MCU14/0056 - Town Planning Report

                                     town planning
                                            report


As referenced within the submitted Needs Assessment Report, the development is expected to attract a
majority of its patronage from regional traffic from the Bruce Highway and is not anticipated to affect the
function and viability of the Cooroy Town Centre. Indeed the development is likely to bring broader
benefits to Cooroy Township including increasing visitation to the town from passing motorists on the
Bruce Highway. The subject site is unique in that it is the only site with such locational characteristics
contained within the Urban Footprint that is able to provide for this identified changing need.



The following table tests the community implications of Commercial and Retail Uses taken from Part 3 of
the Noosa Plan:


     Community Implications                                                Proposal

     Residents and visitors use commercial & retail facilities on a day-   The development maintains vegetation at the
     to-day basis. The character and design of the establishments in       southern portion of the site as well as along
     which such business facilities are conducted are therefore a          the Ferrels Road frontage and at the
     significant influence on resident and visitor perception of Noosa.    intersection with Myall Street. The retention of
                                                                           this vegetation as well as the proposed internal
                                                                           landscape concepts and building form
                                                                           (including village design treatments) provides
                                                                           for development that is of sympathetic
                                                                           character to that of the Cooroy township.
                                                                           Sitting at the entrance to Cooroy from the
                                                                           Bruce Highway, the form and appearance of
                                                                           the development is important in promoting
                                                                           the desired township character and visitor
                                                                           perception.
     Features such as human scale, development integrated with             The proposal is developed at a human scale,
     surrounding built form and landscape fabric, visual relationships     being single story. There is a good relationship
     between indoor spaces and outdoor spaces, low key informal            between indoor and outdoor spaces with the
     atmospheres and low stress traffic environments play a key role       provision of outdoor dining opportunity
     in characterising commercial and retail facilities in Noosa. These    adjacent to the food and fuel retail building.
     features are recognised and sought by the Noosa community             The placement of buildings well back from the
     and distinguish facilities in Noosa from those in other Sunshine      street frontage minimises built form impact to
     Coast and south-east Queensland areas.                                both Myall Street and Ferrells Rd. Landscape
                                                                           treatment along these frontages will further
                                                                           contribute to a “low key” development
                                                                           outcome.
     Commercial and retail facilities that recognise and reflect the       Preservation and rehabilitation of the existing
     natural character and environment values of Noosa will assist in      waterway at the southern end of the site forms
     achieving sustainable economic and employment growth across           a key component of the site development.
     a range of industry sectors.                                          Additionally, the use of landscape species
                                                                           endemic to the local area will re-enforce local
                                                                           natural character values.
     Home-based businesses reduce demands on transport                     N/A
     infrastructure and for land resources for business purposes. They
     involve minimal capital outlays and allow for child supervision in
     the home. Such businesses will often be small scale knowledge
     economy businesses which are sophisticated businesses
     involving a high turnover and profit and may equally have
     insignificant impacts on neighbouring properties.
     Businesses use energy efficiency principles in design and             Incorporated into the design as relevant for




   saunders havill group                                   page 24                                                   Job 6520