2019-06-11 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                    11 JUNE 2019


These on-street car spaces are reasonable as the spaces will be utilised primarily by patrons of
the development and are consistent with the existing arrangement adjacent the bowls club.
Furthermore, the provision of car parking within the road reserve in part offsets land required to
be dedicated at the Diamond Lane frontage for future laneway works. Based on the reduced
number of car spaces in the road reserve the development is deficient by six car parking spaces.
The applicant has advised that they are agreeable to enter into an Infrastructure Agreement to
make contributions in lieu of car parking. Whilst payment of contributions in lieu of car parking
does not generally accord with the criteria identified within the Contributions in Lieu of the
Provision of Car Parking policy it is acknowledged that the site’s 3 road frontages presents
challenges to the development of the site. Therefore, in this instance, it is reasonable to accept
contributions in lieu of some on-site parking spaces. Based on the scale of the development and
consideration of the demand for additional car parking within Cooroy on balance it is considered
that contributions could be accepted for a limited number of spaces (3), this would mean that the
development is still deficient in car parking by 3 spaces.
It is therefore recommended that a Preliminary Approval be issued with conditions that restrict
the amount of use area which can be developed to align with the provision of 31 car spaces. This
requires the reduction of use area from 678m2 to 620 m2
Other matters
Setback to laneway
Recent development approvals for sites with a frontage to a laneway in Cooroy have required the
dedication of land. Generally, 2.0 metres for the full frontage length has been required to be
dedicated to facilitate future widening of the laneways.
A 2.0 metre setback to the existing laneway frontage is generally proposed apart from some
minor encroachments of window awnings and gutters. Whilst this setback partly accommodates
future laneway widening, the building is proposed to be built to this laneway with no provision for
future landscaping. Part of the setback area is proposed to be used as a refuse truck loading
area. In this instance it would result in the development being constructed to the amended lot
boundary. As such, the proposed setback should be increased by a further two metres to allow
for landscaping on the subject property that would be retained after the upgrade to the lane
occurs. This increase in setback is likely to accommodate the required reduction in use area
resulting from the shortfall in car parking.
Lot Reconfiguration
The proposed lot reconfiguration amends the boundaries of the three existing lots and segments
the development in accordance with the three separate areas of the site to be developed with
buildings. An easement is proposed to facilitate vehicle access, on-site parking, loading and
manoeuvring areas. The proposed lots do not comply with the 1500m2 minimum lot size required
by the Noosa Plan however each of the existing lots are also substantially less than the minimum
lot . The proposed boundary re-alignment raises no issues of concern.
Infrastructure Agreement
The applicant has been requested to enter into an Infrastructure Agreement for:
   a monetary contribution in lieu of 3 on-site car parking spaces;
   the construction of car parking within the Opal Street road reserve; and
   dedication of land to facilitate future widening works to Diamond Lane.
An Infrastructure Agreement is required as conditions cannot be imposed for monetary
contributions or for the dedication of land as the development does not generate the need to
upgrade and widen the laneway however; negotiation to make provision for it is captured in the
infrastructure agreement due to the development adjacency to the laneway.



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