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Heritage Impact Assessment
45 Maple Street, Cooroy Heritage Impact Assessment for relocation of Character House March 2020
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Page 2
Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Document Control:
Revision Document Description Issue Date Prepared By
A Heritage Impact Assessment for relocation of 3 March 2020 Malcolm Elliott
Character House - Draft
B Heritage Impact Assessment for relocation of 23 March 2020 Malcolm Elliott
Character House – Updated Draft
C Heritage Impact Assessment for relocation of 31 March 2020 Malcolm Elliott
Character House - Final
This Heritage Impact Assessment for relocation of a Character House has been prepared by:
Malcolm Elliott
B.Arch (Hons) UNSW, M.HeritCons (Hons) USyd.
On behalf of Medicentre No. 2 Pty Ltd – (the Client)
This document has been prepared by Vault Heritage Consulting Pty Ltd – ACN 617 156 742 (Vault) solely for
the Client and may only be used and relied upon by the Client for the specific purpose agreed between Vault
and the Client (Agreed Purpose). This document may not contain sufficient information for any purposes
outside of the Agreed Purpose. The opinions, conclusions, recommendations and information included in
this document are:
a) Limited to the scope of the relevant engagement between Vault and the Client;
b) Based on Vault’s knowledge and approach, and the conditions encountered and information
reviewed by Vault, as at the date of preparation of this document (Prevailing Knowledge);
c) Based on information provided to Vault by the Client and others including relevant government
authorities (Supplied Information).
The Client acknowledges that any Prevailing Knowledge may have ceased or may in the future cease to be
correct, accurate or appropriate in light of subsequent knowledge conditions, information or events. Vault
has no obligation to update the Client with respect to changes in the Prevailing Information occurring after
the date this document was prepared.
Supplied Information has not been independently verified by Vault. Vault shall have no liability in connection
with Supplied Information, including errors and omissions in this document which were caused by errors or
omissions in the Supplied Information. While Vault has used its best endeavours to ensure the accuracy of
the information contained in this document, Vault will not be liable for any loss incurred by the Client or any
other person arising out of or in connection with the use of or implementation of the opinions, conclusions,
recommendations and information included in this document.
The Client acknowledges that Vault is not a provider of architectural services pursuant to the Architects Act
2002 (Qld) (Act). The services provided by Vault relate to traditional housing and the clients acknowledge
that these services are not provided by architects registered with the Board of Architects of Queensland.
The Client must not hold Vault out as an architectural service provider or hold any of Vault’s employees,
consultants or directors out as registered architects. Specifically, the Client and any employees, agents and
consultants of the Client must not refer to Vault as an architectural service provider or any of Vault’s
employees or directors as “architects” or as having expertise or experience in “architecture” in any materials
whatsoever (whether verbal or written).
Cover image: Current satellite image of the subject early 20th century house at 45 Maple Street, Cooroy. (Source: Nearmap)
19125 / Maple 2
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Heritage Impact Assessment for relocation of Character House (Rev. C) 45 Maple Street, Cooroy For: Medicentre No. 2 Pty Ltd Table of contents 1 Overview & City Plan 2014 provisions......................................................................4 1.1 Background.................................................................................................................... ........ 4 1.2 The subject site....................................................................................................................... 4 1.3 Prelodgement discussions with Noosa Council regarding site redevelopment........................ 9 2 The subject house & its streetscape setting...........................................................11 2.1 The subject house....................................................................................................................11 2.2 The current configuration of the subject house ...................................................................... 15 2.3 The streetscape context of the subject house ....................................................................... 35 3 The proposal..........................................................................................................48 3.1 The proposal.............................................................................................................................48 4 Assessment of proposed partial demolition & relocation of a Character House.....49 4.1 Table of Assessment for relocation of early house in Character Area....................................... 49 4.2 Assessment of proposal against the Heritage overlay code..................................................... 50 5 Conclusion..............................................................................................................53 5.1 Conclusion ............................................................................................................................... 53 19125 / Maple 3
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
1. Overview & The Noosa Plan context
1.1 Background
This Heritage Impact Assessment for relocation of a Character House has been prepared in support
of a planning application for the proposed partial demolition and relocation of an early residential
building from its existing site at 45 Maple Street, Cooroy to a suitably protected recipient site situated
elsewhere within the Noosa Council jurisdiction. It is noted that the subject site is situated within an
established Character area mapped with Heritage overlay of The Noosa Plan (Map OM3.2) and
hence prior planning approval from Council is required prior to undertaking the proposed partial
demolition and relocation of this traditional character house.
This Heritage Impact Assessment will outline the architectural attributes of the subject character
house in addition to identifying some unsympathetic alterations and additions made to the building
by a previous owner. It is envisaged that the outcome of this architectural analysis will be the
demonstration that the building core of the subject character house is actually more compact than
that currently extant and can be readily restored to its original configuration before being relocated
onto an alternative site in a different but comparable traditional character context.
The proposed relocation of the traditional character residence has been initiated by the current
owner of the subject site, Medicentre No. 2 Pty Ltd, which intend to redevelop this site as a medical
centre in order to supplement the existing medical services precinct already established on the
opposite side of Maple Street (i.e. Eden Private Hospital) and better align with the Community
Services land use zone applicable to this particular site and the surrounding precinct.
The proposed development outcome involving the partial demolition and relocation of the subject
character house is anticipated to generate negligible adverse heritage impact on the character
streetscape of Maple Street, Cooroy as the subject house is already flanked to the north, north-west
and west by more contemporary commercial and/or medical establishments and immediately to the
south by a c.1960s house. Therefore it is considered that the proposed extent of partial demolition
and the associated relocation of the subject house to an alternative site where the building will
remain under demolition protection, as documented in this proposal, is suitable for planning
approval by Council.
1.2 The subject site
It is noted that the subject site has the real property description of Lot 15 on C5605 and comprises a
total site area of 1,156.87m2. As noted above, the subject site is situated within the CR1 Community
services zone (see Figure 2) and mapped within the Heritage overlay under The Noosa Plan (see
Figure 3).
As can be seen from this topographical / cadastral mapping shown at Figure 1, the section of Maple
Street in Cooroy within which the subject house is located veers away from the essentially north-
south alignment of the southern portion of that street – which runs along the top of the local
ridgeline – and incorporates descending natural ground levels across the street frontage of the
subject site.
19125 / Maple 4
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
While it is acknowledged that Maple Street was one of the earliest established thoroughfares in
Cooroy township and originally comprises an array of houses and commercial buildings from the early
portion of the twentieth century, it is noted that this original traditional character – as identified and
quantified in the Character Area mapping within the Heritage overlay – has been progressively
dissipated over the years by the introduction of larger scale health services and other commercial
building types as well as contemporary residences in the area proximate to the subject site. It is
considered that this progressive transition in the land use mix and corresponding streetscape
character within the northern portion of the Maple Street streetscape is also reflected in the non-
residential Community Services zone mapped along this streetscape – see Figure 2 following.
Nevertheless it is noted that the mapping of the Maple Street Character Area within the Heritage
overlay necessitates a more detailed analysis of both the subject house itself and the streetscape
setting that it exists within.
Figure 1: Traditional building character overlay Base topographical / cadastral mapping for the surrounding precinct of Cooroy with
the boundaries of subject site highlighted / site area shaded at image centre. Note that the alignment of Maple Street effectively
follows that of the adjoining ridgeline further to the south however the street frontage of the subject site comprises approx.. 2
metres of crossfall from south to north as Maple Street curves towards the intersection with Myall Street. (Source: Noosa Council)
19125 / Maple 5
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 2: Zone mapping for the surrounding precinct within the Cooroy Township Inset of the Cooroy & Lake MacDonald
land use mapping (Zone Map ZM3) with the boundaries of the subject site identified with a green outline. It is noted that
the portion of Maple Street within which the subject site is located has been mapped as Community Services zoning (pale
yellow shading), which is considered entirely consistent with the medical precinct evident in this locality in the present day.
(Source: Noosa Council)
19125 / Maple 6
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Heritage Impact Assessment for relocation of Character House (Rev. C) 45 Maple Street, Cooroy For: Medicentre No. 2 Pty Ltd Figure 3: Detailed extract from the Cooroy Township Inset of the Cooroy & Lake MacDonald Heritage Overlay (Map OM3.2) with the Character areas identify in blue hatching and the boundaries of the subject site identified with a green outline. It is noted that the character area mapped along Maple Street contains the Eden Private Hospital / Healthcare complex and a range of other modern commercial buildings and non-character residences. (Source: Noosa Council) 19125 / Maple 7
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Heritage Impact Assessment for relocation of Character House (Rev. C) 45 Maple Street, Cooroy For: Medicentre No. 2 Pty Ltd Figure 4: Current satellite image of the portion of Cooroy township comprising the extent of Maple Street included in the Heritage overlay mapping and surrounding the subject site with its property boundaries highlighted (at image top). It is evident from this satellite image that the Maple Street streetscape has substantially transitioned away from its original, domestic-scaled residential development – as shown in the historical aerial photographs of Cooroy - into a more mixed use precinct with a range of land use types, era of construction etc., which is also readily reflected in the zone mapping shown in one of the preceding images. (Source: Nearmap) 19125 / Maple 8
Page 9
Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 5: The subject character house at 45 Maple Street, Cooroy; as viewed from its street frontage. Due to the dense tropical
vegetation extant in the front boundary setback, only the central window of the front window bay (arrowed) and the front window
of the later side addition (to the right of same) are the only architectural elements of the house actually visible in this streetscape
view. (Source: Google Maps)
1.3 Prelodgement discussions with Noosa Council regarding site redevelopment
It is noted that a prelodgement discussion was held on 26 November 2019 between the client, their
planning consultant and development assessment officers from Noosa Council in order to introduce
this proposal and discuss key assessment issues likely to arise from a development application for
removal of the traditional character house. Those discussions identified Council’s concern around
the proposed removal of the subject house from the Maple Street character area and its relocation
to an alternative site elsewhere within the Noosa Council jurisdiction.
An extract from the Meeting Notes identifies Council’s concern regarding the proposed removal of
the subject house and the reporting requirements deemed necessary to address same.
“The site is also included in the Heritage Overlay (Character Area) for Cooroy under the Noosa
Plan. For this area, the Noosa Plan seeks to protect the streetscape character area by
retaining the existing buildings that contribute positively to the character. Review of the site
and existing house following the meeting shows that the existing building is of a Queensland
vernacular style timber and iron house on stumps with many features typical of this era and
which contribute to the character of Maple Street.
It is therefore unlikely Council would support relocation or demolition of the existing house. It
is therefore recommended that the existing house be retained for the proposed medical use.
Car parking for the proposed use should also be predominantly provided to the rear of the
building, with the front setback to the building retained as landscaping.
19125 / Maple 9
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Should you wish to pursue an application to remove the existing building and construct a new
building, it is suggested that a report be provided by a qualified heritage consultant to comment on
the streetscape and the building’s qualities. A report should also be provided by a suitably qualified
consultant on the condition of the building if you consider the building is not structurally sound and
capable of economic repair.”
The owner of the subject site concedes that adaptive reuse of the existing character house as a
medical centre is not a viable option due to a combination of the nature of the proposed medical
services to be provided (medical imagery), the installation of specialised equipment and operational
considerations related to same together with the inherent difficulties of provided equitable access
into and around the interior of the character house; as required for all medical-based establishments
in order to comply with current National Construction Code (NCC) requirements.
Consequently the client wishes to proceed with the original proposal discussed with Council during
the prelodgement meeting and relocate the subject house to an alternative location – yet to be
formally identified – in order to allow for the construction of a purpose-built medical imaging centre
within this community services precinct of Cooroy.
19125 / Maple 10
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
2. The subject house and its streetscape setting
2.1 The subject house
The early days of the township of Cooroy are well documented in a local history website:
www.cooroy.com.au that includes a series of historical photographs of the township and its key
buildings during the formative years of the town. The following photograph of Maple Street, Cooroy
taken c.1914 (see Figure 6) depicts a series of pioneering buildings of traditional “timber and tin”
construction including houses, shops and a church building set along that thoroughfare.
Figure 6: Historical photograph of Maple Street, Cooroy taken c.1914 and showing the Presbyterian Church building located at 51
Maple Street (image far right), the bend in the Maple Street road carriageway and the series of early shops located on the opposite
side of this street (image far left) where the private hospital now stands. Given the approximate location where this photograph was
taken, it is estimated the location of the subject character house was essentially behind the traditional house visible at image centre.
(Source: cooroy.com.au)
A comparison between the earliest available historical aerial photograph of the subject site, which
clearly depicts the subject house - taken on 13 July 1956 (refer to Figures 7 & 8), and the current
satellite image of same (Figure 9 & 10) can assist in providing an approximate construction sequence
for the subject house to differentiate the later alterations and additions made to the original core of
the character house.
19125 / Maple 11
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 7: Historical aerial photograph of the Cooroy township taken of 13 July 1956 showing the Presbyterian Church
building at 51 Maple Street (yellow arrow) and the subject character house (red arrow). (Source: q imagery)
Figure 8: A more detailed extract from the preceding historical aerial photograph c.1956 with the subject character house
indicated with a red arrow. Note the array of traditional building on the opposite side of Maple Street at this time – now
replaced with Eden Private Hospital – and vacant land adjacent to the subject site immediately to the south-east. The
proximity between the roof form of the subject house and the adjoining garage outbuilding suggests that the side sleepout
extension on the southern side of the house was already in place by this time. (Source: q imagery)
19125 / Maple 12
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Heritage Impact Assessment for relocation of Character House (Rev. C) 45 Maple Street, Cooroy For: Medicentre No. 2 Pty Ltd Figure 9: Recent satellite image of the subject site (c. May 2019) with the boundaries of the subject site highlighted and showing the extended Asymmetrical Bungalow built form of the subject house. (Source: Nearmap) Figure 10: A more detailed extract from the preceding satellite image depicting the original Asymmetrical Bungalow with L- shaped verandah built form at the core of the subject house (highlighted with dotted outline), which is considered to have been subsequently appended along its southern edge with a side sleepout structure beneath a different roof pitch and a hipped roof addition behind. (Source: Nearmap) 19125 / Maple 13
Page 14
Heritage Impact Assessment for relocation of Character House (Rev. C) 45 Maple Street, Cooroy For: Medicentre No. 2 Pty Ltd In order to clearly identify the transition of the subject character house from its original built form as an Asymmetrical Bungalow with L-shaped verandah through the addition of a side sleepout addition along the southern side and eventually incorporating a rear addition to accommodate the WC / Bathroom and laundry, the following series of photographs provide definitive guidance in this regard. I also refer to my recent inspection of the subject character house on 20 February 2020, which afforded me the opportunity to investigate the various phases of development inherent in the current configuration of this house. Following on from the inspection of the subject house, it is considered that the residence at 45 Maple Street was originally constructed as an Asymmetrical Bungalow with wraparound (or L-shaped) verandah – see Figure 11 below. Figure 11: Extract from a traditional house typology reference guide identifying the original core of the subject house as a variant of the Asymmetrical Bungalow with L-shaped verandah style of traditional house typology. Note that this style of residential construction was popular across South East Queensland from the Federation era until the 1930s so a more precise date of construction would be difficult to ascertain. (Source: “Brisbane House Styles 1880 to 1940 – A Guide to the Affordable House”; Judy Gale Rechner; p.19) 19125 / Maple 14
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
2.2 The current configuration of the subject house
When seeking to determine an original or early configuration of a traditional house, analysis of the
actual construction of the building will typically provide ample evidence of the not only the original
configuration of the house but also where the integration of later additions has occurred. The
respective phases of development within the subject house can be readily identified through such
aspects as changes in construction type, differentiation in both internal and external materiality as
well as departures from detailing consistent with the original portion of the building.
The following photographs - Figures 12 – 48 inclusive - will document the existing configuration and
condition of the subject house in order to demonstrate that the side sleepout located along the
southern edge of the house (as well as the rear bathroom and laundry structures to the rear of
same) were added subsequent to the original construction of the house and are therefore ancillary
to the traditional character attributes protected under the Heritage overlay and the corresponding
Heritage overlay code.
Figure 12: The street gable of the subject house incorporates a facetted, projecting window bay, which is original to the
character house and appears to signify the high quality residential construction of this building. (Source: VAULT)
19125 / Maple 15
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 13: A more oblique view of the projecting window bay. Note the multi-pane, coloured glazing within the top sash of
the windows in this location and the flat, “oil pan”-style roof above the bay window. (Source: VAULT)
Figure 14: The perimeter of the undercroft of the subject house has been enclosed with blockwork walls, which appear to
be quite a contemporary intervention. This section of perimeter enclosure follows the outline of the projecting bay
window. (Source: VAULT)
19125 / Maple 16
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 15: The front verandah has been totally enclosed with a combination of aluminium-framed windows and louvered
spandrel panels below. This enclosure of the verandah is another relatively recent addition to the early house.
(Source: VAULT)
Figure 16: The extant rear wall of the subject house showing where the previous rear door was located; now replaced by a
small, timber-framed window. Note the redundant rear stairs and landing that are yet to be demolished. (Source: VAULT)
19125 / Maple 17
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 17: The side verandah return of the original L-shaped verandah (northern side of house) has also been fully enclosed
however this enclosure incorporates earlier construction, materiality and detailing. Note the paneled fibro balustrade
enclosure with the array of timber-framed casement windows above. Also noted is the blockwork enclosure of the
building’s undercroft space, which incorporates some breezeblocks in this location for subfloor ventilation purposes.
(Source: VAULT)
Figure 18: The north-eastern (rear) corner of the subject house has a transverse gable element with decorative gable infill
paneling and a tripartite window with traditional awning over. (Source: VAULT)
19125 / Maple 18
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 19: The rear wall of the subject house showing where the various subsequent additions made to the building in the form of
the southern side sleepout, bathroom and laundry additions. The original alignment of the hipped roof – running down to the rear
corner of the initial phase of the house is indicated with dotted linework. (Source: VAULT)
Figure 20: An oblique view across the rear wall of the subject house showing the later awning structure and covered rear
vestibule as well as the projecting laundry addition at image far left. (Source: VAULT)
19125 / Maple 19
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 21: A more detailed view of the subsequent laundry addition, which incorporates a slab-on-ground internal floor
level that varies greatly from the low- to mid-set elevation of the core of the house. (Source: VAULT)
Figure 22: A side view of the projecting laundry addition, which reveals the differential in the profile and gauge of the
timber weatherboard wall cladding from that evident on the remainder of the house. (Source: VAULT)
19125 / Maple 20
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 23: The rear addition at the south-eastern corner of the house has been well integrated into the original core of the
house in terms of the consistency of weatherboard cladding and the extrusion of the transverse ridgeline extant across the
rear of the house into a hipped configuration at this corner. Also noted are the multi-paned casement window sashes with
awnings over. (Source: VAULT)
Figure 24: A small bathroom addition (for inclusion of a WC) has been constructed as an infill pace between the side
sleepout structure (image left) and the larger addition at the south-western corner of the house (image right). Note the
change in weatherboard profile (arrowed) where these two sections intersect. (Source: VAULT)
19125 / Maple 21
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 25: A detail view of the considerable step-down between the respective rooflines of the side sleepout addition
(image left) and the rear corner addition (image centre and right). (Source: VAULT)
Figure 26: Another clear indicator of different phases of addition construction is the differential between the eaves
overhang of the rear corner addition (image top) - with its three board eaves soffit – and the southern side sleepout (lower
portion of image) - with a five board eaves soffit. (Source: VAULT)
19125 / Maple 22
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 27: The south-western (front) corner of the side sleepout addition to the core of the original house. Of particular
note is the low-pitched roofline over this structure, which also incorporates a bastard hipline. (Source: VAULT)
Figure 28: The junction between the original core of the house (at image left) and the later sleepout addition on the
southern side (at image right) is readily identified by the differentiation of the profile and gauge of the timber
weatherboard wall cladding and the significant set down in roof level / internal ceiling height. (Source: VAULT)
19125 / Maple 23
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 29: Within the front verandah enclosure, the single skin wall construction of the original core of the house is still
intact and can be revealed by the removal of this enclosure and reinstatement of the verandah. (Source: VAULT)
Figure 30: A secondary entry door into the front room of the house appears to be original; as indicated by the exposed
studwork supporting the doorframe for this opening. (Source: VAULT)
19125 / Maple 24
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 31: The front door of the house incorporates the glazed top light typical for this era of residential construction. The
central corridor providing access to ancillary spaces on either side is also entirely consistent with the traditional housing
type. (Source: VAULT)
Figure 32: The reverse view through the front verandah enclosure showing the raked ceiling (following the steeper pitch of
the verandah roofline) and the contemporary enclosure of this originally open space. (Source: VAULT)
19125 / Maple 25
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 33: The enclosed side verandah return on the northern side of the building incorporates a low-set ceiling and also
reveals the single skin wall construction (with waist strapping) of the core of the original house (image far right).
(Source: VAULT)
Figure 34: A more detailed view of the enclosed side verandah return – at the eastern end of same. Note the French doors that
connect the various internal spaces to this side verandah space and the mix of door types evident on adjoining doorways.
(Source: VAULT)
19125 / Maple 26
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 35: The living space at the rear of the building core is entirely traditional in its VJ-lines wall and ceiling construction
and multi-paned timber windows. (Source: VAULT)
Figure 36: The ornate timber fretwork surround for the wall opening from the rear living space into the building core is
considered to be indicative of a slightly later era of interwar construction than that of the original house. (Source: VAULT)
19125 / Maple 27
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 37: The small kitchen area located at the ear of the house displays traditional internal finishes and detailing (VJ walls
and ceiling) although there are also some more contemporary interventions evident in this space. (Source: VAULT)
Figure 38: The interior of the front room of the house showing the projecting bay window incorporated into the street
gable. Also noted is the doorway (at image left) onto the side sleepout. (Source: VAULT)
19125 / Maple 28
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 39: A more detailed view of the doorway from the front room out into the side sleepout on the southern side of the
house. Note the absence of a top light panel and the unusual architrave detailing at the head of this doorway. (Source: VAULT)
Figure 40: The interior of the southern side sleepout. Note the external weatherboards still extant on the wall at image far
right and the low-pitched and asymmetrical geometry of the raked ceiling within this space. (Source: VAULT)
19125 / Maple 29
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 41: Another detail of the door head leading into the side sleepout, which again displays the external wall cladding on
what is now and internal wall (and in contrast to the single skin wall construction shown in Figures 29, 30, 33 & 34) and the
unusual door head design with an infill panel and tapered architrave detailing. (Source: VAULT)
Figure 42: An original window in the front room has been retained but effectively enclosed by the later addition of a side
sleepout on the southern side of the house. (Source: VAULT)
19125 / Maple 30
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 43: The doorway between an adjoining room and the side sleepout introduces yet another variation in doorway
detailing incorporating a single, paneled door leaf (not French doors), an open ventilator panel over and more traditional
architrave detailing against the external wall cladding. (Source: VAULT)
19125 / Maple 31
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 44: The floorplan of the subject house with the later additions to the original configuration of the early house
shaded in red. These later elements of the building have been identified from the analysis of the preceding sequence of
photographs outlining the construction, materiality and detailing of the extant building.
(Source: Wythes Real Estate / realestate.com.au)
19125 / Maple 32
Page 33
Heritage Impact Assessment for relocation of Character House (Rev. C) 45 Maple Street, Cooroy For: Medicentre No. 2 Pty Ltd Figure 45: The view through the undercroft enclosure of the subject house showing the array of concrete blockwork stumps that support the building. The structural condition of the subject house and its suitability for potential relocation is being evaluated separately by Bligh Tanner Engineers. (Source: VAULT) Figure 46: An early garage structure is located on the southern side of the house. It is evident that this is also a relatively early building although it is ancillary in nature (i.e. not integral to the character of the adjoining house) and appears to be in very poor physical condition. (Source: VAULT) 19125 / Maple 33
Page 34
Heritage Impact Assessment for relocation of Character House (Rev. C) 45 Maple Street, Cooroy For: Medicentre No. 2 Pty Ltd Figure 47: The rear corner of the garage structure showing the timber stumps and stone steps but also showing the poor repair of most of the timber weatherboard cladding of this building. (Source: VAULT) Figure 48: The decorative pier and plinth front fence incorporating capped stone piers and scalloped timber infill pickets is not specifically aligned with the early house situated behind it. (Source: VAULT) 19125 / Maple 34
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
2.3 The streetscape context of the subject house
Further to the comparison between the historical aerial photograph of Cooroy c.1956 (Figures 7
& 8 in Section 2.1) and current satellite image of the relevant section of Maple Street, as shown in
Figures 4 or 6 & 7 (for greater detail), it is noted that this originally predominantly residential
streetscape has retained a reasonable proportion of its early building stock. However it is also noted
that the remaining traditional character buildings are predominantly distributed along the southern
portion of Maple Street mapped within the Heritage overlay and are effectively segregated from the
subject character house by more contemporary development; residential or otherwise.
The range and diversity of character styles and building scale represented in the remaining traditional
houses still extant in this streetscape is depicted in the following streetscape photographs (Figures 49
– 70 below) while also serving to indicate both the dispersal of the original traditional character
residential buildings over time and the concentration of the distribution of same in a different portion
of the Maple Street streetscape.
Figure 49: The Cooroy Dental Centre located at 39 Maple Street (corner of Myall Road) is a contemporary commercial building
located immediately to the north of the subject site. (Source: VAULT)
19125 / Maple 35
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Heritage Impact Assessment for relocation of Character House (Rev. C)
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Figure 50: The subject house at 45 Maple Street, Cooroy is set behind a substantial front fence and quite dense mature
vegetation, which significantly screens the presentation of the early houses within the Character Area streetscape.
(Source: VAULT)
Figure 51: The adjoining house to the south; No. 47 Maple Street, is a c.1960s highest house with a flattened transverse
gable roofline over. (Source: VAULT)
19125 / Maple 36
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Heritage Impact Assessment for relocation of Character House (Rev. C) 45 Maple Street, Cooroy For: Medicentre No. 2 Pty Ltd Figure 52: The traditional character house at No. 49 Maple Street is clearly one of the early twentieth century houses that contribute to the streetscape within the mapped the Character Area. (Source: VAULT) Figure 53: The Cooroy Uniting Church building at 51 Maple Street has retained key elements of its original form (see Figure 6) but has also undergone some more contemporary modifications and additions in order to meet the requirements of the current congregation. (Source: VAULT) 19125 / Maple 37
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Heritage Impact Assessment for relocation of Character House (Rev. C)
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Figure 54: The early house at No. 53 Maple Street has retained its original Bungalow with full-width front verandah built
form complete with a decorative entrance gablet (at image centre). (Source: VAULT)
Figure 55: The residential building located at 55 Maple Street is actually a short-stay accommodation facility for the adjacent
hospital across the road. This building is clearly relatively contemporary in tis built form, construction etc. and hence does not
make a positive contribution to the mapped Character Area. (Source: VAULT)
19125 / Maple 38
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Heritage Impact Assessment for relocation of Character House (Rev. C) 45 Maple Street, Cooroy For: Medicentre No. 2 Pty Ltd Figure 56: The early house located at No. 57 Maple Street is another intact example of a traditional Bungalow with full-width front verandah built form, which is entirely consistent with the Character Area streetscape. (Source: VAULT) Figure 57: The c.1970s house located at No. 59 Maple Street is a contemporary building situated in the middle of the mapped area of the Character Area streetscape. (Source: VAULT) 19125 / Maple 39
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Heritage Impact Assessment for relocation of Character House (Rev. C)
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Figure 58: The contemporary house located at No. 61 Maple Street does incorporate a character element in the form of a
feature bay window of sorts but is otherwise entirely modern in its built form, construction etc. This house is also heavily
screened from the street by dense and mature vegetation. (Source: Google Maps)
Figure 59: The Cooroy Catholic Church is a modern ecclesiastical complex incorporating simple gabled roof forms and
predominantly lightweight construction. (Source: VAULT)
19125 / Maple 40
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 60: The Asymmetrical Bungalow located at No. 68 Maple Street is an early residence that contributes to the
streetscape within the mapped Character Area. (Source: VAULT)
Figure 61: The Asymmetrical Bungalow with L-shaped verandah located at No. 66 Maple Street is essentially a mirror-
reversed iteration of the built form of the subject house and also incorporates a transverse gable structure at the rear
corner of the house. (Source: VAULT)
19125 / Maple 41
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 62: The Asymmetrical Bungalow with L-shaped verandah located at No. 64 Maple Street is another mirror-reversed
iteration of the original built form of the subject house but has been modified with a complementary, but not traditional,
entrance porch projection and partial side verandah enclosure. (Source: VAULT)
Figure 63: The early Bungalow built form of the character house at No. 62 Maple Street has been adaptively reused for use
by a medical services provider of some description. While the overall built form of the house remains unchanged, the array
of contemporary modifications to this building to accommodate the non-residential land use appear to have somewhat
diluted the traditional character attributes of this building. (Source: VAULT)
19125 / Maple 42
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Heritage Impact Assessment for relocation of Character House (Rev. C)
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Figure 64: Another early Bungalow house located at No. 60 Maple Street. Once again it would seem that contemporary
adaptation of this traditional house (i.e. total enclosure of the wraparound verandah with modern glazing and solid
balustrading) appears to have somewhat diluted the traditional character attributes of this building. (Source: VAULT)
Figure 65: The pick-up / drop-off portico for the Eden Private Hospital / Healthcare complex. This series of modern medical
facilities – directly opposite the subject house - visually dominate the western edge and the northern portion of the Maple
Street streetscape mapped within the Character Area. (Source: VAULT)
19125 / Maple 43
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Figure 66: Another component of the substantial Eden Private Hospital / Healthcare complex, which visually dominates the
western edge and the northern portion of the Maple Street streetscape mapped within the Character Area. (Source: VAULT)
Figure 67: The northernmost portion of the Eden Private Hospital / Healthcare complex incorporates a medical centre with
doctor’s surgery, pathology services and other associated medical services providers. (Source: VAULT)
19125 / Maple 44
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Heritage Impact Assessment for relocation of Character House (Rev. C) 45 Maple Street, Cooroy For: Medicentre No. 2 Pty Ltd Figure 68: The small commercial building located at No. 44 Maple Street contains a range of small scale commercial tenants and is clearly neither early construction nor residential in nature. (Source: VAULT) Figure 69: There is another small commercial building located at No. 42 Maple Street containing an electronic shop and a veterinary surgery. (Source: VAULT) 19125 / Maple 45
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Heritage Impact Assessment for relocation of Character House (Rev. C) 45 Maple Street, Cooroy For: Medicentre No. 2 Pty Ltd Figure 70: Current satellite image of the portion of Cooroy township comprising the extent of Maple Street included in the Heritage overlay mapping and surrounding the subject site with its property boundaries highlighted (at image top). In order to indicate the extent to which the original character streetscape of Maple Street has substantially transitioned, the remaining early houses have been marked with red dots, contemporary residences with blue dots while original and contemporary non-residential buildings are also delineated with red and blue squares respectively. The difference between the predominantly non-residential and contemporary northern portion of Maple Street (above the yellow dotted line) and the more original and predominantly residential southern portion of the same streetscape can be seen in this streetscape analysis. (Source: Nearmap) 19125 / Maple 46
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Heritage Impact Assessment for relocation of Character House (Rev. C)
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For: Medicentre No. 2 Pty Ltd
Drawing upon the preceding sequence of streetscape photographs and the associated streetscape
analysis at Figure 70 (above), it is considered self-evident that the majority of extant examples of
early character houses situated within the Maple Street Character Area mapped in the Heritage
overlay are actually located within and distributed across the southern portion of that streetscape
while conversely the northern portion of same – intersecting with Myall Street and containing the
private hospital and a range of adjoining contemporary commercial buildings as well as the subject
site – exhibits a predominantly contemporary and non-residential streetscape character that is
inconsistent with the historical streetscapes typically protected within the overlay through the
corresponding overlay code.
Consequently, due to the range and diversity of scale, land use / building type and construction era
represented in the northern portion of the Maple Street streetscape surrounding the subject house
and still situated within the overlay mapping, it follows that the removal of the subject early house
located at No. 45 Maple Street from that streetscape, as currently proposed, would not result in a
meaningful or concerning loss of historical streetscape character from that locality.
19125 / Maple 47
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
3. The proposal
3.1 The proposal
As noted in Section 1.1 of this Report, this proposal has been initiated in order to facilitate the
assessment of the proposed partial demolition and relocation of the early residence situated at 45
Maple Street, Cooroy to an alternative site within the Noosa Shire. The proposed removal of the
subject house from the Maple street streetscape and mapped Character Area will allow for the future
redevelopment of the subject site as a medical centre for medical imaging purposes.
In undertaking the assessment of the existing built form, materiality and detailing of this early house,
it is evident that the building has been the subject of a series of subsequent additions made be
previous owners with varying degrees of success in terms of being complementary to the original
configuration of the traditional character house. Accordingly, if the subject house is to be relocated
to an appropriate alternative site within the Shire, it follows that the relocated building should have
its original configuration reinstated in this new situation. Consequently it is proposed to partially
demolish the later additions made to the house – refer to red shaded areas shown in Figure 44 -
prior to relocating the retained core of the building (as an Asymmetrical Bungalow with L-shaped
verandah) to its new location. It is also envisaged that the unsympathetic enclosure of the front and
side verandahs will be reversed by re-opening this structure as a traditional verandah configuration
on the periphery of the solid core of the house.
As noted previously, the structural condition and associated suitability of the subject house to be
relocated to an alternative site is presently being investigated by others and will be reported on
separately as part of the package of documents lodged for Council assessment of the relocation
proposal.
19125 / Maple 48
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
4. Assessment of proposed partial demolition & relocation of
Traditional Character House
4.1 Table of Assessment for relocation of early house in Character Area
It is noted that a portion of Maple Street surrounding the subject site is mapped within a Character
Area of the Heritage overlay (Map OM3.2). Consequently it is necessary to consult the associated
Table of Assessment within The Noosa Plan in order to determine the planning assessment
requirements triggered by this proposed building work. The relevant Table of Assessment – Table
13.4 – is set out below with the relevant provision highlighted.
19125 / Maple 49
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Heritage Impact Assessment for relocation of Character House (Rev. C)
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For: Medicentre No. 2 Pty Ltd
4.2 Assessment of proposal against Heritage overlay code
In order to demonstrate the appropriateness of the proposed partial demolition and relocation of
the subject house to an alternative site under the current planning scheme, it is necessary to assess
this proposal against the relevant provisions of the Heritage overlay code (Division 7 of The Noosa
Plan). The overall outcomes sought by the Heritage overlay code in relation to the Cooroy - Maple
Street Character Area precinct are outlined in Section 13.16.2 (f) of the overlay code; as set out below:
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Heritage Impact Assessment for relocation of Character House (Rev. C)
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For: Medicentre No. 2 Pty Ltd
The specific outcomes and probable solutions of the Heritage overlay code relevant to this
assessment are found in Table 13.5, which incorporates a specific section of same that relates
directly to the Retention of historical streetscapes in character areas – see 13.21 below:
The following justifications against the relevant provisions of the overlay code are submitted for the
Council’s assessment of the proposed partial demolition and relocation of the subject early house:
Specific Outcome O5: The valued streetscape character within character areas are protected
through the retention of buildings that contribute positively to that character.
Response: It is noted that the historic business centre of Cooroy (refer to Figure 1) that extends from
Marana Street to Crystal Street and comprising 9 - 73 Maple Street inclusive – as shown on Heritage
Overlay Map OM3.2 – (refer to Heritage overlay code (f) (i)) has been mapped as a Character Area
such that residential buildings from the early to mid-twentieth century; including the subject
character house at 45 Maple Street, are envisaged to be retained (refer to Heritage overlay code (f)
(ii)). However, as noted in Section 2.3 of this Assessment, there is a distinct differentiation in visual
character within this one streetscape which is demonstrated by the proportional representation,
scattered distribution and relative location of the remaining extant examples of early houses mapped
within Character Area of the Heritage overlay as opposed to the predominantly non-residential and
contemporary visual character now evident across the predominant proportion of the Maple Street
streetscape; as represented by the medical facilities located on its western side that visually dominate
the north portion of that streetscape, which also includes the subject site.
While the planning intent of this Specific Outcome to protect and retain the valued historical
streetscape character is acknowledged, it is considered that the progressive development of this
precinct for medical services or other commercial activities has effectively extinguished any
semblance of a traditional character streetscape for the northern portion of the street and containing
the subject early house. As the subject house is now surrounded to the north, west and south with
more contemporary development; residential or otherwise, this early residence has become totally
isolated within the northern portion of the Maple Street streetscape, which results in the failure of
the subject house to positively contribute to any traditional character that may continue to be extant
elsewhere in that streetscape further to the south of the town centre (i.e. the southern portion of
19125 / Maple 51
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
Maple Street mapped within the Character Area) and also protected under the same overlay and
corresponding overlay code provisions. Consequently, in view of the relative isolation of the subject
house amongst more contemporary and predominantly non-residential development across the
northern portion of the Maple Street streetscape, it is concluded that the subject house is no longer
able to make a positive contribution in this regard to a character streetscape that remains elsewhere
to the south. It follows that the proposed relocation of the subject house does not conflict with
Specific Outcome O5 of the Heritage overlay code.
Probable Solution S5.2: Where a character building or heritage site cannot be practically retained
on its existing premises, the building or structure is relocated to an alternative location within the
Noosa Shire and reinstated to a standard that is suitable for reuse, provided relocation of the
character building or heritage site will not result in the loss of valued streetscape character.
Response: As discussed previously in Section 1.3 of this assessment, proponent concedes that
adaptive reuse of the existing character house as a medical centre is not a viable redevelopment
option due to a combination of the nature of the proposed medical services to be provided (medical
imagery), the installation of specialised equipment and operational considerations related to same
together with the inherent difficulties of provided equitable access into and around the interior of
the character house; as required for all medical-based establishments in order to comply with
current National Construction Code (NCC) requirements. That being the case, it follows that the
subject house (and any adaptation of this building for the proposed new land use on this site) cannot
be practically retained for the future non-residential purpose intended for this site. The proponent
therefore requests Council’s consideration of the alternative outcome from this Probable Solution.
Although the specific recipient site for the subject house to be relocated to is yet to be confirmed, it
is considered appropriate that an “in principle” agreement to allow for the proposed partial
demolition and relocation of the house be achieved such that this strategy may be deployed as soon
as the recipient site has been identified and secured. As noted in Section 3.1 of this Assessment, it is
also intended that the relocated house will undergo some restorative works upon arrival at its
alternative location in order to address aspects of the building where later additions have been
removed and/or existing enclosures of open structures reinstated to their original configuration.
While the planning intent underpinning this Probable Outcome; the protection and retention of
valued historical streetscape character where it exists, is acknowledged, it is considered that the
progressive development of the precinct surrounding the subject site for medical services or other
commercial activities has effectively extinguished any semblance of a traditional character
streetscape throughout the northern portion of the Maple Street streetscape. As the subject site is
now flanked to the north, west and south on all sides with more contemporary development;
residential or otherwise – refer to Figure 70, this early residence has become totally isolated within
the northern portion of the Maple Street streetscape such that the subject house no longer positively
contributes to any historical streetscape that may continue to exist elsewhere in the southern portion
of Maple Street mapped within the Character Area (and also protected under the same overlay and
corresponding overlay code provisions). Consequently, in view of the relative isolation of the subject
house amongst more contemporary and predominantly non-residential development across the
northern portion of the Maple Street streetscape, it is concluded that the proposed relocation of the
subject house to an alternative site does not result in the loss of valued streetscape character. It
follows that the proposed partial demolition and relocation of the subject house aligns with
Probable Solution S5.2 of the Heritage overlay code.
19125 / Maple 52
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Heritage Impact Assessment for relocation of Character House (Rev. C)
45 Maple Street, Cooroy
For: Medicentre No. 2 Pty Ltd
5. Conclusion
5.1 Conclusion
It is concluded that the proposed partial demolition and relocation of the early house situated at
45 Maple Street, Cooroy from its existing site to an alternative location also subject the traditional
character protection (and yet to be nominated) has been demonstrated to not conflict with the
relevant Specific Outcome and also aligns with the corresponding Probable Solution of the
Heritage overlay code.
As noted in the preceding streetscape analysis, the historical streetscape originally extant within
Maple Street, Cooroy and consequently protected under the Heritage overlay mapping has been
predominantly eroded by the more recent medical, commercial and residential development that
now surrounds the subject house and leaves it both isolated in that streetscape and segregated from
the cluster of other traditional character houses that remain extant in the southern portion of this
streetscape. Therefore it follows that the relocation of the subject house from this streetscape does
not generate an adverse impact on the virtually non-existent (save for the subject house itself)
historical streetscape now found in the northern portion of Maple Street.
Consequently it is recommended that the proposed partial demolition and relocation of the subject
character building to an alternative site in another character area within the Noosa Shire jurisdiction
be approved by Council, subject to the usual approval conditions of this type of development permit.
19125 / Maple 53
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VAULT Heritage Consulting +61 409 069 395 [email protected] PO Box 209 Greenslopes QLD 4120 Heritage Conservation or Redevelopment Advice Character House Removal or Alteration = Conservation Management Plans Heritage Listing Evaluation eam Om nl Gola