Introduction

This Local Plan contains specific additional local planning requirements. Where it conflicts with the requirements of the City Plan, this Local Plan prevails.

Values

The Noosa North Shore’s natural values are derived from the significance of its environmental, ecological, geological and biodiversity attributes. In recognition of these values much of the region falls into national park or other protected reserves. The reserved area is relatively undisturbed, retains most of its natural environment and is a major national park in South East Queensland.

The lower reaches of the Noosa River have developed into a choked coastal lagoon system with a geomorphologically atypical combination of freshwater delta and estuarine lakes developed entirely on sand. This represents a comparatively rare sub-tropical example of this formation (DNR, 2000).

In geological and geomorphological terms the Cooloola – Noosa River area is situated in the southern part of the Maryborough Basin (Murphy et al. 1976) and is largely drained by the Noosa River and its tributaries. It is made up of six physiographic units (Fig. 1). These are:

• Low hills of sandstone located to the west of the lake and river system and around Beach and Maximillian Roads
• Coast sand plain in the lower Noosa North Shore area south of Teewah
• High sand dunes along the coast from Teewah to just south of Double Island Point
• Strand Plain from Inskip Point to Rainbow Beach
• Promontory at Double Island Point

Figure 1. Physiographic units of the Cooloola-Noosa River area

North of the Noosa River mouth, a narrow strip of dune field comprising stabilized and giant deep sand dunes widens as it extends northward beyond the Shire’s boundary. The topography of the sand mass in the region results from the overlapping of a series of dune systems where the more recent dunes overlay remnants of earlier dunes.

The older stabilized sand dunes and giant dunes are predominantly moderately undulating although some very steep areas occur where the dunes lie above their angle of repose. The younger dunes are predominantly level to very gently undulating. Rainfall and runoff have also influenced the topography of the dune systems.

Surface wash has formed gullies and fans in younger dunes. Raindrop splash has worn older dunes down forming long colluvial slopes and thick alluvial deposits around the dune base. Raindrop splash slopes are rare and those in the Cooloola section are outstanding examples (DASETT, 1991).

Most sand areas are stabilized by vegetation and soil profiles have developed. The age sequence of the dunes provides opportunity to study the processes and rate of soil formation on sand dunes. Additionally, the dune age sequence provides at least nine “windows in time” that demonstrate ongoing sub-tropical coastal geomorphic processes. The extent of podzol soil development in the dune system and the soil chronosequence is of international scientific value (DASETT, 1991).

Being a sand mass, soils are low in nutrient, porous and susceptible to erosion. It has a well-developed aquifer, with surface water bodies in the form of swamps and the river lakes. Because of the sandy nature of the substrata, the aquifer is relatively fast flowing towards the sea. The lakes support a unique combination of fauna with distinctive geographic distributions. The freshwater and fringing tea–tree vegetation groupings are identified as having a high conservation importance.

There are very significant marine and inter–tidal habitats along the beach and river foreshores. These include salt marshes, tidal flats and sandy beaches of international importance, and sea grass beds and mangrove areas. This makes the region’s environment important to biodiversity and ecological processes on local, regional and international scales.

Cultural values are determined by the wider community. The community includes the Indigenous traditional owners and early settlers, the current residents and visitors and the future residents and visitors. The communities in the settlements are small in number but active and conscious of their special character. They exhibit a strong desire to protect the natural environment and the distinctive character of the settlements.

The community at tourist accommodation areas is somewhat different. However, the attraction is still the ‘natural bush and beach’ experience and the resorts, beach houses and camping grounds natural attractions. The amenity of the settlements is founded on the solitude and naturalness of their location and their small scale. They remain natural in character with substantial surrounding natural vegetation and small-scale buildings constructed generally of low impact materials.

The history of the area is important to the region and the settlements. The first European settlers inhabited land on the Noosa North Shore in the 1870’s along the riverbank at Cooloy (what is now the Frying Pan – Wygani Drive area) and along Noosa River Esplanade where sawmills and transport hubs were established.

There are recorded Aboriginal sites and important post–contact sites and structures. While a detailed archaeological and historical record has not yet been compiled there is sufficient information available to support the region’s significant historical value.

According to Tindale (1974), the Aboriginal people of the Noosa River were known as the Dulingbara; their territory is shown as the coastal land north of Noosa Heads – the Noosa North Shore, including the southern third of Fraser Island, and extending some 30km inland.

It is uncertain whether the Dulingbara were a separate tribe or had affiliations with the Kabi Kabi to the west or with the Batjala tribe to the north. In presenting vocabularies for four tribes from southeastern Queensland, Watson (1944) regarded the area as part of the Kabi Kabi territory.

Impact of humans

Ecosystems on sand dunes are naturally fragile because of the continual struggle to obtain nutrients and water from a medium that has a poor capacity to supply elements essential to plant growth and in which the physical properties allow soil water conditions to oscillate rapidly between saturation and drought. As a consequence most vegetation communities, and indirectly the soil fauna dependent upon them, are in a relatively delicate, dynamic equilibrium susceptible to environmental changes that affect nutrient and moisture supply.

Similarly, the rate of erosion on dune slopes is largely determined by the amount of cover on the soil surface protecting it from raindrop impact (Bridge et al. 1984). This means that changes in the amount of litter, grass and shrub understory, and tree canopy will affect the rates of erosion.

The impact of both Aboriginal and European people on the sand dunes derives mostly from their influence on canopy and surface cover, through timber-cutting and burning and through the removal or addition of various elements required for plant growth.

Although trampling by domestic livestock accelerates erosion, the introduction of exotic species does not appear to have had markedly detrimental effects. However, these are likely to pose a much greater threat as nearby urban populations and recreational use of
the area both increase.

Planning context

This Local Plan protects the long-term tenure of existing freehold properties. Additionally it affects proposals for assessable development and applies to all land in Noosa North Shore Settlements indicated on Maps A to F. This includes the low-density residential and rural residential areas of Woods Lane/Maximillian Road, Noosa River Drive, Wygani Drive, Frying Pan, Teewah and the Beach Houses on Beach Road.

These settlements and the Noosa North Shore have special unique characteristics and attributes:

• The unique and sensitive environmental attributes of the Noosa North Shore — the region is largely part of the Cooloola National Park
• The special character of the settlements
• The ‘wilderness’ experience offered by their relative remoteness and their location at the interface of the environmentally significant Cooloola National
• These settlements will always have basic services and infrastructure.

Map A – Teewah Village

Map B – Beach Road

Map C – Maximillian Road/Woods Lane

Map D – Noosa River Drive

Map E – Wygani Drive

Map F – Frying Pan

A growing demand to experience the uniqueness of the settlements and the Noosa North Shore has resulted in increasing pressure from human activity on these wilderness values, and increased the risk of damage.

Planning approach

Planning for the settlements must minimize negative impact on the values of the settlements, and be based on:

• capping the resident population to the carrying capacity of the existing low density residential development
• constraining human activity in environmentally sensitive areas
• protecting the unique environment of the region
• preserving the special character of the settlements
• applying the principles of ecological sustainability.

Ecologically sustainable development

The Local Plan uses the principles of ecological sustainability, with the correct use of the precautionary principle as primary guidance for the use of land in the settlements.
The Local Plan is integral to the ESD Plan for the settlements, which deals with all aspects of the interaction of the settlements with their unique environment. The Local Plan supports the achievement of ESD outcomes

Constraints to growth of settlements

Development must be in balance with the capacity of basic infrastructure services available on the region and the sensitive environment. Expansion of the settlements and subdivision of existing allotments are to be disallowed.

Development in the settlements should be of a type and form that is consistent with the natural and cultural values of the settlement and the capacity of the basic infrastructure services available in the region.

Factors influencing the limits to growth are:

• the ability to protect water quality, both underground and on the surface
• the capability of the water table to absorb sewage while maintaining adequate water quality for natural processes and water supply. The aquifer in the settlements is both the sewage disposal system and a source of water for human consumption
• the capacity and type of construction of roads, tracks and parking areas in and around the settlements, which should not require extension, major stabilization, construction or maintenance
• the capacity to dispose of refuse in a manner that supports a sustainable environment
• the retention and preservation of native vegetation that should also be used to support land surface stability
• the preservation of natural land forming processes. In particular, beach erosion is identified as a significant constraint
• power generation by use of fossil fuels that causes pollution, is potentially noisy and is therefore not encouraged
• the protection of significant historical and cultural resources.

Development principles

1. Ground water is to remain free from any contamination caused by human habitation in the region.
2. Development is to be contained on undeveloped, existing lots in the settlement boundaries of Teewah, Beach Road, Maximillian Road/Woods Lane, Noosa River Drive, Wygani Drive and Frying Pan areas.
3. To have buildings ‘not dominant’ of the surrounding area located in the settlements.
4. Power is to be supplied to residents and visitors principally by using reticulated mains power. Renewable, non–polluting energy for power generation is encouraged.
5. Connection to the reticulated sewerage system or a local area community processing system needs to be considered as the impacts of climate change are monitored.

Area intents

Maps A to F indicate the localities and details of settlement areas of this Local Plan. The planned role of each settlement respects the natural and cultural values of the region.

Beach Road Resort/Houses/Camping Ground

Beach Road is the main access point to the national park and provides basic services for visitors and the resident population. It is a service point for the southern end of the region up to the start of the Cooloola Camping zone. This function will continue, based on the principle of visitors to the region and settlement bringing the necessities for their visit with them from the southern shore of the Noosa River. It will also accommodate holiday residents in the Beach Road holiday houses, which are in keeping with the special character and values of the settlement. No resort type accommodation is envisaged. The most appropriate type of accommodation for visitors is in the designated camping grounds that provide for tents and caravans.

Teewah, Maximillian Road/Woods Lane, Noosa River Drive and Wygani Drive

With the exception of Teewah, these historic riverfront settlements are fundamentally residential with permanent accommodation, in detached houses. Their role as remote, permanently occupied dwellings in a natural setting will continue. These settlements will rely on services located on the southern shore of the Noosa River for facilities and goods and services. Bed and breakfast and home stay style visitor accommodation is not favoured.

Frying Pan

Frying Pan has significant shoreline habitat areas, in particular mangrove areas, sea grass beds, salt marsh, tidal flats and sandy beaches. The settlement functions predominantly as a residential area with typical low form residential dwellings on larger rural lots. The role of the settlement for holiday homes/’get–away’ residential uses will continue.

Approval of assessable development

A proposal for assessable development in a settlement will only be considered where:

• the proposal is compatible with the intent, principles, objectives and environmental outcomes
• the proposal is consistent with the intended role and intended establishment of the settlement in which it is located and all potential impacts of the proposal have been appropriately mitigated having regard to the objectives and principles and environmental outcomes detailed in this local plan.

All development is to be low impact – sympathetic of and complimentary to the natural environment. The settlements are to be primarily comprised of allotments containing one dwelling each. New development that would provide service facilities to campers is unlikely to be approved.

Reconfiguring a Lot

To ensure that environmental impacts are not increased and to assist in retaining the current character of the settlements, reconfiguring a lot other than by a rearrangement of boundaries is inappropriate.

Noosa North Shore Resort

This Local Plan does not apply to:

• any lawful existing use, lots or works, or
• any future development relating to:
  – any existing development approval,
  – or conditions attaching to an existing development approval.

General performance criteria

The general Performance Criteria for the settlements are derived from the values, planning context, approach and constraints outlined in Section 1 and the development principles in Section 2 of this Local Plan. They reflect the natural and cultural values, role and land use constraints of the settlements, and incorporate the principles of ecological sustainability.

Land Use and Built Form

Land use:

• ensure development on any land in the settlements supports the role of the settlement
• protect or enhance the natural and cultural values of the settlements by ensuring that any proposal is low intensity and low impact
• monitor development on site and quickly redress any negative impacts
• limit the size of the settlements to the extent of freehold land and number of allotments existing at the time this Local Plan came into force
• in line with Q2100 modeling, allow land fill of lots under house footprints and along access to property (driveways, etc.)
• use land, whether an individual site or the settlement as a whole, in a manner that will not adversely affect the natural values of the Noosa North Shore.

Built Form:

• maintain the character and natural setting of the settlements by constructing buildings at an appropriate scale so that any buildings do not dominate the landscape but are integrated into the surrounding environment.
• incorporate best practice for energy efficiency
• maintain the high levels of amenity of the settlements by designing to ensure the visual and acoustic privacy of nearby residents.

Natural Values:

The natural values of the settlements must be protected by using ecological sustainability principles, minimising interference with ecological systems, maintaining bio–diversity and accommodating natural processes.

Ecological sustainability – using only evidence-based empirical data and when no further data is available, apply the precautionary principle in the assessment of impacts of land uses so that development may only proceed where there are no threats or potential threats of serious or irreversible damage and any environmental impacts can be reliably mitigated.

Ecology – ensure that activities in the settlements do not adversely affect the natural water cycle, and preserve the quantity and quality of surface water and the aquifer as environmental resources for future generations. Minimize disturbance of ecosystems in or near the settlements by utilising best practice construction, landscaping and site development practices and minimizing physical disturbance of soils, the water cycle and nutrient values.

Biodiversity –

• protect natural vegetation by minimising site clearance, reinstating native vegetation and using native species from seed stock common to the region when landscaping except when that poses a fire hazard risk
• protect natural habitats in or adjacent to the settlements
• keep development clear of foreshore habitats and erosion–prone areas.

Natural processes – Accommodate the natural process of beach, river and land erosion, extreme weather conditions and fire by allowing for natural erosion, preventing any unnatural man-made erosion, ensuring development is capable of withstanding extreme weather conditions, and mitigating the effects of fire hazard.

Cultural values – sustain the cultural values of the settlements by protecting their character and cultural assets.

Character retention –

• retain the current roles of the settlements
• maintain the character of the settlements, other than the Beach Road tourist area, as low density residential, predominantly permanent residences, holiday or retirement homes,
• The Beach Road Tourist area is intended to retain its character as a holiday resort based around the natural attractions of its regional location
• use the community’s strong care and concern for their settlements to foster a sense of stewardship by involving the community in taking decisions under this Local Plan
• provide non–discriminatory access in accordance with applicable laws and Codes.

Infrastructure:

Power – reticulated mains power is already provided to most dwellings in the region. Those few without should minimize pollution by the generation of power for each site from renewable and non–polluting fuel. Solar is preferred, with stand–by (supplementary) supply generated by either gas or petrol or diesel, in that order of preference.

Water –

• collect water on site and use it in a self–sustaining manner
• use water supply from ground water sources for emergencies and stand–by purposes only
• minimize disruption to or interference with the natural water cycle in the settlements.

Refuse Disposal – Today’s weekly Council provided wheelie bin service and a bi-weekly recycle bin service continues to be provided as well as an annual hard rubbish service. Properties currently not receiving a wheelie bin service currently dispose of household refuse to a refuse transfer facility provided for that purpose. The property owner is personally responsible for ensuring that refuse of any other kind including sludge from a septic tank, waste building materials, car bodies or unwanted white goods, is taken to an approved refuse receiving facility on the mainland.

Sewerage Disposal – dispose of effluent from toilets, ablutions, kitchens, laundries and stand pipes in a manner that will not impact on ground water. Onsite approved septic processing plants and regular pump out holding tanks are the only approved methods of disposal today. Impacts of Q2100 CHAP will require an investigation into the feasibility of connection to the reticulated town sewerage system of another local processing system alternative.

Vehicle Access – Access to the Noosa North Shore will remain by vehicular ferry. Roads will be constructed to all weather, unsealed standards with dust suppression finish directly along the sections behind housing at Noosa River Drive and Wygani Drive.

Storm water – Ensure water from a development entering the natural storm water system is of a quality equivalent to that occurring naturally. Retain natural storm water systems and continue to use them for storm water disposal.

Jetties – Riverfront properties retain the use rights of existing jetties and that they comply with the relevant local law. Consideration should be given to the provision of a community jetty at the Frying Pan to provide a safe evacuation facility during fire/flood hazard events.