MCU14/0056 - Town Planning Report

                                town planning
                                       report



9. Assessment
The site is located approximately 1km south of the Cooroy town centre and at the fringe of the current
developed urban area. It is proximate to all urban services. It represents one of the last available land
holdings of its size that is proximate to the town centre and the only site that is able to readily cater for
the needs of passing motorists.

At state level, the site is within the Urban Footprint under the SEQ Regional Plan. The Urban footprint,
inter alia, includes established urban areas, broadhectare and remnant broadhectare areas that could be
suitable for urban development and focuses urban growth in locations that provide reliable and effective
transportation choices, physically connect to existing communities wherever possible, promote cohesive
communities that support a wide range of services and facilities and include or have access to existing or
planned employment centres. The site is not so otherwise constrained as to preclude its use for urban
purposes as envisaged by the SEQ Regional Plan.

The proposal responds well to the planning scheme as follows:

    
   Provides for urban development over land that is, in part, designated for urban development
        under the current Noosa Strategy Plan;
    
   Provides for the protection and rehabilitation of the part of the site that has demonstrated
        biodiversity values as referenced within the Ecological Assessment Report included with this
        application and as sought within the Council’s planning scheme strategy map and biodiversity
        overlay;
    
   The development responds to changing needs by recognising the opportunity to service passing
        motorists whilst providing a service to residents. 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 proposed development does not compromise the Overall outcomes stated in the Cooroy &
        Lake Macdonald Locality Plan. In particular, the proposal is consistent and supports stated
        outcomes 6.8.2 b), c), g), i), j), k), p), r) and s);
    
   Achieves compliance with relevant site based codes at state and local level;
    
   Delivers visitor accommodation at a convenient location for passing motorists yet with a strong
        nexus with the Cooroy Township.




   saunders havill group                          page 31                                         Job 6520