Distinctive Geological and Cultural Heritage Landmark for all Sunshine Coast Residents
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Update:
Maroochy Shire Councillor Greg Fahey has called for Council to reject the development proposal, and is hoping to put together a state or federal funding proposal that would see the 61 hectare site become a State Forest or National Park.
See the Sunshine Coast Daily January 13 for the full story.
The closing date for submissions to Maroochy Council was January 25. Now is the time to phone your Councillor and say that this development should not go ahead. Full contact details below. Or write to your local paper outlining your concerns.
If you need more details, contact Lindsay or John at SCEC.
Either phone 5441 5747 or email: [email protected]
You may not be opposed to rural residential developments but your quality of life can be seriously affected by developments such as this.
In 1996 the Maroochy Shire Council rejected a Sub-Divisional Proposal for 63 lots on this environmental treasure situated between Mt Ninderry and Collins Rd. The Sunshine Coast Environmental Council’s objection to that development proposal was comprehensively damning.
Visual Amenity and Lot Sizes
A local developer has now applied to the MSC for a development, which includes a road across the top of the Mt Ninderry waterfall. A total of 74 lots will be created with an average area of 6060 sq.m, well below the required 8000 sq.m. They intend to clear all the pristine ridgelines prior to the 4-stage land release. The resulting scars will invade our vision from long sections of the Bruce Highway, from Bli Bli to Mapleton and beyond.
Fauna and Flora
Koalas, Tusked Frogs and the endangered Elf Skink are all found on this land, as per the developer’s Ecological Assessment. Domestic pets and damage to habitats (such as and vegetation clearing, altered water quality and flows etc) are the greatest threat to these animals.
Endangered flora unique to Mt. Ninderry will also be lost.
Vegetation and Slippage
Vegetation clearing, particularly on steep slopes and ridgelines such as these, would be highly undesirable for reasons of soil erosion and potential mass movement. Major movement has occurred in 1992 on the southeast corner of this property, directly above several of the lots.
Clearing for houses, driveways, outbuildings, gardens, effluent disposal systems and firebreaks (necessary for bushfire safety) on this many lots will also be considerable, and will intensify problems associated with clearing vegetation for the works (roads etc) on the subdivision.
Sewerage and Flooding
Picturesque cascading watercourses, which surge thunderously during even typical storms, proliferate around this property. There are many more watercourses than those depicted in the developer’s subdivision layout plan. These watercourses will severely restrict future landowners from enjoying the safe use of the small lots proposed, including safe disposal of septic effluent and storm water runoff without adding to the existing risk of landslip and slump. Note that there are 23 lots less than 4600 sq.m.
Road and Traffic
To be accessible during storms major bridges will be required to cross the top of the waterfall and the creek below the waterfall disturbing unique habitat, beauty and aesthetic amenity.
Increased traffic entering Collins Rd. from the proposed estate comes down a very steep road. The proposed reduction in speed limit will not be enough to eliminate this traffic hazard.
Additional traffic means the intersection of Collins Rd. and the Coolum-Yandina Rd. will be even more of a black spot. A fatality has already occurred at this junction.
Culture
Mt. Ninderry, together with this land, holds major cultural significance for the local indigenous community. Its broader appeal to the entire Sunshine Coast community is invaluable.
What is to be done?The MSC should use environmental levy funds to secure this land for the future enjoyment of all ratepayers. In order to ensure that this inappropriate development is halted, and to protect the integrity and landscape character of our hills and ridgelines, please contact your local Councillor.
(Contact details can be found below.)
Some of the questions the MSC should address:
Why is this development submission so removed from the intent and detail of the Maroochy Shire’s Maroochy Plan 2000 ? After the 1996 development was unsuccessful why would a more intensive and intrusive development be acceptable now?
The Maroochy Plan 2000 Strategic Plan for Visual Amenity states “the key issues forming the basis for a Visual Amenity Strategy include the prominence and uniqueness of the Shire’s landform on the character and scenic quality of localities including isolated mountains such as Ninderry”. Nevertheless the developer does not consider it necessary to conduct a Visual Impact Assessment. Why? The Mount Ninderry waterfall is one of only 3 such natural features east of the Blackall Ranges.
Lots 9 & 14 in the southeast section have been identified as “High Landslip Risk” locations by the developers own studies. Has the MSC been made aware of the extent of the 1992 landslips in the same vicinity? Survey pegs on the southeast boundary of this property moved 5 metres during the 1992 floods and large waves, covering a considerable area, were left in the earth’s surface. Further movement would place many of the south-eastern in peril.
Has the steepness of the terrain and dry watercourses been adequately catered for in the planning of the roads and siting of the proposed dwellings? The most significant watercourse, after the waterfall-creek system, is not shown in the plans submitted by the developer. It has been masked by the use of multiple contour scales on the same map, and will have a major impact on the lots in the southeast corner, as well as the connecting roads. The catchment area for this watercourse is vast and coincides with the area that suffered major slippage in 1992.
In summary, the flooding and slippage risk in the south-eastern section of the development has been significantly understated. It is highly recommended that MSC engineers/councillors be shown the watercourses not visible on the developer’s plans.
Not all lot frontages are above the required minimum of 50m. Why? Also, why are these small lot sizes not sympathetic to the surrounding properties where the average lot sizes exceed 20,000 sq.m.?
When does the developer propose to negotiate an Indigenous Land Use Agreement or some other agreement with local indigenous representatives to ensure that the traditional owners’ cultural and other interests are taken into account?
Will the quality of the proposed road works and the storm water system put a burden on Maroochy Shire ratepayers by deteriorating quickly?
High E. coli counts were measured in the creek in a 1996 study. Will our waterways be unnecessarily burdened by the increased runoff and septic treatment plant pollution from the steep landscape and intensive development?
What will be the impact of the 100 Year Flood Level, and subsequent volumes of water passing through this valley, on the low-lying blocks? The 1996 reports conclude, “Much of the alluvial lowlands are within the estimated Q100 flood level” and will not be suitable for effluent disposal.
How much will the limitations set for the proximity of the sewerage systems to watercourses further restrict potential owners of the 4000-4600 sq.m. lots?
Due to the lack of usable land on the ridgeline properties (barely enough room for a road and small house) the developer proposes that these dwellings locate their transpiration areas at the base of the near shear drop of 100m+. How are these systems to be accessed for maintenance without adding to erosion problems? How will these 4-500 sq.m. systems be sited in these regions that are still very steep?
Is the proposed park adequate to protect the ecologically sensitive flora and fauna (Koalas, Elf Skink and Tusked Frogs) from domestic animals? Will fencing restrict domestic cats from wiping out these animals? How and who will maintain the fencing into the future? Will fencing restrict vital fauna movement around the mountain i.e. kangaroos?
Will the developer be required to make adequate provision for vegetation retention and:
to replant native plants in areas disturbed during works, especially steep sections.
to conduct a weed eradication program?
install/maintain the required silt traps for sediment control?
What is the conclusion of soil contamination testing conducted, and is there any lingering effects of the arsenic used in the banana farming, or the banana disease present in the area?
Mount Ninderry Aboriginal Myth
Long ago in the Dreamtime, a young warrior named Coolum loved a beautiful maiden Maroochy. But another warrior, Ninderry, tried to steal her away. The two men fought and Ninderry beheaded Coolum whose head rolled into the sea to become Mudjimba Island (Old Women’s Island ). The Creator, known to the Undanbi (local aboriginals) as Birral, punished Ninderry by turning his body into a huge stone, Mt Ninderry. Maroochy fled to the mountains where her tears became the Maroochy River.