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Planning Report
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PLANNING REPORT DEVELOPMENT APPLICATION FOR DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE - MULTIPLE HOUSING TYPE 3 – RETIREMENT & SPECIAL NEEDS FOR AN ADDITIONAL 56 INDEPENDENT DWELLINGS (TOTAL 220) AND AGED CARE (120 BED) AND ANCILLARY FACILITIES AND RECONFIGURATION OF A LOT FOR A BOUNDARY REALIGNMENT (4 LOTS INTO 3) AT 2-4 LAMONTS ROAD AND 19 TRADING POST ROAD, COOROY – LOT 1 & 2 ON RP165418 AND LOT 1 & 4 ON RP215922 23 November 2015
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Page 2
Contents
Application Snapshot ............................................................................................................................ 4
1.0 Introduction .............................................................................................................................. 5
2.0 Site Analysis ............................................................................................................................... 6
3.0 Background................................................................................................................................ 6
3.1 History of Development Approval......................................................................................... 6
3.2 Infrastructure Charging ......................................................................................................... 6
4.0 Proposed Development ............................................................................................................ 7
4.1 Strategy ................................................................................................................................. 7
4.2 Description ............................................................................................................................ 7
4.3 Material Change of Use ......................................................................................................... 7
4.3.1 Independent Dwelling Units .............................................................................................. 9
4.3.2 Workshop and Golf Room ................................................................................................. 9
4.3.3 Club House ........................................................................................................................ 9
4.3.4 Covered Bowling Green................................................................................................... 10
4.3.5 Tennis Courts .................................................................................................................. 10
4.3.6 Caravan Storage and Wash Down Bay ............................................................................ 10
4.3.7 Outdoor Pool ................................................................................................................. 110
4.3.8 Cartakers Residence ...................................................................................................... 110
4.3.9 Residential Care Facility ................................................................................................. 11
5.0 Reconfiguration of a Lot ......................................................................................................... 12
6.0 Other Aspects of Development ............................................................................................... 12
6.1 Staging ................................................................................................................................. 12
6.2 Landscaping ......................................................................................................................... 14
6.3 Easements ........................................................................................................................... 13
6.4 Engineering.......................................................................................................................... 14
6.5 Traffic, Access and Carparking ............................................................................................ 14
6.6 Accoustics .......................................................................................................................... 165
6.7 Waste Management .......................................................................................................... 165
7.0 State Planning Assessment ..................................................................................................... 16
7.1 Sustainable Planning Act 2009 ............................................................................................ 16
7.2 Referral Agencies ................................................................................................................ 16
Planning Report – Palm Lake Resort- Cooroy Page 2 of 24
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7.3 State Development Assessment Provisions ........................................................................ 17
8.0 Assessment Against Noosa Plan ............................................................................................. 17
7.1 Level of Assessment ............................................................................................................ 17
7.2 Overlays ............................................................................................................................... 17
7.3 Use Definition ...................................................................................................................... 17
7.4 Desired Environmental Outcomes ..................................................................................... 18
7.4 Assessment of Applicable Codes ......................................................................................... 20
9.0 Conclusion ............................................................................................................................. 224
Appendices
Appendix A – IDAS Forms and Land Owners’ Consent
Appendix B: Development Proposal Plans including:
- Plan No. CO-000-2014 – Sheet 01/02 Revision H, Titled Overall Site Plan,
Prepared by Palm Lake Resort, dated 13/11/15;
- Plan No. CO-000-2014 – Sheet 02/02 Revision H, Titled Staging Plan, Prepared
by Palm Lake Resort, dated 13/11/15;
- CO-ROL-2015 – Sheet 01/01 Revision A, Titled Plan of Proposed
Reconfiguration, Prepared by Palm Lake Works, dated 11/0915;
- Plan No. CC000 Issue A, Titled Clubhouse Cover Sheet, Prepared by PAA Design,
dated 15/10/2015;
- Plan CC101 Issue B, Titled Club House Site Plan, Prepared by PAA Design, dated
15/10/2015;
- Plan CC102 Issue B, Titled Club House Floor Plan, Prepared by PAA Design,
dated 15/10/2015;
- Plan CC103 Issue B, Titled Club House Roof Plan, Prepared by PAA Design, dated
15/10/2015;
- Plan CC105 Issue B, Titled Club House Floor Plan, Prepared by PAA Design,
dated 15/10/2015;
- Plan 01.1, Titled Site Plan, Prepared by Interworks Architects, dated
21/08/2015;
- Plan 02.1, Titled Elevations, Prepared by Interworks Architects, dated
21/08/2015; and
- Plan 03.1, Titled Perspective, Prepared by Interworks Architects, dated
21/08/2015.
Appendix C: Concept Stormwater Management Plan prepared by Calibre Consulting
Appendix D: Traffic Report prepared by Calibre Consulting
Appendix E: Noise Impact Assessment prepared by ASK Consulting
Appendix F: Engineering Report
Appendix G: Development Permit and Approved Plans (132007.2398.02)
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APPLICATION SNAPSHOT
Address 2-4 Lamonts Road and 19 Trading Post Road,
Cooroy.
Real Property Description & Area Lot 1 on RP165418 - 0.8097ha
Lot 1 on RP215922 - 9.508ha
Lot 2 on RP165418 - 2.431ha
Lot 4 on RP21592 2 - 2ha
Total Site Area 14.7ha
Proposal Material Change of Use
Material Change of Use for Multiple Housing
Type 3 – Retirement and Special Needs for an
additional 56 independent dwelling units (220
total) and Aged Care (120 bed) and Ancillary
Facilities.
Reconfiguration of a Lot
Reconfiguration of a Lot (Boundary
Realignment) for a 4 into 3 lot subdivision.
Existing Approval Development Permit (132007.2398.02) for
Material Change of Use – Multiple Housing Type
3 - Retirement & Special Needs for 164
independent living units and 120 bed aged care
and ancillary facilities.
Level of Assessment Impact
Referral Agencies Department Transport and Main Roads
Zone - Community Services; and
- Rural
Land Owner Lot 1 on RP165418 Walter Elliott Holdings
Pty Ltd
Lot 1 on RP215922 Walter Elliott Holdings
Pty Ltd
Lot 2 on RP165418 Walter Elliott Holdings
Pty Ltd
Lot 4 on RP215922 Orlanda Maria Toffoli
Applicant Palm Lake Works Pty Ltd
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1.0 INTRODUCTION
The purpose and general effect of this development application is to transition and preserve the
existing use and development rights established by Development Permit 132007.2398.02 to a fresh
approval that includes new land for an expanded development site.
This application will:
1. Confer use rights by way of a Material Change of Use over two additional parcels of land (Lot
1 on RP165418 and Lot 4 on RP215922) that did not form part of the previous Development
Permit 132007.2398.02.
2. Reconfiguration of Lots by way of a boundary realignment to include two additional parcels
of land (Lot 1 on RP165418 and Lot 4 on RP215922) that did not form part of the previous
Development Permit 132007.2398.02.
3. Make changes to the overall layout to form the new site master plan incorporating the
previously approved uses under development permit 132007.2398.02.
The application must be viewed and assessed as the overall development strategy for the
development of the land. Regard must be given to the development approval that preceded this
application in the assessment, decision and conditioning.
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2.0 SITE ANALYSIS
The subject site comprises 4 lots (Lot 1 on RP165418, Lot 1 on RP215922, Lot 2 on RP165418 and Lot
4 on RP215922) (the site) with an approximate area of 14.747and located 1.5km north of Cooroy
town centre. The site is improved by detached dwellings and out buildings and is generally cleared
for rural use.
The site area has road frontages to Elm Street (Cooroy Connection Road 600m), Pearsons Road
(250m), Trading Post Road (180m) and Lamonts Road (35m).
The surrounding properties to the north and west of the site consist of bushland and rural residential
uses. To the west of Elm Street (Cooroy Connection Road) is the north coast railway corridor. The
surrounding area to the south and east are a mix of rural and low density residential allotments.
3.0 BACKGROUND
3.1 History of Development Approval
- On the 8 February 2010 Council issued a Development Permit for Multiple Housing Type 3 –
Retirement and Special Needs.
- On the 24 June 2010 Council issued a Negotiated Decision Notice for Multiple Housing Type 3 –
Retirement and Special Needs.
- On the 24 June 2014 Council extended the lapsing period under Condition 6.
- On the 3 March 2015 Council issued an approval for a request to change a development under
section 367 of the SPA. The changed approval provided for Multiple Housing Type 3 – Retirement
and Special Needs and included:
o 164 independent living units;
o single storey 120 bed aged care residence; and
o Community Building - clubhouse, tennis court, covered Bowling Green, workshop and
outdoor pool.
3.2 Infrastructure Charging
Council’s infrastructure charges under the previous development permit have been paid in full under
the deed of novation of the infrastructure agreement. $1,058,498 was paid to Noosa Council on the
19th October 2015 – receipt No. 1173523. Further, Unity Water charges of $1,717,876.00 was paid on
Friday 20 November 2015.
Accordingly, any infrastructure charges payable will be levied against the new components of the
development. That is, an additional 56 dwelling units and caretakers residence.
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4.0 PROPOSED DEVELOPMENT
4.1 Strategy
The Applicant has acquired the land the subject of Development Permit 132007.2398.02 as well as a
further two parcels of adjacent land. Consequently, the approved development has been redesigned
to enable the development of the new land. This approach will ultimately result in the development
being undertaken in a staged and coordinated manner.
The purpose and general effect of this development application is to transition and preserve the
existing use and development rights established by Development Permit 132007.2398.02 to a fresh
approval that includes new land for an expanded development site.
This application will:
- Confer use rights by way of a Material Change of Use over two additional parcels of land (Lot 1
on RP165418 and Lot 4 on RP215922) that did not form part of the previous Development Permit
132007.2398.02.
- Reconfigure land by way of a boundary realignment to include two additional parcels of land (Lot
1 on RP165418 and Lot 4 on RP215922) that did not form part of the previous Development
Permit 132007.2398.02.
- Make changes to the overall layout to form the new site master plan incorporating the previously
approved uses under development permit 132007.2398.02.
The application must be viewed and assessed as the overall development strategy for the
development of the land. Regard must be given to the development approval that preceded this
application in the assessment, decision and conditioning.
4.2 Description
The application is described as:
1. Material Change of Use for - Multiple Housing Type 3 – Retirement and Special Needs for an
additional 56 independent dwelling units (220 total), Aged Care (120 bed) and ancillary
facilities; and
2. Reconfiguration of a Lot (Boundary Realignment) for a 4 into 3 lot subdivision.
4.3 Material Change of Use
The Material Change of Use components are described in the tables below.
APPROVED USES (132007.2398.02)
Independent Living Units 164
Aged Care Beds 120
Ancillary Facilities clubhouse, covered bowling green, tennis court,
workshop and outdoor pool
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PROPOSED
Additional Independent Living Units 56
Additional Ancillary Facilities caretakers, golf room and caravan storage
TOTAL
Independent Living Units 220
Aged Care Beds 120
Ancillary Facilities clubhouse, covered bowling green, tennis court,
workshop, outdoor pool, caretakers, golf room
and caravan storage
The development is generally consistent with the previous layout (refer below) approved under the
changed approval dated 3 March 2015 (refer to Appendix B). As mentioned in section 4.1, the
intention is to transition and preserve the existing use and development rights established by existing
approval. The individual Material Change of Use components are described as follows:
Approved Site Plan Proposed Site Plan
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4.3.1 Independent Dwelling Units
An additional 56 independent dwelling units are proposed to augment the existing 164 approved
under development permit 132007.2398.02.
Typical independent dwelling units are single storey, hebel walls with a Colourbond roof and may
include the following design elements:
Storeys Single
No. Bedrooms Either 2 bedrooms or 2 bedrooms and a study
Bathrooms 1 to 2 bathrooms
Minimum Site Area 230m2
Minimum Setbacks - Public road 6m
- Property boundary 3m
- Rear and side “lot” boundary 1.5m
- Garages may be built to zero “lot” lines
Maximum Site Coverage 65%
External Materials Hebel walls and Colourbond roofing
The total 220 dwelling units are shown on Plan No. CO-000-2014 – Sheet 01/02 Revision H, Titled
Overall Site Plan, Prepared by Palm Lake Resort, dated 13/11/15 at Appendix B.
4.3.2 Workshop and Golf Room
The Workshop is generally in the same location and now includes a ‘golf room’. The golf room
simulates golf for practicing purposes. Moreover, the golf room promotes an active lifestyle and
provides for moderate physical activity as well as health and social benefits for the residents.
The workshop is a space where residents have the appropriate space to undertake personal and
community project work. The building has been co-located to compliment social and recreational
activities.
Please refer to floor plan and elevations at Appendix B demonstrating the Workshop and Golf Room.
4.3.3 Clubhouse
The proposed clubhouse has a total GFA 2,100 m2. That is the area of the building measured to the
external face of the external walls not including open areas under the main roof such as the main
deck and the craft deck. It also does not include the area under the porte-cochere.
Area Area m²
Pool 247
Gym 63
Multi-Purpose Hall 132
Main Hall 672
Bowling Alley 174
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Library 62 Kitchen 72 Craft 77 Billiards Bar 94 TOTAL 1,593 The clubhouse is the nucleus of the village and is collocated with other facilities. The clubhouse is a space where residents can revel in each other’s and friends’ company in spacious surrounds. The clubhouse incorporates designated activity areas such as the bowling alley, a fully equipped kitchen, BBQ, a spectacular private cinema, full size billiards table, and a library. Overlooking the picturesque outdoor pool and bowling green, the opulent main hall is a popular haven for residents to ‘catch up’ throughout the day. Adjacent, in the spacious floored dining area, regular functions such as the afternoon happy hours, dancing, summer barbeques and other formal functions are held. Please refer to Appendix B for floor plans and elevations of the clubhouse. 4.3.4 Covered Bowling Green Because of its relaxed pace and comparatively light physical demands, lawn bowls is a popular participant amongst residents. As such the covered bowls is collocated with clubhouse to provide for a social hub. It is noted that the Bowls Green design remains unchanged from the previous application. Please refer to elevations and floor at Appendix B. 4.3.5 Tennis Courts The tennis court and players shelter remains in same location. An additional court has been included as increased player numbers recreating together provides for a greater social experience. 4.3.6 Caravan Storage and Wash Down Bay Caravanning is a recreational activity pursued by a significant number of residents. Thus, the addition of the caravan storage and wash down bay is a key ancillary facility and is ideally located on new land adjacent the covered Bowling Green. The location provides for safe and convenient access as well maintaining the amenity of residents by avoiding conflict with local traffic throughout the site. 4.3.7 Outdoor Pool The outdoor pool is generally in the same location as the previous approved layout and adjoins the clubhouse. 4.3.8 Caretaker’s Residence Full time live onsite caretaker couples manage all Palm Lake Resorts. The caretaker’s residence is located on the new land to the north providing privacy and amenity. Planning Report – Palm Lake Resort- Cooroy Page 10 of 24
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4.3.9 Residential Aged Care Facility
It is important to note that the Aged Care Facility has already been approved as part of the previous
application. Furthermore, the nature and scale of the proposal that forms part of the current
application is unchanged. That is, the Facility consists of 120 aged care beds, comprising low, high
and dementia care. However, changes have been made to improve the layout, design and function
including:
- Building organisation is based on a linear model with centrally located services and lineal
residential wings;
- Car parking has been configured to allow for more efficient use of the site. And access egress has
been simplified;
- The separation of the dementia wing provides for greater amenity, privacy and sensitivity in the
delivery of specialised 24h care;
- The use of veranda’s and covered walkways are included to improve the pedestrian experience
and general amenity experience of residences; and
- The low and high care wings have been separated by a central multi use zone. Resident dining
and socialisation areas are centralised for ease of supervision and service provision.
Approved Aged Care Proposed Aged Care
Please refer to appendix B for plans of the Aged Care Facility.
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5.0 RECONFIGURATION OF A LOT – BOUNDARY REALIGNMENT
The proposed reconfiguring a lot component is to permit the realignment of the common boundaries
between Lot 1 & 2 on RP165418 and Lot 1 & 4 on RP215922 to create 3 freehold lots for the new
use areas.
1. Proposed Lot 101 - Detached dwelling – 5,732m²
2. Proposed Lot 102 - Independent Dwelling Units and Ancillary Facilitates – 121,517m²
3. Proposed Lot 103 - Aged Care – 20,245m²
Plan of Reconfiguration
Please refer to the plan of reconfiguration at Appendix B.
6.0 OTHER ASPECTS OF DEVELOPMENT
6.1 Staging
The development will occur over five stages (as seen below in the staging plan) including sub stages.
The purpose of staged construction is to allow for ordered construction, financing and viability
through the life of the project.
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Proposed Staging Plan
- Stage 1a – will be accessed via Trading Post Road and includes 40 dwellings, clubhouse,
outdoor pool and detention basin.
- Stage 1b – the 120 bed aged care facility. It is important to note that the development of
this stage hinges on the availability of Government assistance.
- Stage 2 – includes 65 dwellings.
- Stage 3 – includes 6 dwellings, covered bowling green, caravan storage, caretakers residence
and detention basin.
- Stage 4 – includes 52 dwellings, tennis court, workshop and golf room and detention basin.
- Stage 5 – includes 57 dwellings.
Please refer to the Staging Plan at Appendix B.
6.2 Landscaping
Landscape buffering ranging from 1 to 2m will be provided to all road frontages adjoin site. All other
landscape works will be private internal works. As such a landscape plan will be provided for the
buffer treatments per Condition 8 of the previous Development Permit (132007.2398.02).
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6.3 Easements
A number of easements are proposed within the created battle axe block lot. The easements are
generally for the purpose of maintaining access, stormwater drainage and sewer.
Please refer to the plan of Reconfiguration at Appendix B.
6.4 Engineering
An undated Concept Stormwater Management Plan has been provided as part of this this application.
The outcomes of stormwater investigations are listed below:
- Peak flow investigations have been provided using XP-RAFTS. The hydrological analysis
demonstrated that the development of the site with mitigation measures would not result
in adverse impact downstream.
- A Stormwater quality management strategy comprising of a bioretention systems and WQCP
have been modelled in MUSIC has demonstrated that the required WQO’s under SPP 2014
will be achieved.
- Waterway stability requirement have been demonstrated as required under SPP 2014.
Please refer to Appendix C for the undated Concept Stormwater Management Plan.
6.5 Traffic, Access and Carparking
The location of the three proposed accesses remains unchanged from the previous approved layout:
1. Pearsons Road – ingress egress for the 120 bed facility.
2. Main Access - Trading Post Road – Independent Living Units
3. Secondary Access - Lamonts Road - Independent Living Units.
The traffic report submitted with the previous application is deemed to be acceptable and can be
conditioned to ensure the current development application achieves compliance. Please refer to
Appendix D for the resubmitted Traffic Impact Report prepared by Calibre for further assessment of
car parking, access arrangements and impact of the development on the surrounding road network.
For Multiple Housing Type 3 carparking is required at the following rate:
For the Independent Living Units within a retirement village –
- 1 covered space per accommodation unit or dwelling unit; AND
- 1 designated visitor space per 4 accommodation units or dwelling units, or part thereof; AND
- 1 emergency vehicle space.
Carparking is provided at the following rate:
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- The Independent Living Units provide for at least 1 resident vehicle is to be garaged within
each allotment. The predominant garage type will be a double.
- The site also provides for a minimum of 55 visitor car parking spaces. Please refer to
alternative solution below.
For residential aged care facility -
- 1 space per 4 residential aged care beds within the facility; AND
- 1 emergency vehicle space.
Carparking is provided at the following rate:
- Provision has been made for 93 visitor. The location of the car parking spaces provides safe
and convenient access to the redesigned facility.
Please refer to Site Plans in Appendix B demonstrating car park layouts and access arrangments.
6.6 Acoustic
The acoustic report submitted with the previous application is deemed to be acceptable and can be
conditioned to ensure the current development achieves compliance. A road and rail noise
assessment was conducted for the proposal. Rail traffic noise was assessed from Sunshine Coast Line
(Nambour and Gympie North). And Road traffic noise was assessed from Cooroy Connection Road
(Elm Street) onto the proposed development.
The results and recommendations of the assessment are as follows:
- Acoustic barrier for the full length of Cooroy Connection Road;
- Constructions materials and standards; and
- Mechanical ventilation in accordance with MP4.4 and the Building Code of Australia.
The height of the Acoustic barrier for the full length of Cooroy Connection Road is considered
excessive and visually intrusive. As was conditioned in the previous development approval the
acoustic barrier should not exceed 2.1m.
Please refer to Appendix E for the resubmitted acoustic report prepared by ASK for further details.
6.7 Waste Management
Waste management will be provided in accordance with Planning Scheme Policy 11.
Management Plan Outcome
Estimate volumes of waste to be generated. Volumes will be calculated for residential use
for each Stage.
Estimated volumes of garden/organic waste. Garden waste will be removed by a private
landscape/garden contractor.
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Description of the procedures involved in Refuse disposal will form part of a contract with
disposing of refuse to bins, the storage of bins Noosa Council. Bin storage and location is
and the collection of bins by the contractor and identified the Site plan at Appendix B.
who is responsible for each transfer of waste.
Access arrangement for waste collection Bin storage areas will be accessed by Trading
vehicles. Post Road.
7.0 STATE PLANNING ASSESMENT
7.1 Sustainable Planning Act 2009
Section 314 of the SPA states those matters that must be considered when assessing an impact
assessable application. To assist Council the application has been assessed against each of the
following matters or things to the extent relevant:
- the State Planning Regulatory The State Planning Regulatory Provisions that
Provisions apply to this site and the proposed
development is the South East Queensland
Regional Plan 2031
- the regional plan for a designated The subject site is located within the ‘Urban
region Footprint’ of the South East Queensland
Regional Planning 2009 -2031
- State planning policies (unless The State’s interest under the State Planning
appropriately reflected in any relevant Policy – July 2014 as applicable to the subject
regional plan or planning scheme) site and the proposed development has been
appropriately reflected within the
requirements of the Noosa Shire Planning
Scheme
- a structure plan N/A
- for development in a declared master N/A
planned area—all master plans for the
area
- a temporary local planning instrument N/A
- an earlier preliminary approval to N/A
which section 242 applies
- a planning scheme See section 8 below
- the infrastructure charge resolution or Refer to section. 3.2
the priority infrastructure plan.
7.2 Referral Agencies
The proposed development adjoins Cooroy Connection Road (Elm Street), a State controlled road.
Referral is required to the Department of Infrastructure, Local Government and Planning (formerly
known as the Department of State Development, Infrastructure and Planning) under the provision of
the Sustainable Planning Regulation 2009 – Schedule 7, Table 3, Item 1 (State controlled road).
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7.3 State Development Assessment Provisions (SDAP)
After review of State mapping and the SDAP the following modules are considered relevant to the
subject site and proposed development:
- Module 19– State Transport Network Functionality
The proposed development is considered to comply with SDAP. Please refer to the resubmitted traffic
report at Appendix D for the completed SDAP Code.
8.0 ASSESMENT AGAINST THE NOOSA PLAN
8.1 Level of Assessment and Zone
The site is located in the Cooroy and Lake Macdonald locality plan and is identified as being within
the Community Services and Rural zones as seen in the zone map below.
Site
Zone Map
As per the table of development (Material Change of Use) of the Community Services Zone of the
Noosa Plan, Multiple Housing - Type 3 Retirement and Special Needs is listed as a code assessable
consistent land use and therefore contemplated within this Zone. However, due to the inclusion of a
Rural Lot, it becomes an Impact Assessable application.
In response to the specific character statement and overall outcomes for the locality, the proposal
aligns with the intent of the physical setting, infrastructure provision and communities need. The
proposal provides a residential land use that meets the housing needs of the community through
catering for an ageing population. A small portion the development site is zoned rural, nonetheless
the proposal has sufficient merit despite the conflict with the zone.
8.2 Overlays
The proposal is affected by the following overlays:
- Watercourse and drainage lines; and
- Gas Pipeline and Easement Buffers.
It is considered that the development generally complies with the planning scheme provisions
relating to the overlays. The development maintains sufficient buffer distance from the pipeline and
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does encroach the buffer easement. In regards to the watercourse and drainage lines, the updated
concept storm water management plan demonstrates that the development does not have adverse
effects on the quality or quantity of water entering and leaving the site.
8.3 Use Definition
Palm Lake Resort provide master planned, security gated, lifestyle communities built exclusively for
Active Mature Age living. The use definition under the Noosa Plan is as follows:
‘Multiple Housing - ‘Means the use of premises for two or more dwelling units or accommodation
units as the case may be, occupied by permanent or semi-permanent residents, where the occupants
may share common facilities on the site. The term includes the following types: Type 3 Retirement
and Special Needs - Means the use of premises for dwelling units or accommodation units that
house persons who are aged, being nursed or are convalescing. In each case, communal facilities
may be available to residents for social interaction, recreation and emergency medical attention.
The use may also include a caretaker’s residence and medical centre where they are ancillary to the
residential care facility. The use includes a retirement village, residential aged care and a group
house, however does not include health uses or community residence as separately defined.’
It is considered that the proposed development complies with the defined components of the land
use.
8.4 Desired Environmental Outcomes
Given the application is impact assessable, it is appropriate to consider the development's
compliance with the higher order strategic provisions of the Planning Scheme. In particular, any
relevant Desired Environmental Outcomes (DEO). The DEO relevant to the development is
Community Implications of Residential Use and is discussed below.
DEO - Community implications of Residential Use:
- The values identified in the Community Vision are a major element of attraction to those
who chose Noosa as a place to live. Residential environments have a significant role in the
maintenance of those values.
- The impact of residential development on Noosa’s natural resources, open space and clean
environment, as well as the degree to which development is integrated with the landform
and landscape will have a significant bearing on residents’ perceptions of the place they
live, Noosa’s character and natural environment and residents’ lifestyle.
- In rural areas, the predominant land use is open space or farming. Urban or rural
settlement can have a significant impact on the role performed by those land uses.
- Urban or rural settlement that is not sensitive to the community values would create less
desirable living environments and ultimately an urban form that undermines those values.
In addition, such development threatens economic sectors, particularly tourism.
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- The quality lifestyle sought by residents of Noosa also demands high standards of
residential amenity. Factors such as density, noise, accessibility to community services and
infrastructure, security, traffic and aesthetics are of significance.
- The above aspects are factors that assist in making Noosa distinct from other urban and
rural settlement environments in south-east Queensland.
- Residential development is to use energy efficiency principles in design and minimise the
reliance on fossil fuels for thermal comfort and water heating.
- Factors such as changing demographics, changing composition of households, ageing and
in-migration to Noosa alter the housing needs of the community. Whilst it is necessary to
cater for these changing needs, resultant development should not impact on the amenity
of residential neighbourhoods or environmental values.
- Noosa’s urban and rural settlements not only satisfy the needs and aspirations of
residents, but in many cases meet the requirements of visitors. This extends to residents
and visitors being attracted to the same forms of accommodation, which can cause some
level of conflict.
- Population growth resultant from residential development has significant potential to
impact on the economic provision of community services and infrastructure. Proper
planning and common-sense dictate that the commitments made for residential
development should coordinate with the ability to provide the resultant communities with
water, sewerage, community services, roads and the like. As a consequence, planning
commitments made within this scheme are designed for consistency with the existing or
planned capacity of the various community services and infrastructure.
Comment
It is considered that the proposal would not compromise the DEO – Community Implications of
Residential Use. The intent statement refers to the general preservation of the Noosa’s community
‘values, lifestyle and character’. The proposed use is a residential use intended by the Zone with
characteristics of the area lending itself to appropriately accommodating the proposed use.
The proposed development would not jeopardise the established ‘Noosa’ character as the
development meets a specific housing need. Further, architectural elements and the urban design
qualities of the proposed development would alleviate any perceived negative impacts arising from
the proposed density on the subject site.
It is further considered that the development positively contributes to achieving the DEO. The
development will provide a sense of community by creating social contact, interaction, relaxation,
companionship and physical and emotional security. Moreover, retirement living is fundamentally
affordable. The lifestyle can provide an economic, yet very high quality standard of living. Facilities
and services can be provided to the community more efficiently than they can be provided to
separate individuals, making living in a Palm Lake village more accessible through lower costs and
charges.
Finally, specialist reports, including an acoustic report and traffic impact report, have been submitted
with this development application, which have demonstrated that the external impacts associated
on operation of the use can be mitigated to a level that is appropriate for maintaining the residential
amenity of the development.
Planning Report – Palm Lake Resort- Cooroy Page 19 of 24
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8.5 Assessment of Applicable Codes The proposal complies with the applicable codes except as follows. Applicable Codes Compliance with Code Alternative Solutions Proposed Place Code Cooroy and Lake Macdonald ☑ O80 Locality – Community Services Zone & Rural Zone Use Code Residential Use Code Table ☑ S18.3, s25.1 14-8 – For Multiple Housing Type 3 - Retirement & Special Needs Works Codes Driveways and Carparking ☑ Code Erosion and Sediment ☑ Control Code Existing Services Code ☑ Landscaping Code ☑ Waste Management Code ☑ Water Sensitive Design Code ☑ Water Supply & Sewerage ☑ Reticulation Code Applicable Code Compliance with Code Alternative Solutions Proposed Other Codes Reconfiguring a Lot ☑ S1.1, S4.2 Place Code - Cooroy and Lake Macdonald Locality – Community Services Zone & Rural Zone Specific Outcome Probable Solution O80 No alternative solution is provided. The following defined uses and use classes are inconsistent uses and are not located in the Rural Zone—Multiple housing Types 2, 3, 4 or 5. Alternative Solution/Assessment The development includes land within the Rural Zone and proposes an inconsistent land use according to O80. The nature and scale of the use is such that it is considered to be an urban activity encroaching upon the rural area. Despite this, it is considered that the low rise Planning Report – Palm Lake Resort- Cooroy Page 20 of 24
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characteristics of the development will allow the landscape interest and character of the site to be maintained. It is important to note that the development proposal is proportional to the intended character of the site area. That is, the development is predominantly within the Community Services Zone with ancillary uses located in the Rural Zone. Notwithstanding, the development provides public benefits largely through providing retirement and aged care in a development that demonstrates high quality urban design and architectural merit. Significant residential development and infrastructure provision has occurred in the surrounding area since the adoption of the Planning Scheme in February 2006. Freehold and community title subdivision ranging from 600m²-800m² has been developed to the east at Prospect Place, Kensington Drive and Brialka Court. These developments estimably demonstrate that the Planning Scheme needs bringing up-to-date. Specifically, the Rural zoned lot the subject of this application must be zoned for residential use, to avoid the risk of girdling. Use Code - Residential Use Code Table 14-8 – For Multiple Housing Type 3 - Retirement & Special Needs Specific Outcome Probable Solution O18 – Access to Commercial and Community S18.3 Services Where the use is not residential aged care it is Development is located within reasonable located within 400m (measured along a sealed access to a variety of essential services and footpath with grade of no more than 1 in 20 facilities, including retail and medical facilities (5%)) of a retail use providing convenience and public transport services. goods and groceries. Alternative Solution/Assessment The probable solution is not practical and unimplementable. Cooroy does not have either the population density or economic need to support this planning principle. Notwithstanding, a daily private bus service is provide the local shopping centre. O25 Safe Mobility and Accessibility S25.1 The pedestrian movement system provides A variety of places to sit are provided at intervals comfortable vantage points to rest, socialise of no more than 100m along internal pathways and observe surrounding activities, and allows and recreation walkways. for interesting exercise routines, and will provide a variety of circulation options. Alternative Solution/Assessment The development is not of a scale to provide seating at the rate required. Further, pedestrian trips will be generated by the need to access the central facilities, and as such requirement for an ‘interval seating’ is unnecessary. O32 Dwelling Size S32.1 Dwelling units for independent living are of a With the exception of group housing small size to accommodate the needs of the permanently accommodating more than 2 residents only. residents, dwelling units have no more than 2 Planning Report – Palm Lake Resort- Cooroy Page 21 of 24
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bedrooms and a gross floor area of no more
than 150m2
Alternative Solution/Assessment
The independent dwelling units provided are for over 50’s lifestyle resort living. As such, the
products are designed to meet this market. Market demand has meant that all dwelling products
exceed 150m². Despite this, the needs of the residents are met. It is considered that S32.1 is
nonoperational provision of the Planning Scheme and not a reflection of today’s society.
Other Codes – Reconfiguring a Lot
Specific Outcome Probable Solution
O1 Lot Size and Dimensions S1.1
O1 Lots have the appropriate area33 and If for reconfiguration other than
dimensions to provide for— community title subdivision, Council will
a) the intended use and, if not intended to be require the following—
used by the Council or State for community a) Minimum lot area and minimum average
infrastructure, conservation purposes or width consistent with the relevant provisions of
public utilities including road widening are not Table 14-68; and
less than the minimum sizes specified in b) If for residential development—
Table 14-68; and i) the minimum house site area is
b) if for residential development— not less than that specified in Table 14-69; and
i) a house site area of not less than that ii) if not in a sewerage service area an effluent
specified in Table 14-69; and disposal area is provided.
ii) if not within a sewerage service area,
an effluent disposal area;
c) if for community title subdivision, the
minimum
lot sizes for the intended use are not less than
identified for the relevant zone specified in
Table 14-68;
d) siting and construction of buildings to
minimise risk of soil erosion, landslide,
flooding and bushfire;
e) siting and construction of buildings to
minimise detrimental impacts of effluent
disposal and water quality impacts;
f) retention of natural environmental values,
including native vegetation;
g) retention of cultural features and protect
views
to cultural features;
h) minimisation of earthworks or retaining walls
associated with building construction on
sloping sites;
i) private and public open space and on-site
landscaped areas; and
Planning Report – Palm Lake Resort- Cooroy Page 22 of 24
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j) convenient vehicle access and on-site
parking, loading and manoeuvring areas.
Alternative Solution/Assessment
The minimum lot size for rural zone is 100ha. The proposed Reconfiguring a Lot creates a battle
axe lot within the Rural Zone with an area of 0.5732ha. The proposal is considered to be generally
in accordance with the majority of the aspects of the intent of Specific Outcome as it maintains the
existing amenity and character of the area:
- As mentioned above, the area is transitioning to residential use and the rural lot more
appropriately should reflect the surrounding residential land use pattern. However given
the life of the planning scheme, the lot remains rural.
- Minimal development will occur on the rural zoned land retaining the ‘openness’ and rural
amenity.
- The existing lot has area of 2ha with no noted environmental value, cultural or agricultural
significance. Therefore development will not result in fragmentation of rural land.
O4 Lot Layout S4.2
Subdivision of land for residential development Rear lots have views over public open space.
provides for a neighbourhood with a strong and
positive identity through—
a) legible streets and open space networks;
b) integrating prominent site features, including
landmarks, native vegetation and views into the
design;
c) the location of community, retail and
commercial facilities at focal points either within
convenient walking distance for
residents where the development is urban
settlement or within reasonable vehicular
proximity;
d) the location of lots intended for urban
settlement within proximity of retail and
commercial facilities;
e) shared use of public facilities by adjoining
communities;
f) enhancement of personal safety and
minimisation of potential for crime, vandalism
and fear by maximising opportunities for
casual surveillance of public spaces; and
g) establishment of a sense of place.
Alternative Solution/Assessment
The proposed rear lot does not have views over public open space. However, the lot has sufficient
area to maintain rural/residential amenity with approximately 5732m² that adjoins grassland and
an undevelopable infrastructure buffer easement.
Planning Report – Palm Lake Resort- Cooroy Page 23 of 24
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9.0 Conclusion
The development application seeks a development permit for a Material Change of Use for Multiple
Housing Type 3 – Retirement and Special Needs for an additional 56 independent dwelling units (220
total) and Aged Care (120 bed) and Ancillary Facilities and Reconfiguration of a Lot (Boundary
Realignment) for a 4 into 3 lot subdivision at 2-4 Lamonts Road and 19 Trading Post Road, Cooroy -
Lot 1 & 2 on RP165418 and Lot 1 & 4 on RP21592 2.
This development application has sought to transition and preserve the existing use and
development rights established by Development Permit 132007.2398.02 to a fresh approval that
includes new land for an expanded development site.
This application has:
1. Confed use rights by way of a Material Change of Use over two additional parcels of land (Lot
1 on RP165418 and Lot 4 on RP215922) that did not form part of the previous development
permit 132007.2398.02.
2. Reconfigured land to include two additional parcels of land (Lot 1 on RP165418 and Lot 4 on
RP215922) that did not form part of the previous development permit 132007.2398.02.
3. Made changes to the overall layout to form the new site master plan incorporating the
previously approved uses under development permit 132007.2398.02.
The application has demonstrated compliance with local and State planning provision. The overall
development strategy generally aligns with the approval that preceded this application. Therefore
the application warrants approval subject to reasonable and relevant Conditions.
Finally, Australia’s ageing population presents a number of challenges for provision of appropriate
and affordable housing and care. The increasing number of retirees choosing retirement living over
traditional home ownership, combined with a growing and ageing population, means a high demand
for this type of development in the future. Palm Lake Resort has responded by providing a high
standard of residential retirement community and aged care.
Planning Report – Palm Lake Resort- Cooroy Page 24 of 24