2019-06-11 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                       11 JUNE 2019


It is agreed that the pattern of surrounding zoning and development and the isolation of the
subject site from other Attached Housing zoned land provides reasonable justification to depart
from the preferred use prescribed by the planning scheme. The proposed development is
compatible with other uses within proximity of the site and will not have significant adverse
impacts on the amenity enjoyed by users of other premises. Whilst departure from the Noosa
Plan’s preferred land use for the site is supported it is important that the subsequent
development achieve compliance with the built form and streetscape character outcomes for the
site. In this instance, the character of the development is significant given the prominent location
of the site.
There are a number of outcomes within the locality code which address the preferred built form
character for development in Cooroy. These outcomes are addressed in comments from
Council’s strategic planning team as follows:
The Noosa Plan Local Plan Code for Cooroy states:
“n)   Key streetscape characteristic of Cooroy township are maintained by new development
      including –
      i.     the country town character including the rural, almost rustic quality to some of the
             original buildings in town;
      ii.    simple timber buildings with timber framed windows and parapet walls and wide
      iii.   awnings that address the street and provide pedestrians with sheltered areas to meet
             and talk;
      iv.    a pedestrian scale, with some buildings having a grander scale befitting their original
      v.     uses as banks or public buildings.
      vi.    pedestrian access ways between the buildings;
      vii.   outdoor dining between the shopfronts and the roadway;” ……
r)    The traditional built form of Cooroy is retained and new development complements
      traditional streetscape and building forms;
If comparison is being made with the Business Centre zone, it is also worth noting:
nn)   For the Business Centre Zone—
      iv.    Development respects the existing country town character and the scale of
             surrounding buildings.
      v.     Development addresses the street and complements the traditional streetscape and
             building form;
      vi.    a mix between business uses and upper level employee housing reduces commuting
             pressures and creates a vibrant environment with opportunities for both day and night
             time casual surveillance; and
      vii.   commercial lots with two frontages to a street front and laneway at the rear provide
             for pedestrian movement and maintain a sense of exploration as well as commercial
             or service access to the rear of properties;
The site is in a prominent location on a State Controlled major road, in direct view from the train
station with a bus stop at the frontage (proposed to be relocated). This strip of Elm Street
contributes to the first impression of Cooroy for many. Accordingly this site is considered a key
development site for Cooroy and should provide a high quality design outcome.
Architectural advice should be sought regarding the development’s overall design including how
it relates to all street and laneway frontages to provide activation, as well as being in keeping with
the traditional rural township character of Cooroy. Development is to be compatible with existing
buildings including Federation and Art Deco styles, without mimicking such styles.


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