2021-02-25 Special Meeting Agenda

SPECIAL MEETING AGENDA                                                             25 FEBRUARY 2021


     Matters Raised                              Comments
     Clubhouse expansion will adversely impact   As the clubhouse is proposed as a licensed premises,
     on residents                                a detailed amplified music assessment is required to
                                                 determine the maximum allowable noise levels for any
                                                 amplified entertainment, hours of operation and
                                                 limitations to any outdoor dining areas.

     Adjoining landowners have as of right       The proposed residential development is adjacent to
     permission to conduct rural uses            rural land and raises the potential for adverse amenity

     High density creates social issues and      All residential development can result in conflict and
     neighbourhood disputes                      dispute between neighbours noting that there are a
                                                 number of higher density developments within the
                                                 Shire which do not result in an increased number of
                                                 neighbourhood disputes.

     No guarantee of economic benefit from       Not planning related matters
     construction as GemLife may use their own
     contractors

     The development will impinge on any
     proposal to by-pass the town

     The clubhouse could include gaming
     machines in the future


6.      CONCLUSION & REASONS FOR DECISION
The application seeks to develop a senior living facility with 246 dwelling units and undertake
improvements to the adjoining golf club including the provision of a new club house.
The proposal raises concern due to significant conflict with the planning scheme as the subject site
is located within the Rural Zone and Open Space Recreation zone and outside of the town
boundary. It is intended that land within the Rural zone be used for agricultural/rural activities and
not for high density residential development. A high density residential development on the subject
site would have detrimental impacts on the rural scenic amenity and diminish the capacity for
agricultural/rural activity within proximity of the township. The built form of the development raises
concerns with regards to site cover, setbacks, and inconsistency with the character of Cooroy and
landscaping. The provision of car parking also raises concern as the proposed use of garages for
visitor parking is impractical.
A housing needs analysis undertaken for the new planning scheme has identified a need for aged
care facilities and consequently land on the opposite side of Myall Street has been re-zoned in the
new planning scheme to accommodate a residential care facility. The proposed development is
therefore additional to those needs.
The applicant maintains that the benefits arising from works to the golf club and a commitment that
each house will pay for one membership for 10 years justify the conflict with the planning scheme.
Whilst acknowledging the financial benefits for the golf club, the proposed benefits do not
overcome the proposal’s conflict with the planning scheme, as there are limited wider community
benefits. Furthermore the golf club works and proposed memberships cannot be conditioned as
part of an approval and require an Infrastructure Agreement be entered into to ensure that they
are delivered. The Infrastructure Agreement which has been provided by the applicant does not
ensure the delivery of the proposed works/financial contributions to the Cooroy Golf Club and
requires amendment.
As a consequence of the proposal’s significant conflicts with the Noosa Plan 2006 and Noosa Plan
2020 it is recommended that the application be refused.



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