3737Report

Page 2

8.

9.

INDEX

PROPERTY

SITE DESCRIPTION

ADJOINING LAND USES

PROPOSAL

DEMAND FOR OPEN SPACE & COMMUMITY LAND
COOROY & LAKE MACDONALD LOCALITY CODE
OPEN SPACE RECREATION ZONE CODE

STATE PLANNING INSTRUMENTS

CONCLUSIONS

APPENDIX A (Real Property Plan — SP275863)

APPENDIX B (Smartmap)

APPENDIX C (Detail & Contour Plan of Site)

Page

12
13
14
15
16

17

APPENDIX D (Letters of Support from Adjacent Community Groups) 18

APPENDIX E (Plans & Elevations of the Development)

APPENDIX F (Audit of Car Parking)

 

19

20

Page 3

1. PROPERTY

Real Property Description: Lot 1 on SP275863.

Relevant Planning Scheme: Noosa Plan.

Planning Scheme Locality: Cooroy & Lake Macdonald

Zone: Road Reserve (adjacent to the Open Space Recreation Zone)
South East Queensland Regional Plan Designation: Urban Footprint

A copy of the Real Property Plan (SP275863) of the property is attached as
Appendix A and a copy of the Smart Map showing the location of the property with
respect to adjoining properties is attached as Appendix B.

 

Aerial photo of site

2. SITE DESCRIPTION

The subject land is located at the western end of Emerald Street on the northern
side of the Street about 40 metres west of Wattle Street; and contains an area
300m’.

The property is vacant was recently a created as a Road Closure of part of Emerald
Street.

Page 4

The land is flat and generally covered by grass with a small clump of pandanus trees
at the rear of the property. The adjacent land to the north falls relatively steeply
down to Cooroy Creek.

Emerald Street has a bitumen formation with a concrete footpath across the frontage
of the property.

Water, sewerage, power, telephone and stormwater drainage services are available
to the property.

A Detail & Contour Plan (Ref: 14-3737AA) of the attached is attached as Appendix
Cc.

3. ADJOINING LAND USES

The adjacent land to the west is occupied by the State Emergency Services (SES)
building and the adjacent land to the north is part of the Cooroy Park.

The land on the opposite side of Emerald Street is used for residential purposes.
The Cooroy business area occupies the properties to the east of the site along
Emerald Street.

In the local precinct of the western end of the Emerald Street is occupied by the
Badminton Club building, the Cooroy Community Gardens and car park and a
pedestrian bridge leading to the Cooroy Sports Complex.

The adjoining community land owners have been advised of the application and
have supplied letters of support to the project — see Appendix D.

4. PROPOSAL

The proposal includes the development of the vacant lot for the construction of a
community building to be used for meetings and research of the local genealogical
and history group; namely the Cooroy-Noosa Genealogy and Historical Research
Group Inc.

The Group formed in 1996 with the aim of “collecting, promoting and encouraging
the study of genealogy, heritage and local history”.

The Group has operated in leased premises shared with other organizations; their
facilities and the size of the membership has required the Group to seek the
establishment of their own premises.

The proposal includes the construction of single storey rendered and weatherboard
building with a floor area of 194m’.

Page 5

The building provides a thin low profile with a maximum height of 3.67m. When
viewed from the east along Emerald Street it will within the existing profile of the SES
building.

The building includes areas from research and a library; together with kitchen
facilities and a unisex toilet suitable for people with disabilities.

Plans of the buildings are attached as Appendix E.

Parking is provided along the frontage of the frontage of the property and a car
parking area is available 40 m west of the site.

The use of the property is intermittent with weekly meetings held and other irregular
research and information meetings. It is considered that the adjacent car park
provides car parking for the development as it appears to surplus the current parking
demand in Cooroy.

The Group has carried out an audit of the parking availability in the local area
between 17" March and the 18" April, 2015; in particular the car park between the
SES and badminton buildings. The results of the audit of the available car parking is
included in the Appendix F. The audit shows that:

e Maximum number of parking spaces =75
e Maximum parking spaces in use = 39 cars + 1 motorcycle
e Average number of spaces in use = 28.

In conclusion it appears that there is sufficient available car parking in the local area
with an average of 47 spaces available during the survey.

In accordance with Section 2.10.1.c of the Noosa Plan the property is considered to
be located with the Open Space and Recreation Zone.

5. DEMAND FOR OPEN SPACE & COMMUNITY LAND

Cooroy and the surrounding area has a population of approximately 3,000 and
contains facilities that cater for cricket, gymnastics, football, pony club, swimming,
fitness, golf, bowls, tennis, badminton, archery, cycling and other sports; together
with local interest groups of Scouts, Guides, martial arts, dance, wood working and
genealogy.

Generally all sports and interest group facilities are under utilized due to the national
trend of reduced participation in organized sports and the reduction of numbers of
members of clubs.

Therefore Cooroy includes sufficient facilities and space for sport, recreation and
community uses for a town of comprising this population.

Page 6

6. COOROY & LAKE MACDONALD LOCALITY CODE

Effects of use

 

Amenity

O01 Uses are located, designed and operated to
avoid significant adverse changes to the light, air
quality, noise, accessibility or other conditions
enjoyed by users of associated, adjoining or
nearby uses.

The development will not produce significant
impacts due to light, air quality, noise and
accessibility.

 

Scenic amenity

O2 Important scenic vistas including those to
and from Mt Cooroy, Mt Tinbeerwah and Black
Mountain are protected and uninterrupted to
maintain aesthetic and cultural values of the
natural landscape.

The development has no impact upon the
scenic vistas of the local area.

 

Major road network

O03 The function of, and visual amenity and
character surrounding the, major road network,
including Diamond St, Cooroy—Noosa Road, Belli
Creek Road and Lake Macdonald Drive is
protected and enhanced.

The function, visual amenity and character of
the major road network are protected.

 

Laneways

04 Uses do not diminish the ability of laneways

to—

a) relieve traffic on streets;

b) provide convenient and safe rear access to
premises; and

c) add to the heritage character of Cooroy;

AND

O5 Access for new uses is only taken off a

Laneway where upgrading works are carried

out to the laneway to enable the laneway to

accommodate the anticipated levels of traffic.

 

Not applicable.

 

Built form

 

 

 

Page 7

 

Density

O6 The density of development within the site

area—

a) is compatible with surrounding
development; and

b) does not exceed—

i. For the Semi-Attached Housing Zone—
1 dwelling unit per 400m” of site area
with a maximum population
density of 100 persons per hectare;

ii. For the Attached Housing Zone—
maximum population density of 100
persons per hectare; and

iii. For the Business Centre Zone—
maximum population density of 100
persons per hectare

iv. For the Community Services Zone
maximum population density of 320
persons per hectare exclusively for
the purposes of Residential Aged
Care and 160 persons per hectare for
any other form of Retirement &
Special needs housing; and

c) has alow site impact to enhance the
opportunity to maintain natural site
characteristics such as native vegetation
and natural landforms.

The scale and density of the development is
within the parameters of the local development;
in particular the SES and badminton club.

The proposed building has a low profile that
reflects the flat site and will not require
substantial excavation.

 

Height

07 Buildings and other structures—

a) are lowrise and present a building height
consistent with structures on adjoining and
surrounding premises;

b) have a maximum building height of 2
storeys;

c) donot visually dominate the street,
surrounding spaces or the existing skyline;

d) preserve the amenity of surrounding land
uses;

e) respect the scale of existing vegetation;
and

f) respond to the topography of the site by
avoiding extensive excavation and filling.

The proposed unit development has a
proposed height of 3.68m above the natural
ground surface.

The maximum allowable is 8m.

 

 

Setbacks

08 Buildings and other structures are

appropriately designed and sited to—

a) provide amenity for users of the premises
as well as preserve the visual and acoustic
privacy of adjoining and nearby properties;

b) preserve any existing vegetation that will
buffer the proposed building from adjoining
uses;

c) allow for landscaping to be provided
between buildings; and

d) maintain the visual continuity and pattern of
buildings and landscape elements within
the street.

 

The proposed building is setback 1.28m from
the road frontage and 1.5m from the rear and
side boundaries.

Low planting is proposed along the front of
the building to separate the building from the
pedestrian footpath.

The building facade is integrated into the
existing streetscape provided by the SES
building.

 

 

Page 8

 

Site cover, gross floor area and plot ratio

O9 The site cover, gross floor area and plot

ratio of buildings and other roofed structures—

a) results in a building scale that is compatible
with surrounding development;

b) does not present an appearance of bulk to
adjacent properties, roads or other areas in
the vicinity of the site;

c) maximises the retention of existing
vegetation and allows for soft landscaping
between buildings;

d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes
drying and other site facilities; and

e) facilitates onsite stormwater management
and vehicular access.

010 Site cover does not exceed—
a) foraclass 1 or class 10a structure within the
Detached Housing Zone, —
i for a single storey building - 50%; or
ii fora building of 2 or more storeys -
50% on the ground floor and 30% for
the upper storey(s), or 40% for all
storeys for a building of 2 or more
storeys;
b) for other classes within the Detached
Housing Zone - 40%;
c) for the Semi-Attached Housing Zone—40%;
or
d) for the Attached Housing Zone—40%
e) for the Community Services Zone—50%

O11 For Multiple Housing Type 2 buildings
have a maximum plot ratio of 0.45:1.

012 For Multiple housing Type 3 or 4, Visitor
accommodation Type 4, or the accommodation
unit component of an Entertainment and dining
business Type 3—maximum gross floor area is
equivalent to the maximum allowable population
in persons multiplied by 40m?.

Proposed site cover is 64.7%; which is
compatible with the adjacent uses.

The building has a bulk that is considerably less
than the adjacent building.

 

 

O13 For the Business Centre Zone plot ratio

does not exceed—

a) 0.8:1 for site areas up to and including
2,000m?; and

b) 0.3:1 for the balance of a site over 2,000m”.

 

Not applicable.

 

 

Page 9

 

Flooding and drainage

014 Buildings and other works are designed

and sited to—

provide flood free access to premises and

flood free habitable areas;

allow only minor, short term and infrequent
flooding of non-habitable areas;

ensure carparking areas can be adequately
drained;

ensure drainage does not adversely impact
upon other premises; and

ensure filling or excavation does not
adversely impact upon other premises by—

i. causing ponding of water on the site
or nearby land;

ii. increasing flooding, which adversely
affects the safety or use of any land
upstream and downstream; and

iii. | adversely affecting the flow of water
in any overland flow path.

iThe site is flood free.

 

Sloping sites

015 On sloping sites, buildings and structures
are designed to maximise the use of natural
slope and minimise the need for cut and fill.

The site is flat and the low profile of the
building will require minimal cut and fill of the
site.

 

Roof form
016 Roof forms—

a) contribute positively to the local skyline;

b) complement the low rise character of the
locality;

c) use simple traditional roof designs, such as
hipped, gabled or skillion; and

d) donot create opportunities for residents to

overlook the private open space areas of
neighbouring properties.

The proposed skillion roof line of the building
complements the low profile of the building.

 

 

Public transport node

017 An accessible and safe public transport
node is established and operated within Cooroy
that—

a) links public transport services to other
centres and destinations throughout the
Sunshine Coast; and

forms part of an integrated transport network
that is accessible via pedestrian and bicycle
pathways.

b)

The subject property is located 450m from the
nearest bus stop.

 

 

 

Page 10

10

 

6.11

Environment, conservation and recreation

 

Environment and cultural heritage values

018 There are no significant adverse effects on

biodiversity, natural vegetation, native fauna

habitat, landscape quality, water quality or

cultural heritage values, including those related

to—

a) changes to natural drainage;

b) disturbance to any of the wetland systems;

c) management of landslide and fire risk;

d) erosion and the transport of sediments off
site;

e) unmanaged public access;

f) effluent disposal;

g) changes to fauna habitat and behaviour;
and

h) disturbance of buildings and features,
including natural features, of cultural
heritage significance.

The proposal has no impact upon the
environmental values of the site.

The proposal has a positive impact upon the
cultural heritage values of Cooroy and the
local area.

 

Open space network
019 Anintegrated open space network is
established, enhanced and protected throughout

[The proposal has no impact upon the existing

 

lopen space network and vegetation.

 

 

the locality to—

a) provide for both passive and active
recreational pursuits;

b) provide connectivity for pedestrians,
cyclists, and horse riders;

c) provide habitat connectivity for wildlife;

d) protect watercourses and drainage lines;

e) protect vegetation on steep slopes; and

f) form a scenic backdrop for residential
development;

The open space network links—

a) forests including parts of Tewantin and
Ringtail State Forests;

b) the catchment of Lake Macdonald;

c) the vegetated ranges of the sub-coastal
escarpment in the north, south, and east of
the locality; and

d) _ the riparian corridors of the Six-Mile and

Ringtail Creeks and their tributaries.

 

The development has no impact upon the
Noosa Trail Network.

 

10

 

Page 11

11

 

Noosa Trail Network

021 Acomprehensive network of bridle trails
and pedestrian and bicycle linkages is
established, enhanced and protected
incorporating road reserves, State forests,
Council owned land and private lands consistent
with the lifestyle and outdoor recreation needs of
Noosa’s residents and visitors;

AND

022 The Noosa Trail Network in the locality is

supported by overnight camping facilities, home-

hosted accommodation and signage, allowing

local residents and visitors to experience the

natural values of the area and to access key

destinations including—

a) the town of Cooroy;

b) | Lake Macdonald;

c) the Botanic Gardens; and

d) State forests, conservation parks and other
recreation facilities in the locality.

 

 

Pedestrian and bicycle pathways

023 Safe and convenient pedestrian and bicycle

pathways are provided and retained between and

around key destinations, including—

a) between Cooroy and Tewantin;

b) between Cooroy and the Noosa Botanical
Gardens; and

c) within and around the town of Cooroy.

Pedestrian and bicycle pathways are
available.

 

Protection of Lake Macdonald water supply
024 Development does not adversely impact on
the Lake Macdonald water supply.

AND

025 The number and location of access points

to watercourses is controlled and managed to

prevent adverse impacts on water quality in Lake

Macdonald;

AND

026 Key nodes are established and

appropriately managed at the following locations

and include facilities such as parking and picnic
areas—

a) the northern part of the lake, in the vicinity
of the water treatment plant, scouts and fish
hatchery;

b) the western part of the lake in conjunction
with the Botanic Gardens and associated
picnic areas; and

c) the eastern part of the lake, in the vicinity of
the Old Tinbeerwah School Park.

AND

027 Treatment and disposal of waste water

does not have any detrimental impact on Noosa’s

major water storage and supply - Lake

Macdonald.

The site is located above 98.5m AHD and the
development will have no impact upon the
water quality of Lake Macdonald.

 

 

 

ll

 

 

Page 12

12

7. OPEN SPACE RECREATION ZONE

Specific Outcomes reyes

6.39 Consistent uses

085 The following defined uses and use classes
are consistent uses and are located in the Open The proposed use of a community meeting
Space Recreation Zone— room is a consistent use within the zone.

 

a) Entertainment and dining Type 1 where in
conjunction with an Open Space Use;

b) Emergency service Type 2;
c) Open space;

d) Wellbeing Type 2;

e) Ancillary dwelling unit; and

f) Visitor accommodation Type 2

 

6.40 Inconsistent uses

086 The following defined uses and use classes
are inconsistent uses and are not located in the No solution provided
Open Space Recreation Zone—

 

a) All Agricultural Uses;
b) Commercial business;

c) Entertainment & dining if not Type 1 in
conjunction with an Open Space Use;

d) Home-based business;

e) Industrial business;

f) Retail business;

g) Education;

h) Emergency service Type 1;

i) Wellbeing Types 1, 3 or 4;

j) All Infrastructure Uses;

k) Detached house;

|) Multiple housing; and

m) Visitor accommodation Types 1, 3 or 4

 

 

 

 

12

Page 13

13

 

6.41 Effects of use

 

Amenity

087 Active recreation facilities do not result in
significant levels of traffic generation or significant
levels of noise or light emission affecting nearby
residential uses.

The proposed use will not create any
significant traffic and the local area provides
significant available parking.

The scale of the development will not
generate any significant noise or light
emissions.

 

6.42 Built Form

 

088 Buildings and other structures are designed

and sited to—

a) encourage the co-locating of a range of Open
space uses;

b) be attractive, comfortable and accessible to
the public;

c) provide suitable landscape treatments
seating, lighting and other amenities
conducive to community interaction and
convenience and public safety; and

d) _ protect any environmental values on the site.

 

 

The proposed building reflects the building
style and uses of the local precinct.

The local precinct includes community uses
within separate buildings fronting directly onto
Emerald Street.

 

8. STATE PLANNING INSTRUMENTS

The site is located within the “Urban Footprint” of the South East Queensland

Regional Plan.

With respect to the intent of this designation, the proposal of a Community Use on
the subject land is in accord with the intent to consolidate urban activities within this

designation.

13

 

Page 14

14

9. CONCLUSIONS

The proposed use of the site for a community meeting room is consistent with the
objectives of the Planning Scheme.

The proposal will maintain and enhance the character of the Cooroy area and has
little or no impact upon the amenity of the area. There appear to be sufficient
planning grounds for the approval of this application.

JAL—

Max Watterson

14