Original source · versioned page text
planning report
Attached to the e-mail Retail Bus Type 2 Shop & Salon, Multiple Housing Type 4 Conventional (2 units) & Boundary Realignment (3 lots into 3) - MCU18/0158 & RAL18/0017.
Development Application
Planning Report
Material Change of Use for a Convenience Shopping Centre
(640m2) & Small Dwelling Units (2); and
Reconfiguring a Lot (Boundary Realignment 3 into 3 lots);
situated at 34 Elm Street, Cooroy
(Lot 4, 5 & 6/RP72698)
Page 1 of 14
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalSearchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 13 pages
Page 2
Contents
1.0 Summary ......................................................................................................................... 3
1.1 Development application details ............................................................................................. 3
1.2 Planning instrument details ..................................................................................................... 3
1.3 Referral agencies ..................................................................................................................... 3
2.0 Site details ....................................................................................................................... 4
2.1 Site description ....................................................................................................................... 4
2.2 Surrounding land uses ............................................................................................................. 5
3.0 Proposed development details ......................................................................................... 6
4.0 Planning assessment ........................................................................................................ 7
4.1 Pre-lodgement ........................................................................................................................ 7
4.2 Key issues ............................................................................................................................... 8
4.2.1 Commercial Uses within Attached Housing zone ..................................................................... 8
4.2.2 Laneways ................................................................................................................................... 9
4.2.3 Setbacks ..................................................................................................................................... 9
4.2.4 Building Design ........................................................................................................................ 10
4.2.5 Parking and Access .................................................................................................................. 10
4.2.6 Residential Uses....................................................................................................................... 12
4.2.7 Signage..................................................................................................................................... 12
4.2.8 Waste Management ................................................................................................................ 12
4.2.9 Boundary Realignment ............................................................................................................ 12
5.0 State assessment and other matters .............................................................................. 13
5.1 State interests ....................................................................................................................... 13
5.1.1 Matters established in the Planning Regulation ............................................................................ 13
5.1.2 State Planning Policy ...................................................................................................................... 13
5.4 Assessment of referral requirements ..................................................................................... 13
5.4.1 Referral requirement - State-controlled road to SARA .................................................................. 13
6.0 Conclusion ..................................................................................................................... 13
Client Name: Kexron Pty Ltd
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Version: 1
Date: 18 September 2018
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
Page 2 of 14
Page 3
1.0 Summary
1.1 Development application details
Proposed development: Local Shopping Centre (640m2); Small Dwelling Units (2 x
90m2); and Boundary Realignment (3 into 3 lots)
Type of approval sought: Development Permit for Material Change of Use; and
Development Permit for Reconfiguring a Lot
Site address: 34 Elm Street, Cooroy
Real property description: Lots 4, 5 & 6 / RP72698
Site area: 2,013m2
Assessment manager: Noosa Council
Owner details: Kexron Pty Ltd
Applicant details: Kexron Pty Ltd c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: Nil
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan
Zone: Attached Housing zone
Level of assessment: Impact
Applicable overlays: Nil
Applicable codes: • Cooroy & Lake Macdonald Locality Code
• Business Uses Code
• Residential Uses Code
• Landscaping Code
• Engineering Works Codes
1.3 Referral agencies
Referral requirement Referral agency and Fee
role
Schedule 10, subdivision 2, Table 1 Department of Transport $2,346
- Within 25m of a State transport corridor and there is and Main Roads – State-
a change to the access between the premises and controlled road matters
the corridor.
Schedule 10, subdivision 2, Table 3 Department of Transport Nil
- Within 100m of a State-controlled Road Intersection and Main Roads – State-
and there is a change to the access between the controlled road matters
premises and the road.
Schedule 10, subdivision 2, Table 4 Department of Transport Nil
- Premises near a State transport corridor. and Main Roads – State-
controlled road matters
Page 3 of 14
Page 4
2.0 Site details
2.1 Site description
Table 1: Site description
Site characteristic Description
Existing land use Motel – currently being demolished
Frontage and access Diamond Lane – 40m
Elm Street – 50m
Opal Street – 40m
Topography and views Relatively flat with a water falling from north to south across the site.
Existing vegetation There are no significant trees on the site.
Easements and services A sewerage easement dissects the site from west to east, which is not
proposed to be removed as part of the design. Water, electricity,
telecommunications and stormwater are all located within the road
frontages.
Figure 1: Satellite view
Source: DA Mapping System
Page 4 of 14
Page 5
Subject Site
Figure 2: Zoning map
Source: Noosa Council Mapping System
2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses Photos
North 2 Diamond St - Petrol Station
4 Diamond St – Newsagency
and dwelling house
(Business Centre Zone)
Looking east along Diamond Lane
South 2 Opal St – Petrol Station
2 Opal St – Shops
(Business Centre Zone)
Looking south at the intersection of Elm and Opal St
Page 5 of 14
Page 6
East 5 Opal St - Bowling Green
(Open Space Recreation Zone)
Looking south west from Diamond Lane towards the site
West 14 Myall St – Train Station
(Community Services Zone)
Looking west across Elm St towards Cooroy train station
3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height <8m
Gross floor area (GFA) 640m2
Car parking 33 including;
- 2 for the residential units;
- 8 scooter bays (2 equivalent);
- 5 within Opal Street;
- 24 onsite bays;
and
- 1 MRV and staff loading bay.
Site access Main access from Opal Street with minor driveway access to the
residential garage from Diamond Lane.
Page 6 of 14
Page 7
Proposed servicing All commercial parking and loading areas are to be included within an
arrangements easement for access and services.
Reconfiguring a lot
Existing lots 3
Reconfiguration Boundary realignment and access easement.
Boundary realignment Allow for buildings to be provided on each lot with common access.
Existing Lot Sizes Proposed Lot Sizes
2
Lot 4 674m 985m2*
Lot 5 674m2 674m2
Lot 6 665m2 354m2
Total 2,013m2 2,013m2
Easement - 864m2
* 85m2 potentially lost as part of the Diamond Lane road dedication.
4.0 Planning assessment
4.1 Pre-lodgement
A pre-lodgement meeting was undertaken with Noosa Council on 5 July 2018 to discuss planning
requirements and key issues applicable to this development application.
Table 4: Summary of key issues
Issue Council response Applicant response
Inconsistent Recognised land is adjacent to Business The land is adjacent to other
Commercial Uses Centre zonings and the application shall Business Centre zoned land and
demonstrate appropriateness of is compatible with other uses and
commercial uses on the site. works.
Consistent Generally supportive of the multiple The units are orientated away
Residential Uses dwelling units being 90m2 in size. from the main road and railway,
with a separate driveway entrance
from the laneway to ensure onsite
residential amenity.
Location of Require a building setback to the open The revised design includes a
buildings at the rear space land to the east and for a street greater setback to the open space
of the site focal point. land to the east and allows for
northbound traffic a view through
the site towards the tenancies and
a focal point on the corner of Opal
and Elm Streets.
Design Awnings to Opal St and Elm St supported. The design has taken in to
‘Cooroy Style’ to be incorporated into the consideration Council’s design
design. No bin storage at front of the site. requests with influence from
Truncation and land dedication may be Council’s award-winning bus stop
required. design. The development utilises
a combination of timber and tin
materials with pitch roofs and
Page 7 of 14
Page 8
overhangs. The bin storage is
located away from the frontage of
the site and the buildings have
been setback 2m to allow for a
land truncation to the laneway.
Parking No longer use the mobile library and On street parking within Elm
parking in this area supported. Carparking Street ties the commercial
near residential units required. development to the streetscape.
The residential units are
accessible from Diamond
Laneway with comment from a
traffic engineer describing the
development will not cause
adverse traffic impacts.
Landscaping Landscaping within the parking areas. Landscaping is dispersed
throughout the development to
break up the hardstand parking
areas and provide visual interest
to the building.
4.2 Key issues
4.2.1 Commercial Uses within Attached Housing zone
The site is currently zoned Attached Housing and reflects the existing land use as a motel. Although
the Noosa Plan prescribes commercial and retail uses as inconsistent within the Attached Housing
zone, the motel is being demolished and the applicant seeks to undertake a mix of commercial and
residential uses for this important site bounded by three road frontages.
To the north and south of the site is Business Centre zoned land with existing commercial petrol
stations and shops. The proposed development is consistent with the surrounding developed
Business Centre zone land use pattern, and the design forms a focal point to define the corner site
intersection. The property is connected to all services with a high level of accessibility and
functionality.
The relevant Business Use Code Overall Outcomes seek for business uses meet the needs and
expectations of the Noosa community in terms of providing human scale in building design,
compatible with the existing character of the surrounding area, with a low-key informal atmosphere,
safety for property owners, employees and patrons, with logical traffic arrangements without
congestion.
The design respects the existing country town character and the scale of surrounding buildings with
separate buildings brought to the street frontages. The design includes more of a residential scale
than a large commercial bulky scale, with three separate buildings drawing on design ques from the
award winning ‘hinterland’ bus stop with pitched roof, eaves and timber & tin materials.
Carparking will not dominate the streetscape with parking generally screened behind buildings and
accessible from a common driveway. The driveway is located as far as practical from the Elm/Pearl
Street intersection, and a minor exit driveway is located between shops 2 and 8. Overall, the design
improves the safety of the road network by removing the existing access driveways and constructing
a larger entrance as far away from the intersection along the local road.
Page 8 of 14
Page 9
The development avoids any adverse impacts on the amenity of adjoining premises, including visual
and acoustic qualities with a suitable setback to the bowling green to the east. The proposal also
provides a mix between business uses and upper level employee housing to create a vibrant mixed-
use development with opportunities for both day and night time casual surveillance. Overall, the
development is designed to match in with the surrounding land use pattern and ensure the existing
amenity is not diminished in the area - consistent with the relevant Specific and Overall Outcomes
for the Cooroy Locality.
4.2.2 Laneways
The Specific Outcomes of the Locality Code seeks for commercial lots with two frontages to a street
front and laneway provide for pedestrian movement, maintain a sense of exploration, as well as
commercial or service access to the rear of properties. New uses should 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.
The proposal reduces the number of existing accesses from the laneway, however does not diminish
the ability of the road to relieve traffic on streets, with the associated traffic report concluding that the
residential uses accessing the lane will not cause any traffic impacts. New landscaping and curb &
channelling is proposed within the laneway to respect the existing formation. The design also allows
for future use of the laneway, subject to Council’s future intentions and surrounding development
pattern.
The design makes the best use of this laneway by reducing the amount of traffic using the road, but
also allows for future exploration opportunities. By setting the building back 2m from the current
property boundary, the laneway will continue to be used for relieving traffic on streets and providing
for convenient and safe rear access and garbage servicing to premises. The design is consistent
with the relevant Outcomes of The Noosa Plan pertaining to mixed use developments adjoining
laneways.
4.2.3 Setbacks
The following table identifies the setback requirements for the Attached Housing and Business
Centre zones.
Attached Housing Business Centre Proposal
Frontage – Diamond Lane 6m No setback required 2m
Frontage – Opal Street 6m No setback required No setback
Frontage – Elm Street 6m No setback required No setback
Side – East to the bowling Half the building height in None specified No setback to toilets and bin
green metres storage area.
Although not strictly complying with the Attached Housing zone setback requirements, the site
adjoins three road frontages. Across Diamond Lane and Pearl Streets is existing Business Centre
zoned land to the north and south, and setbacks should consider the requirements of the Business
Centre zone to activate street frontages all fronting Elm Street.
Existing building setbacks surrounding the site include a nil setback to a 5m high wall across
Diamond laneway associated with the petrol station; a nil setback is also established across Opal
Street to the commercial shops, which includes parking in the road reserve; the adjoining sports club
is built with no setback to Diamond Lane and 3m to Opal Street; and the existing petrol station
canopies to the north and south are built out to the Elm Street frontage.
Page 9 of 14
Page 10
The design includes separate buildings of a residential scale, which contributes to maintaining the
visual continuity and pattern of buildings and landscape elements within the street. The design
provides a built form which helps activate Elm Street and provides for landscaping setbacks to
carparking areas consistent with the Specific Outcomes of the Locality Code.
4.2.4 Building Design
The Specific Outcomes of the Attached Housing zone seek for new buildings to present a visual bulk
and architectural scale consistent with structures on adjoining and nearby land. The relevant
Outcomes of the Business Centre zone also seek for new businesses to maintain the character of
the street using wide streets with onsite parking, strip style development, within a pedestrian friendly
low speed environment.
The proposed design of the mixed-use commercial/residential development appropriately addresses
the streetscape by including consistent setbacks and original Queenslander vernacular architecture.
Building provide variation in line and plane, incorporates pitched roofs & shop parapets, balconies,
verandas and eaves with articulated facades consistent with the ‘Cooroy Style’.
The design draws inspiration from the ‘Hinterland bus stop’ along Elm Street, which utilises timber
and tin elements with a pitched roof form. The buildings include a varied roof form with recessed
entrances accessible from a wide veranda orientated towards the Opal and Elm Street intersection,
with three different buildings of a domestic scale, which will complement the surrounding
development and existing zoning. The residential units and garages are also located at the rear of
the site away from the Elm Street frontage and visually integrate into the building design.
Garbage storage and mechanical equipment will be located at the rear of the building away from the
streetscape and adequately screened within the building. Public toilets are also appropriate for the
size of the centre and located in an accessible location to the tenancies.
The use of awnings over the frontages allow for integration with the street with glazing to shop
frontages allowing for visual transparency. The awnings connect in with the existing pathway
network, bus infrastructure within Elm Street and the railway station across the road from the site
allowing for pedestrian connectivity.
Onstreet parking is incorporated on Peral Street carrying on the established layout and form with an
internal strip style development, within a pedestrian friendly low speed environment. Overall, the
building layout and design is appropriate for this important corner site respecting both the existing
low key commercial and residential ‘Cooroy style’ consistent with the relevant Specific and Overall
Outcomes of the Locality code.
4.2.5 Parking and Access
The following table includes the carparking and bicycle parking requirements for the different uses
proposed.
Use type Carparking Bicycle Requirement Provided
Requirement
Retail Business Type 2 1 per 20m2 gfa (32) 1 per 100m2 gfa (6) 31 equivalent carparking
Commercial Business Type 1 per 20m2 gfa (32) 1 per 50m2 gfa (12) spaces and sufficient
1 area to cater for bicycle
parking racks.
Multiple Housing Type 4 1 per dwelling unit (2) N/A 2
(small dwelling unit)
Page 10 of 14
Page 11
The proposal includes 24 onsite spaces, 8 motorcycle spaces (equivalent to 2 carspaces) and 5
spaces within the Opal Street reserve, which are to be used by the commercial components of the
development. The dwelling units include separate garaging for cars, accessible from Diamond Lane.
As per the prelodgement advice to include the newly constructed bays within Opal Street towards
the total number of parking bays, the proposed layout does not meet the required parking specified
in the Probable Solutions of the Driveways and Carparking Code by 1 space.
In May 2018, Council recently endorsed an official policy on providing ‘Contributions in lieu of the
provision of onsite car parking’. The purpose of the policy is to encourage and promote alternative
transport usage, rather than place continuing reliance on the use of private cars and outline the
circumstance and locations where a contribution may be sought. Although the site is within the
Attached Housing zone it has been identified as being in an appropriate location for the use of the
policy, as highlighted below.
Council Policy for Contributions in lieu for Cooroy.
Council may accept monetary contributions having regard to the site constraints, desirability from a
character perspective, and/or the locality would benefit from improved public transport, pedestrian
or cycle facilities. The applicant seeks to engage with Council and request an infrastructure
agreement be entered for the monetary contribution for 1 parking space ($10,000). This money may
be used in the Cooroy area for additional parking (such as the Cooroy Memorial Hall rear parking
area), improvements to pathways and/or public transport infrastructure.
Council’s pre-lodgement advice also seeks for the dedication of 2m of the site to road reserve along
Diamond Lane to be dedicated as future road (80m2), which renders this land unable to be used for
building or parking. As a result, the design has had to significantly reduce the building footprint of
the development while still ensuring the feasibility of the commercial project and improve the vista of
the important corner site within Cooroy.
Page 11 of 14
Page 12
The request for the one (1) parking space to be provided as a contribution meets the relevant criteria
for the carparking in lieu policy, and the resultant development provides for sufficient carparking to
accommodate the number and type of vehicles likely to be generated consistent with the Specific
Outcomes of the Driveways and Carparking Code.
Appropriate space is provided on the site for delivery vehicles to enter, load and leave the site in a
forward direction. Informal advice from Council’s waste services department has also informed the
design allowing for loading and pickup within Diamond Lane once a week. The associated bin
storage areas are appropriately screened from view to neighbours, patrons and the streetscape.
4.2.6 Residential Uses
The application proposes two residential units each less than 90m2 GFA with two bedrooms within
each, thereby meeting the definition of a small dwelling unit. The residential uses are located on the
first floor and orientated away from Elm Street and the train station.
The units afford a large balcony area facing over the bowling green to the east and include a separate
access to each without having to pass through private outdoor living areas. The units are also
designed to integrate into the line and plane of the building and roof design, but still allows for casual
surveillance over parts of the commercial shops. Entry areas and garages to the dwelling units are
provided separately from entrances for other commercial users and provide for safe entry from
streets and service areas.
The design allows for residential users to not have access to areas that are intended for the exclusive
use of residents and meets the Specific and Overall Outcomes pertaining to residential and mixed-
use developments.
4.2.7 Signage
No specific signage is proposed as part of this application. However, it is expected each awning face
will include a 4m2 sign above each tenancy integrated with the building design. A small fence sign is
anticipated to be situated amongst the landscaping on the corner of Pearl and Elm Streets consistent
with the Advertising Devices code requirements and may be subject to a further code assessable
application.
4.2.8 Waste Management
The application includes a waste management plan describing the storage, disposal and
management of demolition and operational wastes, so as not to create environmental nuisance or
visual impact to adjoining properties. The waste storage area is designed to accommodate 1,100ltr
low noise refuse and recycle bulk bins within a common secure onsite storage facility.
The waste storage area is located away from the road entrances and screened from adjoining uses.
The area is to be bunded and connected to sewer for bin washing in accordance with the associated
Planning Scheme Policies.
4.2.9 Boundary Realignment
The site is currently situated over three titles. The applicant seeks to retain three titles by rearranging
the lots to provide for a building on each lot with a common access and service easement, as shown
below.
Page 12 of 14
Page 13
Existing Lot Sizes Proposed Lot Sizes
2
Lot 4 674m 985m2*
Lot 5 674m2 674m2
Lot 6 665m2 354m2
Total 2,013m2 2,013m2
Easement - 864m2
* 85m2 potentially lost as part of the Diamond Lane road dedication.
The relevant Outcomes of the Reconfiguring a Lot Code seeks for lots to have an appropriate area
and dimensions to provide for the use. Each of the proposed lots is capable of being serviced by
appropriate levels of infrastructure with convenient vehicle access and onsite parking, loading and
manoeuvring areas within the common easement.
Although not meeting the minimum lot size of the Attached Housing (1,500m2) or Business Centre
zone (1,500m2) - no further lots are being created and the proposed realignment of boundaries
around each of the buildings also includes appropriate setbacks and maintains the visual continuity
of the street, consistent with the relevant Outcomes of the Reconfiguring a Lot code. It is also
recognised the development could undertake a Community Title Subdivision with no prescribed
minimum lot size and result in the same lot configuration.
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 State Planning Policy
Nil
5.4 Assessment of referral requirements
5.4.1 Referral requirement - State-controlled road to SARA
An assessment against the relevant SDAP codes is attached to the application.
6.0 Conclusion
This application seeks a Development Permit for Material Change of Use for a Convenience
Shopping Centre (640m2) & Small Dwelling Units (2); and Reconfiguring a Lot (Boundary
Realignment 3 into 3 lots) situated at 34 Elm Street, Cooroy (Lot 4, 5 & 6/RP72698).
The proposed Retail, Entertainment & Dining and Commercial uses are inconsistent impact
assessable development within the Cooroy Locality’s Attached Housing zone. The assessment finds
the mixed use design generally meets the relevant Solutions and Outcomes of the Cooroy and Lake
Macdonald Locality’s Attached Housing and Business Centre zoning. The design appropriately
Page 13 of 14
Page 14
responds to the site constraints and meets the relevant development and works codes. This report
includes a number of grounds supporting the proposed development, including:
- The proposed development is compatible with surrounding Business Centre zone land use
pattern;
- The redeveloped mixed-use centre forms a focal point for the local community and visitors,
providing shops, offices and limited higher order services to support the day-to-day needs of
residents and visitors;
- The mixed-use centre offers local employment opportunities, encourages equitable access
to services and is of a scale and character consistent with the locality and Noosa’s retail
hierarchy;
- The design forms a focal point to define the corner site intersection with carparking not
visually dominating the streetscape; and
- The proposed buildings present a high-quality streetscape integrating in with the established
pattern and scale of the Cooroy locality.
The Assessment Manager’s favourable consideration of the above development application is
therefore recommended.
Page 14 of 14