Council archive · source document
Planning Report - 100988 · RAL25/0004
PLANNING REPORT
No. 100988
Application for a Development Permit for Reconfiguring a Lot by Subdivision
(1 Lot into 3 Lots + Balance Lot), involving land described as Lot 105 on
SP118458, situated at 62 Lake MacDonald Drive, Cooroy QLD 4563.
Prepared on behalf of Noosa Shire Council
February 25
Murray & Associates (Qld) Pty Ltd ACN 075 543 154 ABN 81 075 543 154 www.mursurv.com [email protected]
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Executive Summary
Murray & Associates (QLD) Pty Ltd have been commissioned to prepare this
Planning Report on behalf of Noosa Shire Council in support of an Application
for a Development Permit for Reconfiguring a Lot by Subdivision (1 Lot into
3 Lots + Balance Lot), involving land described as Lot 105 on SP118458,
situated at 62 Lake MacDonald Drive, Cooroy QLD 4563.
It should be noted that the applicant has obtained approval for a 1 lot into 2
lot subdivision (proposed Lot 100 and Lot 2) which is currently within the
plan sealing and titles registration stage of the process (RAL24/0014).
The purpose of this application essentially is to subdivide proposed Lot 2 of
the approved RAL24/0014 into 3 lots, a road and stormwater management
lot and is generally in accordance with the subdivision layout approved by
Council resolution on 23 January 2025 (extract from resolution below):
A. ‘Note the report by the Principal Strategic Planner to the General
Committee dated 20 January 2025 regarding Cooroy Affordable Housing
Project at 62 Lake Macdonald Drive, Cooroy;
B. Approve the revised Proposed Subdivision of Lot 105 on SP118458, Rev.
C, prepared by Murray & Associates and dated 9/12/24 contained in
Attachment 1 to the report;
C. In accordance with Council Resolution on 16 May 2024, approve all
remediation and subdivision works required to occur for the delivery of
the revised subdivision layout contained in Attachment 1 to the report;
D. Support advancing the subdivision and remediation works subject to
securing a loan facility, whilst continuing to actively pursue grant funding
opportunities; and
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd February 25
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E. In endorsing this option any process to consider future uses of the
remaining 2 sites should consider investigating options for the
sites, including open space, cultural heritage, housing, community uses,
landscape and amenity and other land use planning matters and ensure
this process involves community consultation.’
Key design aspects include a mostly 10m wide planted buffer zone within the
road reserve to be established adjacent to the existing residential allotments
to the east of the site (accessed via Dianella Court) providing a substantial
separation to any future land uses within proposed Lots 1-3.
The proposed 10m width well exceeds the usual 5m deep planting width for
added privacy and amenity to the adjoining residents and will provide a
treed/green visual aspect from nearby and surrounding areas as well as
enhanced ecological values in contrast to the existing pine plantation which
inhibits biodiversity.
Additionally, a 1,000m2 and 1,542m2 area of the subject site will be dedicated
to Council as open space park linkages (minimum 20m width) through the
site for recreation and future pedestrian connectivity (see Appendix C for
details).
The report evaluates the relevant town planning considerations and
requirements associated with the development proposal and recommends /
concludes the development can be approved subject to reasonable and
relevant conditions.
Murray & Associates (QLD) Pty Ltd Contact: Blake Bell
Town Planning Consultant Address: PO Box 246
Nambour QLD 4560
Phone: (07) 5441 2188
Email: [email protected]
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd February 25
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Table of Contents
1.0 Summary .......................................................... 5
2.0 Introduction ..................................................... 6
3.0 Site Overview & Surrounding Land Uses ........... 7
3.1 Location of Subject Site .............................................. 7
3.2 Land Zoning & Surrounding Land Uses .......................... 8
3.3 Built & Natural Site Features........................................ 9
3.4 Access & Services .................................................... 10
4.0 Proposed Development ................................... 11
4.1 Landscaping ............................................................ 13
4.2 Access .................................................................... 13
4.3 Services ................................................................. 14
4.4 Stormwater ............................................................. 16
4.5 Traffic .................................................................... 17
5.0 Local Planning – Overlays ............................... 18
5.1 Biodiversity Overlay ................................................. 19
5.2 Extractive Industry Overlay ....................................... 20
5.3 Flood Hazard Overlay ............................................... 21
5.4 Landslide Hazard Overlay .......................................... 23
5.5 Regional Infrastructure Overlay.................................. 24
6.0 Local Planning ................................................ 25
6.1 Level of Assessment ................................................. 25
6.2 Community Facilities Zone......................................... 27
7.0 State Planning Matters ................................... 29
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7.1 SEQ Regional Plan .................................................... 29
8.0 Conclusions & Recommendations ................... 30
Tables & Figures
Table 1 - Lot Statistics ........................................................................ 11
Table 2 - Community Facilities Zone Assessment .................................... 27
Figure 1 - Locality Map .......................................................................... 7
Figure 2 - Zoning Map ........................................................................... 8
Figure 3 - NearMap Imagery .................................................................. 9
Figure 4 - Biodiversity Map .................................................................. 19
Figure 5 - Extractive Resources Map ...................................................... 20
Figure 6 - Flood Hazard Map ................................................................ 21
Figure 7 - Landslide Hazard map........................................................... 23
Figure 8 - Regional infrastructure Map ................................................... 24
Figure 9 - SEQ Regional Plan Map ......................................................... 29
Appendices (See Attached Files)
Appendix A – Current Titles Search
Appendix B – Survey Plan and SmartMap
Appendix C – Plan of Subdivision
Appendix D – Landscape Buffer Plan
Appendix E – Civil Engineering Plans
Appendix F – Services Advice Notice
Appendix G – Water and Sewer Analysis
Appendix H – Traffic Impact Assessment
Appendix I – Intersection Flood Hazard Assessment
Appendix J – Code Assessment
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd February 25
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1.0 Summary
SITE DETAILS
Address 62 Lake MacDonald Drive, Cooroy QLD 4563
Real Property Description Lot 105 on SP118458
Subject Land Area 3.537ha (35,370m2) – see Appendix B for dimensions
Local Authority Noosa Shire Council
Planning Instrument Noosa Plan 2020
Current Registered Noosa Shire Council (see Appendix A – Current Titles Search
Landowner for details).
Easements None (see Appendix A for details)
Review of the DA Online Mapping System, determined that this
Referrals
application does not require referral to SARA for assessment.
STATE MATTERS
SEQ Regional Plan Land
Urban Footprint (see Section 7.1 for details)
Use Category
State Planning Policy Integrated (see Noosa Plan 2020 – Part 2)
PLANNING SCHEME DESIGNATIONS
Zone Community Facilities Zone (Zone Map ZM10)
Local Plan Cooroy Local Plan Area
Precinct N/A
APPLICATION DETAILS
Applicant Noosa Shire Council C/- Murray & Associates (QLD) Pty Ltd
Reconfiguring a Lot by Subdivision (1 Lot into 3 Lots + Balance
Proposal
Lot)
Application Type Development Permit
Level of Assessment Code Assessable
PLM Reference N/A
Relevant Applications RAL24/0014 & OPW23/0190
PROJECT TEAM
Town Planning &
Murray & Associates (QLD) Pty Ltd
Surveying
Landscaping, Civil &
Covey Associates Pty Ltd
Hydraulic Engineering
Traffic Engineering Holland Traffic Engineering Pty Ltd
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2.0 Introduction
Murray & Associates (QLD) Pty Ltd have been commissioned to prepare this
Planning Report on behalf of Noosa Shire Council in support of an Application
for a Development Permit for Reconfiguring a Lot by Subdivision (1 Lot into 3
Lots + Balance Lot), involving land described as Lot 105 on SP118458, situated
at 62 Lake MacDonald Drive, Cooroy QLD 4563.
The Current Registered Landowner (Appendix A) has provided written
consent to the proposed development by signing the Landowner’s Consent
Form (Planning Act 2016). This form and a completed DA Form 1 –
Development Application Details accompany this Report.
The subject site is included in the Community Facilities Zone in accordance with
Zone Map ZM10 of the Noosa Plan 2020. The proposed development is deemed
‘Code Assessable’, in accordance with Part 5 – Tables of Assessment, 5.6 –
Categories of Development and Categories of Assessment – Reconfiguring a
Lot.
This Planning Report provides an assessment of the proposed development
against the relevant Local and State Planning Provisions. It should be read in
conjunction with the supporting information included in the Figures and
Appendices, together with the attached DA Form 1.
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3.0 Site Overview & Surrounding Land Uses
3.1 Location of Subject Site
The subject site is legally described as Lot 105 on SP118458, situated at 62
Lake MacDonald Drive, Cooroy, and is well located approximately 650m from
the Cooroy CBD. This provides the site with convenient access to the Cooroy
Train Station, Noosa District State High School, the Bruce Highway, a range of
services, amenities, and the greater Noosa Region (Figure 1).
Figure 1 - Locality Map
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3.2 Land Zoning & Surrounding Land Uses
Figure 2 - Zoning Map
The subject site is included in the Community Facilities Zone (ZM10) of the
Cooroy Local Plan Area and is surrounded by the following land uses
(Figure 2):
Direction Land Use
North Lake Macdonald Drive
East Low Density Residential
South Medium Density Residential
Cooroy Cemetery directly adjoins the site to the west (Community Facilities
West
Zone – 9)
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3.3 Built & Natural Site Features
Figure 3 - NearMap Imagery
The subject site comprises an existing shed towards the site’s western
boundary and the remainder of the site is a mixture of open grassland space
and slash pine and Gympie messmates over the southern portion of the site
that are both plantation timber and were planted in 1973 / 74 for future harvest
and reducing weed infestation at the time. These species are not endemic to
the area and accordingly Council has recently obtained a tree clearing permit
(OPW23/0190). The site does comprise contaminated land involving a
previous landfill operation under the slash pine over the southern portion of
the site and nightsoil disposal over the cleared northern portion of the site. The
site is listed on the Environmental Management Register but is proposed to be
fully remediated prior to sealing of the plans and the commencement of any
future land uses.
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3.4 Access & Services
The site fronts Lake Macdonald Dr to the north and Dianella Ct to the northeast.
The subject site has access to all urban services including reticulated water,
sewer, electricity, and telecommunications and will be connected as part of this
subdivision process.
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4.0 Proposed Development
This application seeks approval for a Development Permit for Reconfiguring a
Lot by Subdivision (1 Lot into 3 Lots + Balance Lot), involving land described
as Lot 105 on SP118458, situated at 62 Lake MacDonald Drive, Cooroy QLD
4563.
In accordance with Table 9.5.1.4 - Minimum Lot Size of the Noosa Plan the
Community Facilities Zone ‘No Minimum Specified’. The following lot areas and
dimensions are proposed (Appendix C):
Table 1 - Lot Statistics
Proposed Lot Number Proposed Lot Area Proposed Frontage
1 3,158m 2
38.6m & 45.4m
2 6,281m2 111.4m
3 7,917m 2
23m
100 1ha (10,000m )2
N/A (Balance Lot)
The purpose of this application is to enable the remainder of the land (proposed
Lots 1, 2 & 3) to be utilised for future land uses and is generally in accordance
with the subdivision layout approved by Council resolution on 23 January 2025
(extract from resolution below):
A. ‘Note the report by the Principal Strategic Planner to the General Committee
dated 20 January 2025 regarding Cooroy Affordable Housing Project at 62
Lake Macdonald Drive, Cooroy;
B. Approve the revised Proposed Subdivision of Lot 105 on SP118458, Rev. C,
prepared by Murray & Associates and dated 9/12/24 contained in
Attachment 1 to the report;
C. In accordance with Council Resolution on 16 May 2024, approve all
remediation and subdivision works required to occur for the delivery of the
revised subdivision layout contained in Attachment 1 to the report;
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D. Support advancing the subdivision and remediation works subject to
securing a loan facility, whilst continuing to actively pursue grant funding
opportunities; and
E. In endorsing this option any process to consider future uses of the
remaining 2 sites should consider investigating options for the
sites, including open space, cultural heritage, housing, community uses,
landscape and amenity and other land use planning matters and ensure
this process involves community consultation.’
Key design aspects include a mostly 10m wide planted buffer zone within road
reserve to be established adjacent to the existing residential allotments to the
east of the site (accessed via Dianella Court) providing a substantial separation
to any future land uses within proposed Lots 1-3.
The proposed 10m width well exceeds the usual 5m deep planting width for
added privacy and amenity to the adjoining residents and will provide a
treed/green visual aspect from nearby and surrounding areas as well as
enhanced ecological values in contrast to the existing pine plantation which
inhibits biodiversity.
Additionally, a 1,000m2 and 1,542m2 area of the subject site will be dedicated
to Council as open space park linkages (minimum 20m width) through the site
for recreation and future pedestrian connectivity (see Appendix C for details)
which will be embellished with landscaping treatments to enhance the visual
amenity of the site.
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4.1 Landscaping
A mostly 10m landscaped buffer will be established within the eastern verge of
the proposed new road to ensure no adverse amenity outcomes occur with the
neighbouring properties to the east (see Appendix C & D for details).
This buffer will provide a green corridor from nearby and surrounding areas as
well as enhancing ecological values in contrast to the existing pine plantation
which inhibits biodiversity.
The landscaping design for the proposed development will support and
complement the surrounding built form and be native to the local area.
Additionally, a 1,000m2 and 1,542m2 area of the subject site will be dedicated
to Council as open space park linkages (minimum 20m width) through the site
for recreation and future pedestrian connectivity (see Appendix C for details)
which will be embellished with landscaping treatments to enhance the visual
amenity of the site.
4.2 Access
The lots will gain vehicle access from the start of Dianella Court. On street
parallel carparking will be provided along the western side of the new road.
Proposed Lot 1, 2 & 3 will gain access via the establishment of a new 18-23m
wide road reserve inclusive of a mostly 10m wide buffer along the eastern edge
of the road. Each lot will be provided direct access to this road via new driveway
crossover points (see Appendix C & E for details).
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4.3 Services
Proposed Lots 1, 2 & 3, and Balance Lot 100 will connect to the following
infrastructure services (Appendix E, F & G):
Reticulated electricity;
Reticulated sewerage;
Reticulate telecommunications; and
Reticulated water.
The Applicant has sought a Services Advice Notice (Appendix F) from Unity
Water regarding what conditions and upgrades they would expect to be
implemented to cater to the increased demand of any future development of
proposed Lot 1, 2 & 3. This advice will be implemented.
In addition, Covey Associates have prepared a Water and Sewer Analysis for
the proposal. This Assessment found (Appendix G):
‘The water supply analysis identified one water connection point off Dianella
Ct. It is proposed to extend the existing water main, as described earlier in this
report, through the development to serve the proposed development which
includes a subdivision for the purpose of residential housing.
The analysis demonstrated that, within the DMA, several existing nodes fell
below the minimum required pressure of 22m head during a peak hour
simulation. However, in the post-development scenarios no additional nodes
fell below the minimum required pressure. It was demonstrated that during a
fire flow event in the pre-development scenarios that several existing nodes
had a residual pressure below 12m head. However, in the post-development
scenarios no additional nodes fell below 12m head and the proposed
development had a negligible effect on any other existing nodes.
In summary, the results from the water analysis demonstrated that the
proposed development would have a non-worsening effect on the surrounding
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network up to and including the design horizon (2036). Further, the proposed
extension to the water network provides adequate flow and pressure to the
proposed development both during peak hour and under fire flow conditions.
The sewer network analysis analysed the network between the development
connection points to the existing sewer pump station CRY020 which ultimately
discharges to STP-CRY001 via a rising main. The initial assessment of the
existing sewer network identified that the pumps in CRY020 had adequate
capacity for all pre-development scenarios and the 2021 post-development
scenario. For the 2036 post-development scenario, with the development
loading, a pump upgrade was required. Through further analysis it was
determined that the pump station capacity needed to increase to 18 L/s. It is
recommended that the pump station capacity be upgraded before 2031 based
on Unitywater’s current demand forecast. With the proposed pump upgrade
detailed in this report, the downstream network demonstrated acceptable
performance between the development connection point and pump station
CRY020. Further, using gravity sewer mains the performance of the network
within the proposed development was also acceptable.
Therefore, as demonstrated in the report, with the inclusion of the proposed
pump station upgrade at CRY020 the development will not have a detrimental
impact on current and future Unitywater customers.’
The findings and recommendations of this Analysis will be implemented (see
Appendix G for details).
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4.4 Stormwater
Water Quality Objectives are mandated by the State Government. They are
identified in the State Planning Policy 2017 (SPP). The SPP includes the
following triggers to that are required to achieve water quality objectives:
“(2) Reconfiguring a lot for an urban purpose that involves premises 2500m2
or greater in size and will result in six of more lots”.
Based on the above, there are no water quality objectives that are required to
be achieved for this development. However, it is noted that a bio-retention
basin will be provided at the northeastern corner of the subject site to aid in
maintaining stormwater quality for the subject site.
Stormwater for any development on proposed Lot 1 and 2 will have a lawful
point of discharge connected to the bio-retention basin. Stormwater from the
new road will be captured and discharged into the bio-basin. Lot 3 will be
provided with a lawful point of discharge in the south east corner of the Lot
which will drain to the drainage reserve beyond (see Appendix E for details).
The proposed measures will provide a significant amenity improvement to
properties along the adjoining Dianella Court by providing additional
infrastructure for stormwater discharge and a bio-retention basin for
stormwater quality management as opposed to sheet flowing to the east under
the current scenario.
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4.5 Traffic
An upgrade to the Dianella Court / Lake Macdonald Drive intersection is
required. Holland Traffic Engineering Pty Ltd have prepared a Traffic Impact
Assessment for the scenario of housing development on proposed Lot 1, 2 & 3.
This Report found (Appendix H):
‘The proposed vehicular access arrangements for development of the site at 62
Lake MacDonald Dr as shown on the Covey civil engineering plans at Appendix
B, achieve a safe and satisfactory access configuration, although it is
recommended that the raised central median in Lake MacDonald Dr east of the
intersection as shown on those civil engineer plans be replaced with a painted
median as shown on the concept plan at Appendix A, so as to enable the small
number of vehicles that currently turn right into Wilgee Ct from the east, to be
able to move into that painted median zone so that following westbound
vehicles can then move safely past the left hand side of those vehicles turning
right into Wilgee Ct.
The additional traffic introduced to the wider road network by the proposed
development can be satisfactory accommodated in a safe and efficient
manner.’
The findings and recommendations of this Assessment will be implemented
(see Appendix E & H for details).
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5.0 Local Planning – Overlays
The subject site is affected by the following overlays:
Biodiversity Overlay – Area of Biodiversity Significance;
Extractive Resources Overlay – Local Resource Separation Area;
Flood Hazard Overlay – Flood and Inundation Extent;
Landslide Hazard Overlay – Moderate Hazard Area; and
Regional Infrastructure Overlay – Water Supply Pipeline.
Comment on these Overlays are provided below:
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5.1 Biodiversity Overlay
Figure 4 - Biodiversity Map
The subject site is included in the Biodiversity Overlay – Area of Biodiversity
Significance (Figure 5). As stated above, the mapped area is dominated by
slash pine and Gympie messmates which are both plantation timber and were
planted in 1973 / 74 for future harvest and reducing weed infestation at the
time. These species are not endemic to the area and accordingly a tree clearing
permit has been granted (OPW23/0190). While the pine plantation may
provide some low value habitat, it has a more negative effect on surrounding
native biodiversity values. The new native plantings in the 2,500m² of open
space plus the landscaped buffer will provide high value ecological benefits.
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5.2 Extractive Industry Overlay
Figure 5 - Extractive Resources Map
The subject site triggers the Extractive Resources Overlay – Local Resource
Separation Area. However, this separation area only encroaches into the
north-eastern extremity of the site and has no impact on the purpose of the
subdivision. Importantly, it must be noted that there is no operating quarry
anymore and that site has been remediated and is now an established rural
residential subdivision.
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5.3 Flood Hazard Overlay
Figure 6 - Flood Hazard Map
The site is identified as comprising Flood and Inundation Extent in accordance
with Council’s Flood Hazard Overlay. However, this hazard area only
encroaches into the north-eastern extremity of the site and has no impact on
the purpose of the subdivision. A bio-retention basin will be provided in this
small flood affected area (see Appendix C & E for details). Notably a Flood
Hazard Assessment of the Lake Macdonald Drive – Dianella Court Intersection
was recently prepared for Noosa Shire Council by Hydra Logic. This Report
found (Appendix I):
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‘Detailed flood modelling of the catchment and subject intersection has
demonstrated the capacity of the existing culverts provides 10% AEP design
flood immunity to the intersection. For larger and rarer flood events of less
than 2% AEP the model results show the intersection will experience water
over the road to depths of less 0.3 m for a 1% AEP flood event for relatively
short durations of less than 1.5 hours.
The flood modelling has also demonstrated that should a significant blockage
of the culverts occur during a major rainfall flood event the depths of inundation
across the culvert would not be expected to significantly change, however, the
inundation may persist for longer periods.’
The proposed development will factor in these findings, noting the bio-retention
basin and additional drainage infrastructure should aid in reducing inundation
periods at the Lake Macdonald Drive – Dianella Court Intersection (see
Appendix C, E & I for details).
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5.4 Landslide Hazard Overlay
Figure 7 - Landslide Hazard map
The site triggers the Landslide Hazard Overlay – Moderate Hazard Area along
its boundaries. However, the overlay is somewhat overzealous and pixilated as
most of the areas identified are not steeply or moderately sloping or subject to
landslide, as a site visit will confirm. Some of the areas affected are along the
boundaries and are retaining walls or swale drains. For example, the area to
the northeastern corner of the site, which is affected, is a flat level area of land.
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5.5 Regional Infrastructure Overlay
Figure 8 - Regional infrastructure Map
The subject site is identified as triggering the Regional Infrastructure Overlay
– Water Supply Pipeline. The proposed subdivision has no impact on the water
supply pipeline as evident by Figure 8 above.
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6.0 Local Planning
6.1 Level of Assessment
In accordance with Part 5.6 Categories of Development and Categories of
Assessment – Material Change of Use, Table 5.6.1 – Reconfiguring a Lot, the
proposed subdivision is deemed ‘Code Assessable’ development. As such, an
assessment of the Strategic Framework is not required.
Review of the above Table indicates the following codes are applicable:
Community Facilities Zone Code
Cooroy Local Plan Code
Reconfiguring a Lot Code
Works Codes
Overlay Codes
Murray & Associates (QLD) Pty Ltd have prepared an assessment of the above
Codes (Appendix J), however an assessment against the following Codes was
deemed unnecessary based on the justification provided below:
Community Facilities Zone Code: an assessment of the proposed
development against the provisions of the Community Facilities Zone
Code is provided in Section 6.2.
Driveways and Parking Code & Transport Code: compliant access,
vehicular movement, and parking will be provided (see Appendix E
& H for details).
Earthworks Code: Earthworks for the proposed development will be
conducted in a safe, secure and nuisance free manner by providing
appropriate construction management procedures during the
construction phase of the proposal (see Appendix E for details).
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Existing Services Code: all reasonable measures will be taken to ensure
the proposed development will have no adverse impact on the existing
services (see Appendix E, F & G for details).
Landscaping Code: landscaping for the proposed development will be
established in accordance with Section 4.1 and the Landscape Buffer
Plan (Appendix D).
Overlay Codes: Overlays have been addressed by Section 5 of this
report.
Waste Management Code: the proposed development does not
comprise an accommodation activity. Waste management for future
uses on the lots will be determined during subsequent MCU Applications.
Water Quality and Drainage Code: water quality and drainage for the
proposed development will be established in accordance with our
specialist reporting (see Appendix E, F & G for details).
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6.2 Community Facilities Zone
The subject site is situated within the Community Facilities Zone. The purpose
and overall outcomes of the Community Facilities Zone, along with an
assessment of the proposal against the code is provided below:
Table 2 - Community Facilities Zone Assessment
6.8.1.2 Purpose & Overall Outcomes of the Community Facilities Zone
(1) The purpose of the Community Facilities zone is to provide for community-related uses,
activities, and facilities, whether publicly or privately owned, including for example:
(a) educational establishments;
(b) hospitals;
(c) transport and telecommunication networks; and
(d) utility installations.
(2) The overall outcomes sought for the Community Facilities zone are as follows:
(a) The Community Facilities zone primarily accommodates a variety of community
related activities and infrastructure, as well as certain special residential
and recreation uses to meet the current and future needs of the community.
(b) Development provides for the continued use of community land for the specific purpose
annotated on the zone map, and where the use is no longer meeting a community need,
is replaced with another community related activity.
(c) Development for community activities provides opportunities for growth in artistic,
cultural, social and community services and facilities in Noosa Shire.
(d) Development provides for both privately owned and publicly owned activities, facilities
and services.
(e) A range of community activities such as cemeteries, childcare centres, clubs (where in
conjunction with a community use), community care centres, community uses,
crematoriums, educational establishments, emergency services, funeral parlours,
healthcare services, hospitals and places of worship are accommodated in the zone.
(f) Community activities are located to optimise their accessibility, operational efficiency
and benefit to the community.
(g) Development for health related uses consolidate on the existing
Noosa hospital site and healthcare services sites in Goodchap Street, Noosaville and
Maple Street, Cooroy where possible.
(h) Development at the Noosa Business Centre includes the provision for a site for a sub-
regional transit facility that functions as an integrated public transport node, with
pedestrian and bicycle paths linking with nearby urban areas.
(i) Existing and approved residential care and retirement facilities continue to operate and
new facilities are accommodated where there is local demand.
(j) Short-term accommodation develops only in conjunction with an educational
establishment or hospital on the same site.
(k) Infrastructure activities such as transport depots, utility installations,
telecommunications, substations, major electricity infrastructure and parking stations
develop where there is a community need and at a level of provision commensurate
with the service demands generated by the use.
(l) Limited small scale business uses such as food and drink outlets, shops and periodic
markets are ancillary to, and occur in conjunction with, a community use on the
same site, and do not compromise the Noosa Shire Centres Hierarchy.
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(m) Entertainment uses are limited to a theatre and are conducted in conjunction with a
community use.
(n) Development does not limit the ongoing operation and expansion of an existing
community facility or prejudice the establishment of a new facility.
(o) Development is supported by transport infrastructure designed to provide and promote
safe and efficient public transport use, walking and cycling.
(p) Development for infrastructure activities results in a clear demarcation between public
and private spaces and protects public safety.
(q) Community activities provide an attractive, safe, pedestrian friendly environment and
integrate with surrounding land uses.
(r) Where appropriate, compatible community and recreation related activities and
facilities are co-located.
(s) Development is of a scale, appearance and intensity that is compatible with existing
and intended development in adjacent zones.
(t) Adverse impacts on ecologically important areas, including natural habitats, bushland,
wetlands and waterways are avoided or minimised.
(u) Development is designed to maximise energy efficiency, water conservation and public
and active transport use.
Comment
The purpose of the proposed development is to allow for future cemetery
land expansion with the approved Lot 100 (Balance Lot) and provides the
opportunity for the remaining Lots 1, 2 & 3 to be utilised for other land uses
needed by the Noosa community. While it is understood that housing is
proposed on proposed lot 1, the client advises that land use of proposed lot’s
2 and 3 are subject to further discussion and community consultation.
Proposed Lot 1, 2 & 3 will gain access via the establishment of a new road
inclusive of drainage infrastructure stemming from Dianella Court.
A mostly 10m wide planted buffer zone within road reserve will be
established adjacent to the existing residential allotments to the east of the
site (accessed via Dianella Court) providing a substantial separation to any
future land uses within proposed Lots 1-3. In addition, a 1,000m2 and
1,542m2 area of the subject site will be dedicated to Council as open space
park linkages through the site (see Appendix C for details).
With consideration to the above planning grounds, the proposed
development is generally consistent with the purpose and overall outcomes
of the Community Facilities Zone acknowledging that the approved Lot 100
will be for cemetery purposes and proposed lots 1 – 3 will help fulfill the
needs of the Noosa Shire community.
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd February 25
Page 30
7.0 State Planning Matters
7.1 SEQ Regional Plan
Figure 9 - SEQ Regional Plan Map
The purpose of the Regional Plan is to guide growth and development in South
East Queensland to 2046. Accordingly, all development in South East
Queensland needs to accord with the provisions contained within the SEQ
Regional Plan 2023. Under the South East Queensland Regional Plan, the
subject site is identified within the ‘Urban Footprint’ designation. The following
Table assesses the proposal against the intent for this designation:
Urban Footprint
The Urban Footprint identifies land in which the region’s urban development needs to 2046 can
be accommodated in a way consistent with the outcomes and strategies of ShapingSEQ 2023.
Comment
The proposal is consistent with the intent of the SEQRP designation by consolidating land for
future cemetery use and utilising the balance area for the creation of allotments for future
housing purposes.
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd February 25
Page 31
8.0 Conclusions & Recommendations
This application provides justification for approval for a Development Permit
for Reconfiguring a Lot by Subdivision (1 Lot into 3 Lots + Balance Lot),
involving land described as Lot 105 on SP118458, situated at 62 Lake
MacDonald Drive, Cooroy, on the following grounds:
The subdivision layout is in accordance with Noosa Council resolution of
23 January 2024;
The proposed subdivision has been sensitively designed with regard to
the environmental and topographic characteristics of the subject site;
The proposed development has been sensitively and attractively
designed and will not detract from the amenity or privacy of adjoining
land;
All proposed lots achieve a suitable minimum lot size and frontage width
for future land uses;
Stormwater will be appropriately managed onsite;
Each proposed lot achieves direct frontage to the road network;
Proposed Lots 1, 2 & 3 and balance lot 100 will connect to all required
reticulated infrastructure services; and
The subdivision proposal addresses all applicable elements of the Noosa
Plan 2020.
Thus, on behalf of Noosa Shire Council, it is recommended that Council issue a
Development Permit for Reconfiguring a Lot by Subdivision (1 Lot into 3 Lots
+ Balance Lot), involving land described as Lot 105 on SP118458, situated at
62 Lake MacDonald Drive, Cooroy QLD 4563.
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd February 25
Page 32
Appendix A
Current Titles Search
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd February 25
Page 33
Appendix B
Survey Plan & SmartMap
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd February 25
Page 34
Appendix C
Plan of Subdivision
Prepared by Murray & Associates (QLD) Pty Ltd
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd February 25
Page 35
Appendix D
Landscape Buffer Plan
Prepared by Covey Associates Pty Ltd
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Page 36
Appendix E
Civil Engineering Plans
Prepared by Covey Associates Pty Ltd
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd February 25
Page 37
Appendix F
Services Advice Notice
Prepared by Unitywater
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd February 25
Page 38
Appendix G
Water and Sewer Analysis
Prepared by Covey Associates Pty Ltd
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd February 25
Page 39
Appendix H
Traffic Impact Assessment
Prepared by Holland Traffic Engineering Pty Ltd
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd February 25
Page 40
Appendix I
Intersection Flood Hazard Assessment
Prepared by Hydra Logic
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd February 25
Page 41
Appendix J
Code Assessment
Prepared by Murray & Associates (QLD) Pty Ltd
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd February 25
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