PM Submission - Phillip Egan - MCU25/0118

                 3. Excessive scale and disproportionate density

                 The scale and density of the development are entirely inappropriate for both the immediate locality
                 and for Cooroy as a whole. The proposal is significantly overscale when compared to existing
                 dwellings in the area, resulting in a built form that is visually dominant and inconsistent with the
                 village-style character Cooroy is known for.

                 Medium-density clusters situated within low-density residential contexts lead to unavoidable
                 impacts—an erosion of neighbourhood cohesion.




                 4. Road capacity, safety, and access issues

                 Dianella Court is a small residential street designed solely to provide access to the 28 homes within
                 the Dianella Court development. It is not constructed to cope with the increased traffic volumes,
                 turning movements, and parking pressures that this proposal would generate.

                 Introducing such a significant traffic load onto a local access road poses genuine safety risks to
                 residents, pedestrians, and particularly children. Traffic engineering principles strongly discourage
                 funnelling intensified development through streets with such limited design capacity.




                 5. Poor integration with essential services and facilities

                 The proposed development is located beyond acceptable distance from Cooroy’s core shops, services,
                 employment opportunities, medical facilities, and public transport. This isolation will result in
                 increased vehicle dependency, higher transport costs for residents, and reduced access to essential
                 services—particularly problematic for households in social or affordable housing.

                 Good planning practice requires that higher-density or supported housing be located close to town
                 centres, not at the periphery where access disadvantage is magnified.




                 6. Negative impacts on community enjoyment and established lifestyle

                 The development conflicts directly with the qualities and community assets that local residents
                 value—peace, open space, low traffic volumes, visual consistency, and the village-like rhythm of life.
                 Its scale, density, and design will erode these qualities and diminish the liveability of the area for
                 current residents.

                 Cooroy’s village identity is central to its character and is repeatedly emphasised in planning
                 documents. This proposal undermines that identity.




Document Set ID: 24329347
Version: 1, Version Date: 24/11/2025