2017-03-07 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                      7 MARCH 2017


The above table identifies that there are numerous aspects of the current application which are
consistent with the Preliminary Approval.
It is acknowledged that the current proposal seeks the development of 6 dwelling units within 4
buildings whereas the original proposal sought the development of the 6 dwelling units within 2
buildings. The current proposal is not considered to be a lesser outcome in that each building has
the appearance of traditional ‘Queenslander’ dwellings, includes adequate separation between
each new building and will be consistent with other residential built form in the surrounding area.
The current proposal seeks to develop dwellings with a greater height than the preliminary
approval however it is considered that the increase in height is a minor variation. The proposed
height is also consistent with the height of the dwellings to the rear of the adjoining property at 15
Opal Street and other dwellings within close proximity of the site.
3.4. Statutory Instruments – Planning Scheme
The subject site is located in the Cooroy & Lake Macdonald Locality and is zoned Open Space
Recreation Zone. The proposed use is identified as an inconsistent use within the zone and is
required to follow an impact assessable application process.
Locality Provisions
Cooroy and Lake Macdonald Locality Code
The site is within the Cooroy & Lake Macdonald Locality and is zoned Open Space Recreation.
The proposed Multiple Housing use is identified as an inconsistent use within the Locality Code
and therefore is required to follow an impact assessable application process. In relation to the
proposal, the most relevant overall outcome states:
    6.7.2dd) For the Open Space Recreation Zone—areas of open space contribute to the
      desired lifestyle of residents by offering a variety of passive and active recreational
      experiences that are conducive to community interaction and wellbeing.
This inconsistency with the scheme was recognised at the time the preliminary approval was
issued when it was noted:
      Despite the conflict with this overall outcome, it is recognised that the proposal maintains
      the predominant recreational bowling use on the majority of the site, and the proposed
      units are to be developed on a portion of the land, which the bowls club submits is surplus
      to the requirements of their needs.
      The proposed use of the currently vacant portion of the site for multiple dwelling units is
      also in keeping with recent developments on adjoining Attached Housing zoned land and is
      consistent with other overall outcomes of the Locality Code to develop areas surrounding
      the business centre with a higher density.
There have been no changes to the Overall Outcomes within the Cooroy and Lake Macdonald
Locality Code or to the layout and use of the Cooroy Bowls Club since the preliminary approval
was issued that create conflict with the previous assessment.
Overall outcome 6.7.2h) states:
      The urban community is predominantly accommodated in detached housing, although
      areas close to Cooroy centre support semi-attached and attached residential development
      and other properties in Cooroy township containing aged care housing.
It is considered that the development is consistent with this relevant outcome as it proposes
multiple housing units within 70 metres of the Business Centre zone within Cooroy. The adjoining
sites are predominantly zoned for Attached Housing and Semi-Attached Housing.
The Cooroy and Lake Macdonald Locality Code provides for Specific Outcomes for new uses in
the Open Space Recreation Zone; however due to the nature of the development the most
suitable assessment criteria to compare the proposal with is the Attached Housing Zone. This is
reflective of the adjoining land at 11 Opal Street and land on the opposite side of Opal Street.

                                                                                      Page 21 of 91