Council archive · source document
Planning Report No. 100041 · MCU22/0140
PLANNING REPORT
NO. 100041
Application for a Development Permit for Material Change of Use to establish Multiple
Dwelling (4 Units), involving land described as Lot 616 on C56014, situated at 7
Ruby St, Cooroy Qld 4563.
Prepared on behalf of Robyn Kildey
August 2022
Murray & Associates (Qld) Pty Ltd ACN 075 543 154 ABN 81 075 543 154 www.mursurv.com [email protected]
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Contents
Contact Details .....................................................................4
1.0 Summary ......................................................................5
2.0 Introduction .................................................................6
3.0 Characteristics of the Site and Surrounding Area .........7
3.1 Overview ............................................................................... 7
3.1.1 Location of the Subject Site ........................................... 7
3.1.2 Current Registered Landowner ....................................... 8
3.1.3 Planning Designation..................................................... 8
3.1.4 Surrounding Land Uses ................................................. 8
3.1.5 Dimensions, Easements, Size and Topography ................. 9
3.1.6 Built and Natural Site Features ....................................... 9
3.1.7 Access and Services ...................................................... 9
4.0 Proposed Development ............................................... 11
4.1 Development Overview ......................................................... 11
4.1.1 Building Design, Site Layout, Site Cover & Setbacks ....... 12
4.1.2 Site Suitability............................................................ 13
4.1.3 Vehicle Access and Car Parking .................................... 14
4.1.4 Waste Management .................................................... 15
4.1.5 Services .................................................................... 15
4.1.6 Stormwater Management ............................................ 15
4.1.7 Private Open Space..................................................... 16
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4.1.8 Landscaping Design .................................................... 16
4.2 Triggered Overlays ............................................................... 17
5.0 Local Planning Matters ............................................... 18
5.1 Level of Assessment & Strategic Framework ............................ 18
5.2 Overall Outcomes for the Medium Density Residential Zone ....... 18
5.3 Relevant Codes .................................................................... 19
6.0 State Planning ............................................................ 21
6.1 Matters of State Interest ....................................................... 21
6.2 State Planning Policy ............................................................. 21
7.0 Conclusions and Recommendations ............................ 22
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Figures
Figure 1 – Locality Map
Figure 2 – Zoning Plan Map
Appendices
Appendix A – Current Title Search
Appendix B – Survey Plan & SmartMap
Appendix C – Design Plans
Appendix D – Engineering Plans
Appendix E – Stormwater Management Plan
Appendix F – Landscape Plan
Appendix G – Code Assessment
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Contact Details
Murray & Associates (Qld) Pty Ltd Contact: Chris Page
Planning and Surveying Consultant Address: PO Box 246
Nambour, Qld 4560
Phone: (07) 5441 2188
Email: [email protected]
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1.0 Summary
SITE DETAILS
Address 7 Ruby St, Cooroy QLD 4563
Real Property
Lot 616 on C56014
Description
Subject Land Area 1,012m2
Local Authority Noosa Shire Council
Current Registered
Robyn Lynette Kildey
Landowner
PLANNING SCHEME DESIGNATIONS
Local Government Noosa Shire Council
Planning Scheme Noosa Plan 2020
Zoning Plan Map ZM10
Zone Medium Density Residential Zone
APPLICATION DETAILS
Applicant Robyn Kildey
Development Permit for Material Change of Use to
Application Type
establish Multiple Dwelling (4 Units)
Level of
Code Assessment
Assessment
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2.0 Introduction
Murray & Associates (Qld) Pty Ltd have been commissioned to prepare this
Planning Report on behalf of Robyn Kildey in support of an Application for a
Development Permit for Material Change of Use to establish Multiple Dwelling
(4 Units), involving land described as Lot 616 on C56014, situated at 7 Ruby
St, Cooroy.
Robyn Lynette Kildey, as the Current Registered Landowner of the subject site
(refer to Appendix A for a copy of the Current Title Search), have provided
written consent to the proposed development by signing the Company
Owner’s Consent Form (Planning Act 2016), which accompanies this Planning
Report. Also accompanying this Planning Report is completed DA Form 1 –
Development Application Details.
The subject site comprises a combined area of 1,012m2 and is included within
the Medium Density Residential Zone, as identified in accordance with Zoning
Plan Map No. 10 of the Noosa Plan 2020. The proposed development is ‘Code
Assessable’, as determined in accordance with Part 5 – Tables of Assessment,
Section - 5.5 Material Change of Use, Table 5.5.2 Medium Density Residential
Zone of the Noosa Plan 2020.
The purpose of this Town Planning Report is to provide a detailed overview of
the proposed development in relation to the characteristics of the subject site,
the local area and the applicable local and state government planning
regulations. In this regard, an assessment has been undertaken in relation to
the applicable development and overlay codes of the Noosa Plan 2020 and
should be read in conjunction with the supporting information included within
the Figures and Appendices of this report, as well as the attached DA Form 1.
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3.0 Characteristics of the Site and Surrounding Area
3.1 Overview
3.1.1 Location of the Subject Site
The subject site is located 7 Ruby St, Cooroy and is legally described as Lot
616 on C56014. The subject site is situated within the Cooroy township,
approximately 150m from the Cooroy train station to the west. A Locality Map
is provided below at Figure 1 of this report and identifies the subject site in
relation to the surrounding area.
Figure 1: Locality Map
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3.1.2 Current Registered Landowner
The Current Registered Landowner of the subject site is Robyn Lynette Kildey,
as confirmed by the Current Title Search included at Appendix A of this
report.
3.1.3 Planning Designation
The subject site is included within the Medium Density Residential Zone, in
accordance with Zoning Plan Map No. 10 of the Noosa Plan 2020. An extract
copy of Zoning Plan Map No. 10 is provided below at Figure 2 of this report
and identifies the subject site in relation to the surrounding area.
Figure 2: Zoning Plan Map
3.1.4 Surrounding Land Uses
The subject site is adjoined by properties that are likewise included within the
Medium Density Residential Zone, predominantly comprising a mixture of
single and multiple residential uses. Land to the south and east is included in
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the Low Density Residential Zone, predominantly characterized by dwelling
houses. A mixture of commercial and residential uses are situated to the
north and west within the District Centre Zone, with the Cooroy train station,
medical and emergency services and places of worship located within the
Community Facilities Zone to the west.
3.1.5 Dimensions, Easements, Size and Topography
The subject site is regular in shape and comprises an area of 1,012m2 of
relatively flat land with a gentle slope to the southwest. For complete site
dimensions refer to the Survey Plan and SmartMap included at Appendix B of
this report. Further, as noted by the Current Title Search included at
Appendix A of this report, the subject site is not encumbered by any
easements in favour of another party.
3.1.6 Built and Natural Site Features
The subject site currently features a dwelling house and associated shed
structure. The remainder of the site is characteristic of open lawn and limited
landscaping species.
3.1.7 Access and Services
The subject site gains access to the road network via Ruby Street, but also
features a secondary frontage to Opal Lane on the northern site boundary.
Access to the existing dwelling house is facilitated via a driveway from Ruby
Street on the southern boundary. Ruby Street is constructed to a sealed 2-
way urban standard, inclusive of kerb, channel and stormwater drainage
infrastructure. Opal Lane is partially constructed to a hardstand laneway
formation.
The existing dwelling house is provided with the necessary rural infrastructure
services including:
➢ Reticulated water supply;
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➢ Reticulated sewer connection; and
➢ Reticulated telecommunications and electricity supply.
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4.0 Proposed Development
4.1 Development Overview
This application seeks approval for a Development Permit for Material Change
of Use to establish Multiple Dwelling (4 Units), involving land described as Lot
616 on C56014, situated at 7 Ruby St, Cooroy.
The proposal seeks to establish four (4) single storey, 2-bedroom units over
the site. The units are in two blocks of 2 units, with Units 1 & 2 sharing a wall
and Units 3 & 4 sharing a wall. As demonstrated by the Design Plans prepared
by Ausmar Homes and attached at Appendix C of this report, Units 1 & 2 will
front and gain access from Opal Lane on the northern boundary and Units 3 &
4 will front and gain access from Ruby Street to the south. The central section
of the site will be used for each unit’s private open space and clothes drying
areas.
Each unit provides kitchen, dining, living, laundry and robe facilities, with
multiple bathrooms per unit, a single garage and courtyard areas for private
open space.
The major elements of the unit design are summarised as follows:
OVERALL AREAS & DESIGN STATISTICS
Site Area 1,012m2
Overall Built Height 5.6m (8m maximum allowable)
Site Cover 386.7m2 (38.2%)
Number of Units 4
Landscaping 390.4m2 (26.6%)
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Resident: 9 required, 9 provided
Car Parking
Visitor: 1.75 required, 2 provided
The proposed development will provide convenient and central
accommodation for the Cooroy medium density residential area, in close
proximity to the wide variety of commercial uses provided in the area.
The following provides a detailed overview of the important design elements
associated with the development proposal including: Building Design, Site
Layout; Site Suitability; Vehicular Access and Car Parking; Waste Storage and
Management; Services; Stormwater Management; Private Open Space and
Landscaping Design.
4.1.1 Building Design, Site Layout, Site Cover & Setbacks
Building Design & Site Layout
The scale, design and external finish of the proposed Units are characterised
by the single storey, two-unit block design at each frontage with an attractive
façade as demonstrated by the Design Plans prepared by Ausmar Homes and
included at Appendix C of this report. The size, scale and density of the units
are appropriate in relation to the character of infill development envisaged for
the Cooroy Medium Density Residential Zone, with the design of the units
taking the appearance of separate dwelling and not in the form of a bulky
complex.
AO8.1 of the Medium Density Residential Zone Code allows for a built height
of 8m for the site, with which the proposed design is compliant.
Please refer to the Design Plans provided by Ausmar Homes at Appendix C
for complete detail on building layout/composition.
Site Cover
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As detailed within the Design Plans provided by Ausmar Homes at Appendix
C, the proposed development achieves a total site cover of 38.2% (386.7m2).
As such, the proposed development is compliant with the maximum site cover
of 45% in accordance with PO10(b) (small dwellings) of the Medium Density
Residential Zone Code.
Setbacks
The proposed setbacks are assessed against AO12 of the Medium Density
Residential Zone Code below:
Setback Required Provided
Front 6m 6.3m minimum (post-
resumption for Opal Lane)
Side 1.5m (up to 4.5m 1.5m
height)
Note: although maximum
2m (between 4.5m height of roof exceeds 4.5m
and 7.5m height) (being 5.6m), due to pitch of
roof this is located at a
greater distance than 2m
from any side boundary). All
side setbacks are compliant.
Rear 6m N/A – two front boundaries
due to two street frontages.
Setback is 6m nonetheless.
4.1.2 Site Suitability
The subject site is located just off Elm/Cedar Streets which run parallel to the
train line and is included within the Medium Density Residential Zone of the
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Cooroy Local Plan Area. The subject site is considered suitable for the
proposed Multiple Dwelling as the Medium Density Residential Zone Code lists
that the zone’s purpose is to provide for medium density multiple dwellings
(6.3.2.2 1(a)).
4.1.3 Vehicle Access and Car Parking
Access
New sealed crossovers and 6m driveways will be provided from each street
frontage to provide access to the units, as demonstrated within the
Engineering Plans prepared by Ingeniir and attached at Appendix D of this
report. The new driveways will provide direct access to each unit’s garage and
the visitor parking space.
Ruby Street is constructed to an appropriate sealed standard to accommodate
the proposed development. Opal Lane will be upgraded along the site’s
frontage to a sealed standard and join the existing concrete which services
the northern side of Opal Lane, in accordance with the Engineering Plans
prepared by Ingeniir and attached at Appendix D of this report.
Car Parking
On-site car parking has been provided in accordance with Table 9.4.1.4 in the
Driveways and Parking Code, which requires that 2-bedroom small dwellings
provide 1 space per dwelling + 1 space per 4 dwellings for visitors. As such, a
compliant four (4) resident car spaces and one (1) visitor car space are
provided.
All units are in vicinity of the street and both driveways have sufficient space
for temporary service vehicle standing if required.
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4.1.4 Waste Management
The proposed development will accommodate kerbside waste collection via
manoeuvring bins from the proposed access driveways. Bins can be stored
along the side wall of each dwelling and will comprise one general waste and
one recycle bin per unit. Bins will be collected by Council’s kerbside pickup
service on the applicable day.
4.1.5 Services
As stated under Section 3.1.7 of this report, the proposed development will be
connected to all standard urban infrastructure services including reticulated
supply of water, reticulated sewerage, reticulated stormwater infrastructure,
reticulated electricity supply and telecommunications.
It is noted that the existing sewer line traverses the site on an approximate
east-west trajectory. Proposed Units 1 & 2 will be established over the sewer
line, but in accordance with Unitywater advice all structural elements will
incorporate sufficient clearance to the underground pipe infrastructure so as
not to create any adverse impacts. Importantly, access to sewer
infrastructure via manholes is not impeded. This will be confirmed with
Unitywater as part of a build over sewer application separate to this Material
Change of Use application.
4.1.6 Stormwater Management
On-site Stormwater Management has been addressed in detail within the
Stormwater Management Plan prepared by Ingeniir and included as
Appendix E of this application and has detailed compliance with Council’s
Planning Scheme Policy and QUDM. The proposed development will capture
flows in a detention system prior to discharging from the site. The detention
tank will discharge to the lawful point of discharge to the Council controlled
infrastructure in the road reserve.
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4.1.7 Private Open Space
AO11.2 of the Dual Occupancy and Multiple Dwelling Code requires the
following provisions for private open space for small dwellings:
Private open space is provided for each small dwelling at the following rate:
1. at ground level—a minimum of 20m² directly accessed from living
spaces and exclusive of clothes drying area; or
2. if above ground level—9m² with a minimum width of 2.5 metres
accessed directly from the living spaces.
All proposed courtyard/backyard areas exceed 20m² exclusive of clothes
drying areas (P.O.S. for each unit is approximately 50m2).
As such, it is evident that the proposed development provides sufficient
private open space for the enjoyment of future residents and guests.
4.1.8 Landscaping Design
The landscaping design for the proposed development will support and
complement the built form of the proposal whilst promoting the natural
environment of the locality. The landscaping theme is attractive, responsive to
the architectural design, functional, low maintenance, and enhances the
comfort and safety of users of the site. Please refer to the Design Plans
included within Appendix C in conjunction with the Landscape Plans prepared
by Bird Landscape Design and attached at Appendix F of this report for
detailed information regarding landscaping for the proposed development.
The total soft landscaping (turf, gardens) provided totals 43.2% of the site
area, in compliance with AO10.2 of the Dual Occupancy and Multiple Dwelling
Code.
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4.2 Triggered Overlays
The subject site is not triggered by any overlays in accordance with the
Overlay Maps of the Noosa Plan 2020. have been made below in Sections 5.1
to 5.5.
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5.0 Local Planning Matters
5.1 Level of Assessment & Strategic Framework
As stated under Section 1.0 and Section 2.0 of this report, the proposed
development is ‘Code Assessable’, as determined in accordance with Part 5 –
Tables of Assessment, Section - 5.5 Material Change of Use, Table 5.5.2
Medium Density Residential Zone of the Noosa Plan 2020.
As the proposal applies for a development type that is consistent with the
intent of the Medium Density Residential Zone, an assessment of the
proposed development in relation to the Strategic Framework is not
considered necessary.
5.2 Overall Outcomes for the Medium Density Residential
Zone
The intent of the Medium Density Residential Zone Code is described and
commented on below, as detailed in accordance with Section 6.3.2.2 –
Medium Density Residential Zone Code of the Noosa Plan 2020.
1. The purpose of the Medium density residential zone is to provide for:-
a) medium density multiple dwellings; and
b) community uses, and small-scale services, facilities and infrastructure, to support local residents.
2. The overall outcomes sought for the Medium density residential zone are as follows:-
a) Medium density residential neighbourhoods are predominantly home to permanent residents.
b) The character of medium density residential neighbourhoods varies due to factors such as proximity to
beaches, the Noosa River, recreation spaces, centres, topography, availability of views, the established
vegetated character, the presence of visitor accommodation and the age of development.
c) Development makes a positive contribution to the look and feel of residential neighbourhoods by
maintaining a low scale character with well designed buildings and landscaping that enhance the
streetscape.
d) New uses are located, designed and managed to be compatible with surrounding uses.
e) The intrusion of incompatible uses, or uses which are more appropriately accommodated in other zones is
avoided to protect land for dual occupancies, community residences, rooming accommodation, multiple
dwellings, retirement and relocatable home park facilities.
f) Development caters for both the current and projected demographic and socio-economic profile of the area,
including one and two-person households, households on low to moderate incomes and residents with
reduced mobility.
g) Small dwellings and co-housing models are integrated within the medium density residential built form to
increase housing choice.
h) Short-term visitor accommodation is predominately provided through well-established resorts and holiday
units.
i) Home-based businesses provide for domestic workplaces and home-hosted guest accommodation of a
scale and intensity compatible with attached and semi-attached living and the residential character and
amenity of the surrounding area and locality.
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j) Development maintains a high level of residential amenity having regard to traffic, noise, dust, odour,
lighting and other locally specific impacts.
k) Development provides for an efficient pattern of land use and infrastructure that creates walkable and
legible residential neighbourhoods that integrate with active transport networks and are well connected to
activity centres, employment nodes, open space and recreational areas, community facilities and
educational opportunities.
l) Development is supported by appropriate infrastructure and essential services and does not adversely
impact on the continued operation, viability and maintenance of existing infrastructure or compromise future
provision of planned infrastructure.
m) Development responds to land constraints including topography, bushfire and flood.
n) Natural features such as creeks, gullies, waterways, wetlands, vegetation and bushland are retained and
protected from the impacts of development. Any unavoidable impacts are minimised through location,
design, operation and management requirements.
o) Native vegetation between buildings and in the public realm enhances the amenity and supports local
wildlife.
Comment
The intent of the proposed Material Change of Use is to establish four (4)
Multiple Dwelling Units to provide diverse residential options for the town of
Cooroy, in line with explicit intent of the Medium Density Residential Zone
Code (Purpose – Point 1(a)).
The proposed development produces an attractive residential design and does
not detrimentally impact existing natural site features. The units have been
designed with consideration to the constraints and opportunities of the land,
overlays, and surrounding neighbourhood. In summary, the proposed
development is consistent with the purpose and overall outcomes envisaged
for the Medium Density Residential Zone.
5.3 Relevant Codes
As stipulated in accordance with Part 5 – Tables of Assessment, Section - 5.5
Material Change of Use, Table 5.5.2 Medium Density Residential Zone of the
Noosa Plan 2020, the following codes are applicable to a development of this
nature:
➢ Medium Density Residential Zone Code;
➢ Cooroy Local Plan Code;
➢ Dual Occupancy and Multiple Dwelling Code; and
➢ Works Codes.
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An assessment of the purpose and overall outcomes of the Medium Density
Residential Zone Code is provided in Section 5.2 above. An assessment of the
Works Codes has not been prepared, as compliant landscaping, car parking
and access arrangements are proposed and the remainder of Works Codes are
appropriate for the Operational Works stage.
An assessment of the Dual Occupancy and Multiple Dwelling Code, Medium
Density Residential Zone Code and Cooroy Local Plan Code has been prepared
by Murray & Associates (QLD) Pty Ltd and is included at Appendix G of this
report.
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6.0 State Planning
6.1 Matters of State Interest
The Planning Act 2016 and the Planning Regulation 2017 provide the
legislative framework within Queensland for authorities (Local and State
Government) to assess development applications. Matters that require
assessment may be delegated to the Department of State Development,
Manufacturing, Infrastructure and Planning (DSDMIP) for assessment by the
State Assessment and Referral Agency (SARA).
Following a review of the SARA DA Online Mapping System, it is
acknowledged that this application does not require referral to DSDMIP for
further assessment.
6.2 State Planning Policy
The State Planning Policy (SPP) outlines the Queensland Government’s
policies regarding matters of state interest in land use planning and
development. The SPP only applies to development assessment if the planning
scheme has not yet appropriately integrated the SPP. If a discrepancy arises
between a local planning scheme and a state planning policy, the state
planning policy overrides the planning scheme. As outlined within Part 2 of
the Noosa Plan 2020, the SPP has been incorporated into the planning
scheme. In light of the above, an assessment of the proposed development
against the SPP is not required.
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7.0 Conclusions and Recommendations
This application provides justification for an application for a Development
Permit for Material Change of Use to establish Multiple Dwelling (4 Units),
involving land described as Lot 616 on C56014, situated at 7 Ruby St, Cooroy,
on the following grounds:
➢ The proposed development is an envisaged use given the Medium
Density Residential zoning of the subject site;
➢ The proposed units will gain appropriate access to the road network
and are provided with compliant car parking;
➢ The subject site is suitable for urban living with respect to
infrastructure serviceability; and
➢ The proposed development complies with the applicable performance
outcomes of the relevant codes of the Noosa Plan 2020.
Thus, on behalf of Robyn Kildey, it is recommended that Council issue
approval for a Development Permit for Material Change of Use to establish
Multiple Dwelling (4 Units), involving land described as Lot 616 on C56014,
situated at 7 Ruby St, Cooroy.
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Appendix A Current Title Search [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix A Current Title Search
Page 25
Appendix B Survey Plan and SmartMap [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix B Survey Plan and SmartMap
Page 26
Appendix C Design Plans Prepared by Ausmar Homes [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix C Design Plans Prepared by Ausmar Homes
Page 27
Appendix D Engineering Plans Prepared by Ingeniir [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix D Engineering Plans Prepared by Ingeniir
Page 28
Appendix E Stormwater Management Plan Prepared by Ingeniir [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix E Stormwater Management Plan Prepared by Ingeniir
Page 29
Appendix F Landscape Plan Prepared by Bird Landscape Design [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix F Landscape Plan Prepared by Bird Landscape Design
Page 30
Appendix G Code Assessment Prepared by Murray & Associates (Qld) Pty Ltd [OCR of page images] MURRAY& ASSOCIATES SURVEYORS & TOWN PLANNERS Appendix G Code Assessment Prepared by Murray & Associates (Qld) Pty Ltd
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