeenstand
aa ronsib 1 locating these boundaries lies solely with tlo, IC
and ggated contractor(s). ¥ piaaicinaaisl
eat
1g propelty boundaries shown on this plan are APPRO}
Qrhiey a T an accurate representation of the iegal polNEGOAST RARP
\ Domne Cyis plan must be read in conjunction WP&VNONows | 2008/008142
a 4 Ls
fi: a Amended Referral Agency Response 2008 pais. 42 pecember 2012 Sheet 1 of 2
Page 59
t4 • JI.a I
RARP
2008/008142
Sheet 2 of 2
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REFERRAL AGENCY RESPONSE (Vegetation) PLAN
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Page 60
Notice
Coastal development
Notice of Decision - Concurrence Agency Response
Thia notice le leeued by the Environmental Protection Agency pursuant to section 3.3.16 and Section 3.3.18 of the Integrated
PIMnlng Act 1997 lo advise of a decision or action.
Sunshine Coast Regional Council Cc: Mr John Stuart Hofmann
Tewantln Office C/- Jones Flint & Pike Pty Ltd
PO Box 141 POBox6
TEWANTIN QLD 4565 MAROOCHYDORE QLD 4658
Attention: Jim Toovey
Your Ref: M1775
Your reference: 2006/1999
Our reference: M9Y1951_BNE29922 Project Ref: 307575
Attention: Mr Michael Hagan
Re: Appllcatlon for Reconflgurrng a Lot located at 191 Hollett Road NOOSAVILLE QLD 4666.
The Envlronmental Protection Agency, acting as a concurrence agency, has assessed the application received
to
on 08-FEBRUARY~2007 and wishes advise you of the following deolslon(s):
EPA Approval
Activity Approval.type •Decision
Number
Reoontlguration of a Lot Concurrence Agency Response IPCC00654107B11
Response provided subject
(a) The land Is situated
to conditions
completely or partly within a
-that·mt1sf-8Uaeh
astal.managemer.,t-dlstr-i1i
to any --
Development
Approval
A corresponding Concurrence Agency Response Is attached for each assessable development type that
Includes any stated conditions applying to an approval or gives the basis for refusing an appllcatlon. Please
retain this documentation for your records .
. .J>Jease note that It Is a requirement under Section 3,5.16 of the Integrated Planning Act 1997 that a copy of the
. , ~~,., : :.nm;t_lp~clslon Notice (which Includes the Agency's concurrence conditions) for this application Issued by the
{:-))>· ·sciri~~!_i1~ coast Regional councll be forwarded to each referral agency.
!/ ·.;(
~
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. Enlilionmontal Proleotlon Agenoy
A queenslandGovernment
~ l1vlron111qtel Proteclloa illlot1cy
www.opa.qld.gov.au ADN 87 221168 7811 Queensland Peth endWlldll!o Sorvl<e
Page 61
ecoaccess~ n l a l llooncet lllld permits
Notice
Notice of Decision - Development Approval
In addlllon, the State's Native Title Work Procedures Indicate tha! responslblllty for assessment of native title
Issues for en IDAS application rest with the Assessment Manager.
Review and appeal processes may be available to the applicant In regard to this decision. An extract from the
lntsgratsd Planning Aat 1997 (IPAof) Is attached. This attachment details the appffoanl's rights regarding this
decision. The applicant should seek Independent advice to confirm the procedures avallable,
If you require more Information, please contact Jackie Mahon, the Project Manager, on the telephone number
listed below.
Yours slncerefy
---~-·~-~_1rc_ _ _jj..____02_/o_s}_o1_ _____,
Enquiries:
Lindsay oerzoppo Environmental Protection Agency
Delegate Brisbane North, Sunshine Coast
PO Box 168
Environmental Protection Agency COTTON TREE QLD 4558
Telephone: (07) 5459 6132
Facslmlle: (07) 5443 9927
Page 2 of 2 • 09/03 Veralon 1.1 Environmental Prolootlon Agency
Page 62
Response
Coastal development
Concurrence Agency Response - Coastal development
This notice Is Issued by the Environmental Protection Agency pursuant to sections 3.S.16 snd 3.3.18 of the
Integrated Planning Act 1997.
EPA file number: MCY1961_BNE29922
EPA proJect number: 307575
Approval type: Concurrence Agency Response
EPA application date: 0B•FEBRUARY-2007
Relevant laws
Coastal Proteollon and Management Act 1995 and subordinate leglslatlon
and policies!
Concurrence agency Item 13a of Schedule 2 of the Integrated Planning Regulation 1998.
Jurisdiction:
Concurrence agency
IPCC00554107B11
(EPA) approval number:
Assessment manager
2006/1999
reference number:
Mr John Stuart Hofmann
C/- Jones Flint Be Pike Ply Ltd
Applicant:
PO Box8
MAROOCHYOORE QLD 4658
Activity description: Reconfiguring A Lot
_,., ..____
Street address 191 Hollett Road NOOSAVILLE QLD 4566
N
Description of subject
land: Lot: 53 Plan: SP163571
Response to Development Application:
The EPA, acting as a concurrence agency under the Integrated Pla11nl11g Aot 1997, provides Its response to the
application (detalled above), The condlllon(s) listed below must attach to any approval for the development.
,A Queensland Government
\I).)\~fnvllonm"tal Protection.Agency
Queenslalld P11ks •nd w1111ure Se,vl"
Page 63
ecoaccess envlronmon/111 bncm and pqrmlls
Notice
Concurrence Agency Response
• The Environmental Protection Agency Is recognised as a concurrence agency under the Integrated
Planning Amendment Regulation (No. 1) 1998 for cqaslal management other than amenity and aestheUc
significance or value. ·
ihe Activity for which thlS development approval ls Issued Is simply a restatement of lhe activity as prescribed In
the leglslatlon at the time of Issuing this development approval. Where there Is any confllot between the above
description of the Activity for which this development approval Is Issued and the condHions as specified In this
development approval as to the scale, Intensity or manner of carrying out of the AcUvlty, then such conditions
prevail to the extent of lhe Inconsistency.
This development approval autfforlses the Activity. It does not authorise environmental harm unless a
concurrence agenoy condition within this development approval expllclfly authorises that harm. Where there Is
no condition or the development approval Is silent on a melter, the lack of a condition or silence shall not be
construed as authorising harm.
As part of the concurrence agency response the folowlng development conditions are lo be attached to the
development approval:
Conditions!
Agency Interest: Co1Jstel
1. The works must be undertaken In accordance with the plan llsted below.
Plan:
• Proposal Plan M1776-020 prepared by Jones Flint & Pike dated 21 September 2007.
Additional Information fQr applicants:
It Is a requirement of the Environmental Protection Act 1994 thal If the owner or occupier of this site
becomes aware a NoUflable Activity (as defined under Schedule 2 of the Environmental Protection Act 1994)
Is being carried out on this land or that the land has been affected by a hazardous contaminant, they must,
within twenty two (22) business days after becoming aware the actlVlty Is being <::arrled ou~ give notice to the
Environmental Protection Agency. A 11st of Notifiable Activities Is provided within Schedule 2 of the
Environmental Prqteotlon Act 1994.
Thia concurrence response pursuant to the Integrated Planning Act 1997 and assessed against section 104
-----,et-the•Saaete/..Prstool/en-Ql'lEI-Msnagemenl-Aet-199Mees-Aet-r-emeve·the·Fteea-te-ebt~IA-aAy-f11rt1=1e,..,__ _ _ _ ..,j
approvals for lhls developmenf which may be required pursuanf£61fils oroffier leglslauon, 6olfi Slafe a n c r - -
Commonweallh. AppHcants are advised lo cheqk with all relevant statutory authoriUes for such approvals as
may be required.
Additional information for the Assessment Manager:
The Environmental Protection Agency referral agency Jurisdiction for the development appllcatlon Is confined
to that aspect of the application Involving the trtggers Identified In the response. EPA has no referral
agency Jurisdiction In relatlon to other aspects of the development application.
In this regard It should be noted that the State Coastal Ma11ageme11I Plan 2001 and SEQ Regional Coastal
Management Plan 2006 which, for the purposes of making a statutory decision, has the same effect as a
_...~tale pl!,mnlng policy. The assessment manager Is required to give due consldemuon to the relevant State
.4~~·,:\:;16ihnJog policies when deciding the appllcalion.
~/ , ~\, i:, lo,iJi'.I. •./,
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Page 64
I,
ecoaccess •nv1tonmet111J1 llffilofs ind ptf/71&
Notice
Concurrence Agency Response
Addltlonal comments or advice about the appllcatlon
Advice relating to the Concurrence Agency Response for Contaminated Land Matters
The Environmental Protection Agenoy (EPA) advises that It does not have any objection or condlUon In relation
to this application with regard to Contaminated Land matters.
The reason being that on 26 March 2008, Lot 53 on SP163571 was removed from the Environmental
Management Register following the recommendation from Golder Associates Ply Ltd.
Adylce relating to BlodJyerslty Mattera:,
The site forms part of a 'state' slgnlffcant bloreglonal corridor that provides Important llnkages betw~en Tewantln
Forest Reserve (proposed future national park) and sections of the Noosa National Park located to the south
(through Lot 77 on SP177938), west and north-west of th& subject site. Present and ruture development
occurring between the Eumundl Noosa Rd and Waller Hay Drive has the potential to severely constrain and/or
sever the corridor. Retention of vegetation that provides significant connectivity between larger tracts, such as
that present In Lot 63 on SP163571, Is necessary.
It Is noted that habitat (or fauna movement Is to be retained through the area proposed as park (contained
between Lots 49-63 and 29-48) and llnks to a finger of remnant vegetation north of the subject site and south to
Lot 77 on SP177938. It Is also noted that a sm~II area, approximately 10m In width extending between the
northern boundaries of lots 65 and 64 and the easement Is to be retained.
. .
Hov,ever, the local corridor network could be enhanced through the lnoluslon of all of proposed Lots 64 and 65
(located In the mid north-west section of the subject site) to parkland, to ensure a more direct link lo the south·
west corner of the Tewantln Forest Reserve. lncluslon of these lots as parkland and re-vegetation of the
northern extent of currently proposed Lot 65 would provide a more effecUve link to the Tewantln Forest Rese1Ve.
Inclusion of proposed Lots 48 and 47 as parkland to maintain the general width of the corridor throughout the
site Is also desirable.
Existing habitat connectivity needs to be enhanced and supported from the south-west corner of Tewantln
Forest Reserve through to Loi 77 on SP177938 by;
• the designation of proposed lots 65 and 64 as parkland. Re-vegetation works In the northern area of
propi;,sed lot 64 and In proposed parkland adjoining Lots 51 lhrough to 49 (as already ldenUfled In the
proposed landscape works) could be conducted to further enhance exlsUng connectivity;
• slmllarly, proposed Lots 48 and 47 could be designated as parkland to maintain the general width of the
north-south corridor throughout the site. ·
'flfflirmmt·urprt,tsct·'Undangered'-and-'of-concern'-vegetatiorrthrough-the-followlng-mechanlsms~:- - - - -
• the allocatlon and positioning of parkland; ·
• the positioning of allotment and building envelopes (BLEs) to minimise environmental Impacts, as well
as ensuring that all works Including building works, fire breaks, water storage facllltles and emuent
dlsposal areas will be retained within the BLEs;
• envlronmental oovenante; and .
• the use of minimum bulldlng setbacks (MBS) (3Dm setback rrom 'endangered' and 'of concern'
vegetation);
Is noted.
However, the current allotment design and bulldlng envelope& encroach slgnlflcantly on 'not of concern' remnant
vegetation and areas Identified as potential habitat for significant conservation species under the Nature
(;~g;tvatlon Act (NOA} 1992 and the Envlronmcmtal Protection and Biodiversity ConseNBlion Act (EPBC)
,,.~~~~)~ff~/o,~l~lng the koala (Phascolorotos c/nereus), aold frog species (the wallum Froglet (Crin/a Unnula), the
.,~1:.\. llti •:r tfrog (lltorlo rrayclnel~. the wallum sedgefrog (lllorla olongburonsls)} and the ground parrot
t ,$' (Pezop ', 11/cus). It should also be noted that proposed Lots 52 ~ 63 and 67 - 71 occur In an area
-;J ~,IJ.Jtlal j I a referable wetland (see Attachment 1) under the Integrated Planning Act. Development should
~~ ~ ~lte ~ rreas outside of wetlands and set back by an appropriate buffer lo absorb undeslrable Impacts to
\\ l'-1 'I
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wetland values. As well as vegetation olasslfied as 'endangered' and 'of concern', •not of concern' vegetaUon
could be Included under. the proposed environmental covenants to afford a greater level of protection to It and
thus, potential significant species habitat, weflal'lds and mc1lntalnlng corridor functionality.
Advice relating to Koafa Matters
The Sunshine Coast Regional Council (SORO) Is advised that the property al 191 Hollett Road, Noosavllle (Lot
53 on SP163571) Is mapped as a Koala Conservation Area (l<CA) under the SEQ Interim Guideline: Koalas and
Development (Interim Guideline) which was In place at the Ume the application was lodged.
The SCRC Is required under the SEQ Regional Plan to ensure that the proposed development complies with
the relevant development assessment criteria contained within the Interim Guideline. From a review of the
proposed development and supporting Information, the EPA considers that the development generally meets
the. requirements
7 ..
of the
·• . •
Interim Guideline
.
•
Conditions
It Is recommened that the following conditions be placed on the final SCRO Development Approval whloh
pertain to fulfllllng the requirements of the Interim Guideline for commlfted development In a KCA.
Retention of Koala Habitat Trees
1. All koala habitat 'trees are to be retained on 'the subject site, except for those which ocour within the
followlog areas:
a) Within the designated building envelopes;
b) Areas required for the conslruotlon of Internal roads and driveways to each designated bulldlng
envelope; and ·
c) Areas for the construction of any b0.undary fencing, however clearing Is to be minimised and koala
habitat trees retained to the greatest extent practicable.
Koala habitat trees are defined fn the Na(UffJ Conservation (Koala) Conservation Plan 2008. They include tree
apeoles of the Angophora, Corymbla, Eucalyptus, Lophostemon, and Melsleuca genera.
Environmental Management Plan
2. The deveiopment must be undertaken In acoordanoe with the Environment Management Plan prepared
by Cardno (Qld) Pty Ltd dated 13 February 2008 and the Koala Habitat Management Plan (Plan No
Jf@IE9llJ prepa1el.l]51Ca«lffl[~,-l-V,:=CW=Jl=ti=llffl:;.,.,_,,8...,Ja:M~U1:1:at.,Y_.::20"""0=·-------------
------1,3-g9-o-9......
Clearlng of Koala Hablh!t "Trees
3. The olearlng of koala habitat trees must be undertaken In accordance wllh sections 16 end 16 of the
Nature Conservation (Koala) Conservation Plan 2006 and In accordance with the Vegetation Clearance
and Revegetatlon Specifications of the Koala Habitat Management Plan (Plan No 739609~KHMP-02}
prepared by Cardno (Qld) Pty Ltd dated 10 January 2008.
4. All employees, contractors, subcontractors, agents or any other person engaged or employed to carry out
the clearing of vegetation under this Development Permit must cotnply at all times with the requirements
of this Development Permit and do not clear any vegetation lhat ls not approved to be cleared under this
Development Permit or In a manner that Is Inconsistent with It.
5. Construction and any assoolated clearlng on the subject site musl be llmlled to (he hours between 6am
.... ,•.-:."'r';,, •... and 6pm.
,/~-.,.. \.,\~\ .. ,f!l/1/..t, ,: ·.
/~1,) ,,, :1''•,li).o,ng conslructlon, vegetation to be retained must be clearly identified and the driving and parking of
.-~f-
e,h~~l~les, as well as stockpiling of soll and other materials, must be carried out away from the root zone of
1
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~> ,_pagir.(1>f 8 • 09/03 Version 1.1 Environmental Profecllo11 Agency
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@yHdlng Envelopee
7. All bulldlng envelopes must be 2000m2 In size and are located in general accordance wltl1 Figure 2 -
Overlay of Proposed Plan of Development on Aerial Photograph of Site prepared by Cardno (Qfd} Pty Ltd
dated 13 February 2008 to reduce impacts to koala habitat and•koala movement.
8. All building Infrastructure, such as dwellings, sheds, on-site sewage treatment, and asset protection
zo_nee are to be placed within the allocated bulldlng envelopes.
RehabHltatlon of Koatn coourvatfoo Area
9. Rehabllltatlon of koala habitat must be undertaken In acoordance with the following requirements and In
accordance with Vegetation Clearance and Revegetatlon Specifications of the Koala Habitat
Management Plan (Plan No 739609-KHMP-02) prepared by Cardno (Qld Pty Ltd) dale4 10 January 2008:
a) Rehabllltatlon of koala habitat Is required over a minimum area of 16ha. The rehabllltatlon Is to be
located within the open space areas and outside of buffding envelopes on Lots 25-32 and Lots 80
and 81.
b) Plants used for revegetatlon are to be planted In appropriate spacings, In aeoordance with the
Vegetation Clearance and Revegetallon Specifications of the Koala Habitat Management Plan (Plan
No 739609-KHMP-02) prepared by Cardno (Qld Pty Ltd) dated 10 January 2008 and composition
and density refteotlve of the on site and surrounding Regional Ecosystem plant communities (12.3.5,
12.3.11 and 12.6.3);
o) Plants used for rehabilitation are to be made up of locally derived seed stock;
d} All rehabllltatlon Is to be completed within one (1) year of commencement of the operational works
approval by the sunshine Coast Regional Council;
e) Monllorlng and malntenanoe of the completed rehabilitation Is to be underteken over a period of two
(2) years and Include the removal of weeds, replacement of dead or damaged trees which have
been planted, as well as ongoing sediment and erosion control methods. Suitable protective
measures (e.g. fencing) Is required to be Installed around the replanting area(s) at the time of
planting and remain In place unlll the malntenanoe period has fi~lshed.
f) The areas of existing remnant vegetation must be actively managed to ensure the maintenance of
habitat values. Management actions are to address the followlng:
L soll erosion; slablllsatlon of son struoture;
II. weed Incursion; removal and management of noxious plant and environmental weed species;
and
-----------1I1.-,estr-ieflen~et,~meAlal-laRQ-useSrQr:ailngragt:IGultur.el..pro.ductloA,-at1d..lntensbte...r.eca:eatlona,.____
se.
pushflre Management
10. Any bushfire management activities undertaken, Including clearing for asset protection zones outside of
bulldlng envelopes and conlrolled burning, must be undertaken In a manner whloh minimises degradation
of koala habitat to the greatest extent practicable.
J,.andsc@plng
11. At least 70% of any landscaping proposed on the site Is to consist of Australian natives, 60% of which are
to be native to the local area and Include koala habitat tree species derived from local seed stock.
. . . ,:\i~i;:~1.
1~Y~.l~ndscaplng to be placed either side of access roads or driveways 18 to be setback at least one (1)
/}:;---·--· .~(w.'.:,'f{fm the roadway to ensure greater .vlslblllty of koalas. -
·'>/ .,, .,,
;: :i:;( ff~6alng\1:~ l\
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'P~a1:,;;of'8 , 09/03 Vel'Slon 1.1 Environmental Protection Agency
Page 67
ecoaccess '1m1D11111811la/ IIIHJIICOS BIid p«m/li
. Notice
Concurrence Agency Response
13. Any new boundary fencing to be erected on the site must be koala friendly lo allow for koala movement
across the site.
14. The lnstallatlon of new boundary fences within lhe devetopment site, and ongoing maintenance shall
minimise the clearing of koala habitat trees of a height of 4 metres or greater, or a trunk diameter of 10cm
at 1.3 metres above the ground or greater to the greatest exten~ practicable.
!2.Qa!
16. Domestic dogs are not permitted on the site during construction. All employees, -contractors,
subcontractors, agents or any other person engaged or employed on the slle are to be made aware of this
requirement.
16. Any domestic dogs to be kept on the proposed lots once the const,uction phase Is completed are to be
secured wllhln lhe designated bulfdlng envelope or a smaller area around the dwelllng via koala exclusion
fenclnQ, · ' .1o·
17. Domestic dogs are not to access the area of. open space unless they are under effective oonlrol by lhe
handler and physlcatly restrained.
Educatfon
18. The approval holder must develop and arUculate educatlonal materlal to.residents, within the development
to raise awareness of the areas koala habitat values and the requirements of this development.
Information should lnolude topics such as:
d) Koala sensitive d(!9 ownership;
e) The. lmportanc:e of retaining koala food trees and other native vegetation;
f) Encouraging the planting of appropriate koala food trees;
g) Fenolng requirements;
h) Koala friendly ba?<yards- Including koala friendly fenolng and ropes In pools;
e) Keeping outdoor lighting to a minimum after 6pm at night and before 6am the next morning near
occupied trees, or trees known to be utlllsed by neighbourhood koalas;
f) Driving slowly and watching for koalas on local roads; and
g} Location of building envelopes.
Traffic-------------------------__,
19. Road speeds within the subject site must be restricted to a maximum or 40km/hr, with the potential for
some areas to be of tower speeds around traffic calming devices;
20. Koala slgnage must be Installed at main entrances to lhe subject slle and placed alongside areas of
Internal roads which Intersect with, or are directly adjacent to, koala movement corridors on the site to alert
residents and visitors of koalas on the site;
21. Koala slgnage must be of a size and colouring that ensures It Is clearly vlslble to drivers and persons
entering the premises;
22. Traffic calming devices must be lnslalled along the main entrance and lnlerrial roads where they Intersect
with, or are directly adjacent to koala movement corridors on the site.
. ·,;, !ftr&_Management
;ti~;,::::2i'-:(~~flre management activities undertaken on the proposed lots, Including clearing for asset protection
!f.S(1 . i .-- zop,~,,and controlled burning, must be undertaken In a manner which minimises degradation of koala
(i; ;1 f 1 ·..j ha1>1tat1to lhe greatest extent practicable.
't:\ ;,.),!(,' //'1 p
',· 1~:~F~?~~i~:'-:f-~}-_:~{_. ---~--------------------------
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ecoaccess,nvlt'onnltfflBI 1/HnOff end porm/ld
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Concurrence Agency Response
b)ghtlng
24. Mlflclal Jlghtlng on the subject site must be operated to ensure It ls directed away from adjacent native
vegetation and minimises lmpaote to koalas and olher wlldllfe Inhabiting or moving through the site.
Definitions
"Koala exclusion fencing" means a fence that Is made of materials that a koala cannot easily grip, Including,
for example tin panels and has a gap of less than 10cm between the ground and appropriate fencing material.
Nearby trees and shrubs should be at least 3m away from the exclusion fencing.
"Koala friendly fencing" Is defined as a rence that:
a. allows koalas to easily climb through or over the fence by choosing materials such as post and rail and
leaving at least a 30cm gap between ground level and the first rall or strand; or
b. Provide a means for koalas to get over a fence that cannot be easily climbed by:
I. Installing a timber post leaning against the fence at a 45 degree angle on either side;
II. planting vegetation within close proximity on either side of the fence to provide a natural ladder;
Ill. . lnstalllng planks or panels horizontally along the top of the fence to provJde a walkway; and
Iv. building the fence around existing trees and vegetation, ·
Additional Recommendations to the Aesessment Manager
The EPA recommends that the SCRO should consider opportunlUes to Install fauna movement Infrastructures
across Walter Hay Drive and Old Hollett Road to Improve opportunities for koala movement and to ensure the
safe MOvement of koalas across the landscape.
The EPA also supports the use of statµtory covenants and Local Laws f.or vegetation protection on all lots
(outside building envelopes) and open space areas to ensure the long-term protection, management and
enhancement of koala values.
Advice to Appllcant
Koalas lhat are Identified on the site during oonstructlon are not to be captured and relocated. Translocatlon Is
prohibited under the Nature Conserv8tlon Act 1992. A tree In which a koala Is present and any adjacent trees
are not to be cleared unlll the koala has moved from the site of Its own volition. A koala spotter must be present
during any clearing of koala habitat trees on the site and present along side each machine clearing native
vegetation, ·
----Should-a-koala-be--fe1;1nd-alek-8r-lRJured-t-he-fa11Aa--spotter-must-elther-taka.lt-to-the-neare&Lti.eatmertwacII1t.y..or---- '
· contact QPWS hotline on 1300 130 372.
Pago 7 of 8 • 09/03 Version 1.1 Envlronmontal Protection Agonoy
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ecoaccess
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Notice
Concurrence Agency Respon1:1e
Should you have any queries In relation to this Response, please contact Jackie Mahon, the Project Manager,
on lh\teC~l~sted below
Yours sincerely
------~-~~-~-"'_ ____.IJ. . .___
oi)_osJ_ort_,_____,
Signature Decision Dale
Lindsay Delioppo Enqufrlea:
Delegate Environmental Protection Agency
Environmental Protection Agency Brisbane North, Sunshine Coast
PO Bo>e168
COTTON TREE QLD 4568
Telephone: (07) 6469 6132
Facsimile: (07) 5443 8927
Page 8 or 8 , 09/03 Version 1.t Envlronn1ental Prolectlon Agency
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2006/1899
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AFFIDAVIT OF ANDREW CRAIG DAVIS 010
Page 71
Hollett Road Ecological Assessment
Minor Change Application - 191 Hollett Road, Noosaville
Minor Change Application - 191 Hollett
Road, Noosaville
APPENDIX
REVISED SUBDVISION LAYOUT
WE19010 | 27 November 2019 31
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