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Crackerjack - Other Change Planning Report
Town Planning Report Request for an Other Change to the Conditions specified within the Decision Notice 5 Opal Street, COOROY 4563 QLD Lot 2 on SP248165 GOOD MATES PROPERTY PTY LTD
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Page 2
Table of Contents
Important Note 2
1. Summary 3
2. Background 5
2.1 Engagement with Council Officers 5
3. Development Intent – Proposed Change 7
3.1 Change to Licenced Dining Area 7
3.2 Car Parking 8
3.3 Bowling Green and Patronage 9
3.4 Acoustic Impacts 10
3.5 Adjoining Land Uses 11
4. Proposed Change to Conditions 12
4.1 Condition 26 12
4.2 Proposed Change to Condition 26 12
5. Planning Assessment 14
5.1 Noosa Plan 2020’s Strategic Intent 14
5.2 Economic Considerations - The Challenge of Operating Without Gaming Revenue 15
5.3 Development Codes 17
6. Conclusions 22
6.1 Planning Grounds for Approval 22
6.2 Improved Amenity Through Relocation of Activities 22
6.3 Economic Viability Without Gaming Revenue 23
6.4 How This Proposal Aligns with Noosa Plan 2020 23
7. Summary 24
List of Figures
Figure 1: Original Approved Floor Plan (TPC2845) – September 1995 ........................................................... 5
Figure 2: Satellite Photograph of Cooroy Bowls Club – July 2010 ................................................................ 8
Figure 3: Proposed Floor Plan .................................................................................................................................. 8
List of Tables
Table 1: Cooroy Local Plan Code ............................................................................................................................................... 17
Table 2: Recreation and Open Space Zone Code................................................................................................................ 18
Table 3: Driveways and Parking Code .................................................................................................................................... 20
RG Strategic Planning Report – Other Change Application 1
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Important Note
Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted
under the Copyright Act, no part of this report, its attachments or appendices may be reproduced
by any process without the written consent of RG Strategic. All enquiries should be directed to RG
Strategic.
We have prepared this report for the sole purposes of GOOD MATES PROPERTY PTY LTD (“Client”)
for the specific purpose of demonstrating the proposed use as being permitted under the Noosa
Plan 2020 (“Purpose”). This report is strictly limited to the purpose and the facts and matters stated
in it and does not apply directly or indirectly and will not be used for any other application, purpose,
use or matter.
In preparing this report we have made certain assumptions. We have assumed that all information
and documents provided to us by the Client or as a result of a specific request or enquiry were
complete, accurate and up to date. Where we have obtained information from a government
register or database, we have assumed that the information is accurate. Where an assumption has
been made, we have not made any independent investigations with respect to the matters the
subject of that assumption. We are not aware of any reason why any of the assumptions are
incorrect.
This report is presented without the assumption of a duty of care to any other person (other than
the Client) (“Third Party”). The report may not contain sufficient information for the purposes of a
Third Party or for other uses. Without the prior written consent of RG Strategic;
• this report may not be relied on by a Third Party; and
• RG Strategic will not be liable to a Third Party for any loss, damage, liability, or claim
arising out of or incidental to a Third Party; and
• publishing, using, or relying on the facts, content, opinions, or subject matter
contained in this report
If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this report
with or without the consent of RG Strategic, RG Strategic disclaims all risk and the Third Party
assumes all risk and releases and indemnifies and agrees to keep indemnified RG Strategic from any
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In this note, a reference to loss and damage includes past and prospective economic loss, loss of
profits, damage to property, injury to any person (including death) costs and expenses incurred in
taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal costs,
compensation, interest and any other direct, indirect, consequential or financial or other loss.
RG Strategic Planning Report – Other Change Application 2
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1. Summary
RG Strategic has prepared this development application on behalf of GOOD MATES PROPERTY PTY
LTD. The purpose of this report is to seek approval for an Other Change Application and a revision
of the Conditions specified within Decision Notice 5995.1161 and the respective Changes made to
the original Approval, including:
• 1995.1161 – Indoor Entertainment (new bowling clubhouse and new green) 1995
approval.
• 1995.1161.01 – Lapsed change to approval.
• - 51995.1161.02 – Change to DA – smoking area portion eastern setback – patron use
only.
• - 51995.1161.03 – Change to DA - storage at rear of site.
The subject site is located at 5 Opal Street, COOROY 4563 QLD and is formally described as Lot 2
on SP248165.
The site was previously leased and now recently purchased by GOOD MATES PROPERTY PTY LTD,
operating the venue as Your Mates Bowls Pub. The venue is now trading as Crackerjack under the
same ownership.
This application seeks to refine and modernize the existing approval to better align with
contemporary community expectations, ensure economic sustainability, and address potential
operational constraints while maintaining the site’s primary recreation function.
The proposed Other Change includes:
• Relocation of the licensed dining area: Moving outdoor seating from the eastern side of the
building to a portion of the bowling green (100m²), improving amenity for neighbouring
properties.
• Enhancement of site functionality: Establishing a formalized goods storage and receival
area on the eastern side of the building (removing previous patron use from this space).
• Introduction of a small-batch distillery (28m²): A micro-distilling operation integrated within
the existing venue, designed as an ancillary use to the food and beverage offering.
• Reconfiguration of site facilities:
o Children’s playground relocated to the western side of the building.
o Bowling club operations retained and supported through a 90-year license
agreement with the Cooroy Community Bowls Club.
o No increase in total approved use area, ensuring compliance with previous
approvals.
• Addressing noise and amenity concerns: The removal of patron areas along the eastern side
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improves relationships with adjacent residential uses, supported by an acoustic report
confirming compliance with noise limits.
• Parking and traffic considerations: The site retains 25 existing car parks, with no additional
parking demand generated due to the redistribution of use areas within the approved
footprint.
This Other Change Application maintains the site’s primary function as a recreational space,
supporting the ongoing viability of bowls club activities while introducing strategic enhancements
to secure its long-term operation. The changes will enable Crackerjack to better serve both local
residents and visitors, contributing positively to the Cooroy Local Plan’s strategic objectives.
Approval of this application is sought subject to reasonable and relevant conditions, ensuring the
site remains a community-focused, economically sustainable, and well-integrated venue within the
Noosa Shire.
This report should be read in conjunction with the accompanying covering letter, DA Form and
Appendices. The development is appropriate and will not impact upon the amenity of the locality.
Council’s approval of the application is therefore sought, subject to relevant and reasonable
conditions.
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2. Background Historically, the original Cooroy Bowls Club comprised of a club house and greens over a 5059m2 lot at 5 Opal Street, Cooroy. Council on the 5th September 1995 (TPC2845), approved the construction of the bowls club and greens with a total gross floor area of 540m2 and total use area of 450m2. Car parking was calculated at a rate of 1 space per 20m2 of total use area, and the Cooroy Bowls Club constructed 25 car parks along Opal Street. Figure 1: Original Approved Floor Plan (TPC2845) – September 1995 Since its establishment, the bowls club has gone through various changes in its offerings as a club and internal configurations in response to the ever-evolving economic circumstances and shifting demographic needs. The bowls club has had numerous operators including Cooroy Bowls Club, Cooroy RSL & Citizens Memorial Bowls Club, Saw & Mill; and now GOOD MATES PROPERTY PTY LTD – indicative of the financial challenges the current operators are experiencing. The first land use transition occurred circa 2004; with considerable community support Council approved a conversion of the Outdoor Sport and Recreation use (the eastern bowling green) into a Motel use for part of the site (23431 DA). Later, a Reconfiguration of a Lot (1 lot into 2 lots) was approved to subdivide the bowls club into two lots (5 and 11 Opal Street) (MCU10/2116). Following the subdivision of the site, the Cooroy Bowls Club has undergone two minor changes of note, including the approval of an outdoor smoking area (51995.1611.03) and the addition of an amenities block and storage space (51995.1161.03) 2.1 Engagement with Council Officers RG Strategic has previously engaged with Noosa Council in regard to the proposed reconfiguration of the club and uses on the site. A prelodgement meeting (PLM) was held on the 15th October 2024 RG Strategic Planning Report – Other Change Application 5
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(PLM24/0041).
The PLM notes received stated that an Other Change application would be required, and said
application would need to demonstrate that the proposed reconfiguration of the bowls club
addresses the outcomes prescribed within the Recreation and Open Space Zone Code.
Council provided preliminary feedback on the proposal, particularly focusing on:
1. Retention of the Site’s Recreational Function
• Council emphasized that the site’s primary use must remain recreational.
• In response, the applicant has secured a 90-year license agreement with the
Cooroy Community Bowls Club, ensuring the ongoing operation of competition-
standard bowling greens.
2. Relocation of Outdoor Dining & Noise Management
• Council highlighted concerns regarding potential noise impacts on adjacent
residential properties from outdoor seating along the eastern boundary.
• The applicant has relocated all outdoor patron areas to the western side, ensuring
improved noise management while maintaining a high-quality dining experience.
3. Proposed Small-Batch Distillery as an Ancillary Use
• Council sought clarification on whether the distillery remains secondary to the
primary recreational use.
• The applicant has demonstrated that the 28m² distillery is a minor component of the
venue’s operations, complementing the food and beverage service and supporting
the financial sustainability of the club.
1. Car Parking Considerations
• Council noted the importance of ensuring adequate parking to support the
proposed changes.
• The applicant has reviewed existing parking arrangements and confirms that the
total use area remains unchanged.
• Given that there is no intensification of use, the expense of commissioning a formal
traffic engineering report could not be justified.
• The existing 25 on-site car parks remain sufficient for the approved use, as
demonstrated by historical patronage patterns.
The applicant has carefully considered Council’s feedback and refined the proposal, accordingly,
ensuring that all modifications are consistent with the intent of the Noosa Plan 2020 while enhancing
the long-term viability of the venue.
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3. Development Intent – Proposed Change
The applicant is proposing an Other Change to the existing bowls club and restaurant at 5 Opal
Street, COOROY 4563 QLD. The other change will consist of:
• Removal of all guest activities to the east of the existing club house. This involves
removal of the approved DOSA, the cessation of use for the children’s activity area
and patron dining.
• A goods storage and receival area to be formalised on the eastern side, with no
access permitted to patrons;
• Reuse of 100m2 of the bowling green as licenced dining area;
• Relocation of the children’s playground to an outside location on the western side of
the building,
• Additional of a small batch still (approximately 20 litres per batch) of 28m2; and
• Allocated area of 4m2 for restaurant patrons and bowling green sign in.
The proposed changes are reflected in the Proposed Plans prepared by Studio Hiller and are
enclosed within Appendix A.
3.1 Change to Licenced Dining Area
The proposed total use area of the restaurant is 446m2. This use area also includes the toilets which
are public and used by the patrons of the restaurant as well as bowling competitors.
The outdoor dining and approved DOSA area along the eastern boundary, which has been utilised
by the Cooroy Bowls Club since approximately 2010 (see Figure 2), will be closed off and no longer
assessable to patrons. Part of this area will be utilised by the operators for receiving and the storage
of deliveries.
With the elimination of the DOSA and outdoor dining area offsetting the addition of the bowlers’
refreshment area on the bowling green, the total use area is still within the approved 450m2 specified
within original approval TPC2845.
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Figure 2: Satellite Photograph of Cooroy Bowls Club – July 2010 3.2 Car Parking With the removal of the outdoor dining area, approved covered area (51995.1611.03) and approved DOSA area (TPC 2846) within the eastern courtyard, the sum of the proposed total use area of the proposed reconfiguration of licenced dining area, including the bowlers’ refreshment area, is 446m2 as represented in Figure 3 and enclosed site plans. Figure 3: Proposed Floor Plan The Noosa Plan 2020 prescribes the following car parking rates relevant to this Other Change RG Strategic Planning Report – Other Change Application 8
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application:
• Food and Drink – 1 space / 20m2 of use area, excluding kitchen and storage areas.
• Small batch distillery (Food and Drink/food manufacturing) –1 space / 20m2 of use area.
• Outdoor Sport and Recreation – sufficient spaces for the intended use.
The proposed land uses generate the following car parking requirements:
• Food and Drink use area of 446m2 = 22.3 car parking spaces.
• Small batch distillery area of 28m2 = 1.4 car parking spaces.
• Outdoor Sport and Recreation = sufficient spaces for the intended use.
With the elimination of the eastern outdoor dining area, approved covered area and approved
DOSA area, no additional use area is proposed and thus the existing 25 car parking spaces achieves
the outcomes sought in the Driveways and Parking Code for the proposed Food and Drink and
Outdoor Recreation uses.
Notwithstanding the above, Council’s Planning and Environment Committee Meeting Report 7
March 2017 (MCU16/0117) admits to the decline in the patronage of the Cooroy Bowls Club stating -
- “Noting the decreasing rates of patronage of the Bowls Club and carpark vacancy, it is considered
that the removal of 1 car space will not unduly impact the functioning of the Bowls Club.
Notwithstanding the deletion of 1 space, it is considered that the balance car spaces is sufficient to
accommodate the likely number of users and intensity scale of the Bowls Club use.”
3.3 Bowling Green and Patronage
In approving the Motel use and later Reconfiguration of a Lot, Council relied upon the then bowls
club operator’s opinion and first-hand experience that the eastern bowling green was surplus to the
requirements of their needs (Planning and Environment Committee Meeting Report 7 March 2017 -
MCU16/0117).
Present day, the same is true for the existing bowling green. The cost to maintain the existing
bowling green to competition standard is approximately $40,000 annually. Simply, the revenue
generated by the Outdoor Sport and Recreation use is not enough to make the bowls club
financially viable.
In recent years several bowls clubs on the Sunshine Coast have ceased operations, primarily due to
declining memberships and financial challenges. Notably, the Peregian Beach Bowls Club,
Maroochydore Swans Bowls Club, Noosa Bowls Club, and Pacific Paradise Bowls Club have all
closed; thus, necessitating a more flexible approach to the land-uses that are permitted on site.
It is for this reason that the applicant is proposing to introduce ancillary uses within the approved
use area to supplement the income from the bowling green. This includes the rearrangement of the
licenced dining area from outside to a small part of the bowling green, and 28m2 indicated on the
proposed plan for a distillery. The integration of the bowlers’ refreshment area (relocation of existing
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licenced dining area) and distillery are activities that do not negatively impact adjacent properties. Furthermore, in an honest attempt in maintaining the Outdoor Sport and Recreational use component of the site, Crackerjack has recently signed a 90-year licence agreement with Cooroy Community Bowls Club (refer to Appendix C). The proposed reconfiguration of the existing use areas and ancillary uses on the site is a necessity if the existing operation is to adapt to the changing needs and economic trends in Cooroy, and more broadly the Noosa region. 3.4 Acoustic Impacts An acoustic assessment and report has been prepared by Live It Acoustics and enclosed within Appendix B. The report details the existing acoustic environment, identifies sensitive receptors and potential noise-generating activities, and provides recommendations regarding noise management and mitigation measures. The Acoustic report demonstrates that with the implementation of the recommendations, the potential noise impacts upon the nearest sensitive receptors (adjacent residential properties) will be within Council’s assessment benchmarks. With the relocation of the eastern outdoor dining and DOSA area to the western side of the building within the identified bowlers’ refreshment area, the potential noise impacts can be limited by simple patron management controls. RG Strategic Planning Report – Other Change Application 10
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3.5 Adjoining Land Uses Crackerjack is committed to being a responsible and considerate venue and has become aware of recent grievances made by adjacent residential properties along the eastern boundary with respect to the potential noise impacts. Whilst the “outdoor seating area” and therefore associated use and noise was identified by Council in the Planning and Environment Committee Meeting Report 7 March 2017 (MCU16/0117) prior to approval and construction of the adjacent residential use; Crackerjack is exploring various strategies to minimise the perceived noise disruption. The aforementioned Acoustic report (Appendix B) has informed the nature of this proposed Other Change. The relocation of the outdoor dining area from the eastern courtyard to the bowlers’ refreshment area identified within the proposed plans (Appendix A) will reduce the potential for noise disruption to the adjacent residential properties. By shifting the dining area to the western side, Crackerjack aims to mitigate the perceived noise impact while also improving the functionality of the bowls club’s facilities. RG Strategic Planning Report – Other Change Application 11
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4. Proposed Change to Conditions
The following Other Change to the Conditions contained within the Existing Approval
(132004.5128.03) is proposed to permit the reconfiguration of the bowls club and restaurant. The
Condition which is affected by the proposed redesign is Conditions 26.
4.1 Condition 26
Condition 26 reads as:
Development undertaken in accordance with this approval (amenities building) must generally
comply with the following approved plans (unless amended by these conditions).
Plan No. Plan/Document Name Date
18-4441-1 Site Plan, drawn by T.R & S.L Roper Building Design and Drafting N/A
18-441-2 Floor and Elevation Plan, drawn by T.R & S.L Roper Building Design N/A
and Drafting
4.2 Proposed Change to Condition 26
Change Condition 26 to read:
Development undertaken in accordance with this approval (amenities building) must generally
comply with the following approved plans (unless amended by these conditions:
Plan No. Plan/Document Name Date
100-P5 Site Plan, drawn by Studio Hiller May 2023
101-P6 Floor Plan Overall Proposed, drawn by Studio Hiller May 2023
301-P2 Elevations, drawn by Studio Hiller May 2023
Justification for the Proposed Condition Change
1. Reflects Approved Use & Site Enhancements
• The updated plans accurately depict the approved use and operational layout,
ensuring clarity in compliance.
• The modifications do not introduce new uses but rather reconfigure existing
spaces to improve functionality and minimize off-site impacts.
2. Supports Noise Mitigation & Community Amenity
• The removal of patron use from the eastern boundary aligns with Council’s
feedback regarding noise impacts on adjoining residences.
• The relocation of outdoor dining and patron spaces ensures a more appropriate
site layout while maintaining the venue’s recreational character.
RG Strategic Planning Report – Other Change Application 12
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3. Ensures Long-Term Recreational Viability
• The plans retain the primary function of the site as a bowls club, with a formalized
agreement with Cooroy Community Bowls Club securing its ongoing use for
competitive and social bowls.
• The inclusion of a small-batch distillery remains an ancillary component of the site,
supporting the venue’s economic sustainability without compromising its
recreational purpose.
4. Maintains Compliance with Noosa Plan 2020
• The proposal aligns with the Recreation and Open Space Zone Code, ensuring
that all modifications are consistent with Council’s strategic intent for the site.
• The gross floor area and total use area remain unchanged, confirming no
intensification of use beyond what was originally approved.
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5. Planning Assessment The proposed Other Change is consistent with the outcomes sought by the Noosa Plan 2020 as demonstrated within the planning scheme’s strategic intent and below and in the following Code Table assessment. 5.1 Noosa Plan 2020’s Strategic Intent Crackerjack, as the operator of the venue, once known Cooroy Bowls Club, aligns with the strategic intent of the Noosa Plan 2020 by promoting social, recreational, and community-focused initiatives that contribute to the overall well-being and social fabric of the Noosa Shire. Crackerjack offers a venue where locals and tourist can gather and participate in social or competition bowls and engage in broader community activities such as special events and attractions in addition to the dining experience. The venue directly supports the Noosa Plan’s objective of creating vibrant and accessible spaces. Additionally, the venue plays a role in supporting local tourism by attracting visitors, be it to partake in bowls or for the dining experience; or alternatively and in many cases, a combination of both. A key factor in the continued success and relevance of the Crackerjack and the bowling greens is the provision of food and drink. As with many recreational and community facilities, a well- maintained bar and food service area not only contributes to the club’s financial sustainability but also enhance the overall social experience for local patrons and hinterland visitors. The food and beverage aspect, including the proposed small batch distillery, provides a vital revenue stream for the bowls club. Without this service, Crackerjack will struggle financially, especially considering the ongoing operational costs of maintaining the bowling greens to competition standard and the associated facilities. The broader trends of shifting community expectations, demographic changes, and evolving recreational habits necessitate an updated approach to the bowling club's facilities and offerings. The proposed redevelopment aligns with the Noosa Sport and Active Recreation Plan 2017, which emphasises the multi-functional use of sporting infrastructure. The proposed reconfiguration of dining areas and inclusion of a small-batch still does not constitute an intensification of the use but rather a necessary diversification of the current use offerings. Crackerjack with its proposed altered design and operation is unique to Cooroy, and the Sunshine Coast as a whole; combing modern Asian dining experience with social and competition grade bowling greens. The venue adds to the variety of sport and recreation spaces available within the Noosa Shire. The proposed changes are designed to maximise the flexibility of the space to adopt to changing needs. RG Strategic Planning Report – Other Change Application 14
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5.2 Economic Considerations - The Challenge of Operating Without Gaming Revenue
Across Queensland, bowls clubs have faced financial pressures due to changing community habits,
aging memberships, and increasing operational costs. Many clubs have adapted by diversifying
their revenue streams, with most relying on gaming, poker machines, Keno, and TAB facilities to
remain financially viable.
In the Noosa Shire, only two other bowls clubs remain operational—Pomona Bowls Club and Noosa
Lawns Club (formerly Tewantin-Noosa Bowls Club)—both of which sustain their operations primarily
through gaming revenue.
Comparison of Remaining Bowls Clubs in Noosa Shire
Club Key Revenue Sources Facilities & Services
✔ Gaming machines
(16)
• Chinese restaurant & takeaway (open 6 nights),
✔ Keno
Pomona Bowls Entertainment (Jag the Joker, footy tipping,
✔ Full-service bar &
Club raffles), Barefoot bowls - Membership draws
bottle shop
and weekly prizes
✔ Restaurant &
takeaway
✔ Gaming machines
(25)
✔ TAB • 3 bowling greens, 120-seat restaurant &
Noosa Lawns
✔ Keno takeaway, Multi-purpose function spaces,
Club
✔ Licensed clubhouse Future club upgrades planned
✔ Large-scale
restaurant
❌No gaming
machines
• Family-friendly bowls experience, Small-batch
❌No TAB/Keno
Crackerjack distillery (28m²), Restaurant with local food &
❌No gambling
(Proposed beverage focus, Long-term license agreement
revenue
Changes) with Cooroy Community Bowls Club - No
✔ Focus on dining,
increase in site intensity or parking demand
sport, and social
engagement
Unlike Pomona and Noosa Lawns Clubs, Crackerjack does not rely on gaming revenue to sustain
its operations. Instead, the business model is built around:
RG Strategic Planning Report – Other Change Application 15
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✅ A high-quality dining and beverage offering to attract visitors.
✅ An active recreational space focused on family-friendly participation.
✅ A small-batch distillery as an ancillary feature, complementing the venue’s identity and
experience.
Why This Change is Necessary for Financial Viability
Operating a bowls club without gaming revenue presents significant financial challenges. Without
the subsidies that gaming revenue provides, bowls clubs must explore alternative revenue models
that align with their recreational purpose.
• Traditional models are struggling – Several bowls clubs on the Sunshine Coast have closed
permanently, including the Peregian Beach Bowls Club, Maroochydore Swans Bowls Club,
and Pacific Paradise Bowls Club.
• Crackerjack is pursuing a sustainable model – Rather than relying on pokies or gambling,
this proposal seeks responsible and community-oriented enhancements.
• Without these changes, the club's long-term viability is at risk – The bowling green costs
$40,000 annually to maintain, and without diversified revenue streams, the club risks
becoming financially unsustainable.
Why Council Should Support This Approach
1. Supports the Noosa Plan’s Vision for Community & Recreation
• Aligns with the Recreation and Open Space Zone by prioritizing sport while allowing small-
scale supporting uses.
• Encourages a venue model that does not rely on gaming.
2. Delivers a Family-Friendly, Community-Oriented Venue
• Unlike other bowls clubs, Crackerjack avoids the social impacts of gambling and instead
provides a wholesome, inclusive atmosphere.
• The distillery is an artisanal, small-scale production facility, not a standalone business.
3. Ensures Long-Term Economic Stability
• The food and beverage offering complements the bowls experience, ensuring consistent
patronage and financial resilience.
• The venue remains accessible, functional, and economically sustainable for the Cooroy
community.
Given the realities of operating a bowls club without gaming revenue, this proposal provides a
measured and responsible adaptation that secures the long-term viability of the Cooroy Bowls Club
while maintaining its sporting and recreational purpose.
Approval of this application is crucial to ensuring the survival of this community asset without
RG Strategic Planning Report – Other Change Application 16
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resorting to gambling-based revenue streams.
5.3 Development Codes
The development codes applicable to the proposed Other Change are:
• Cooroy Local Plan Code,
• Recreation and Open Space Zone Code, and
• Driveways and Parking Code.
A review of the development codes has been undertaken with the Other Change complying with
the intent of the Performance and Acceptable Outcomes of the abovementioned codes. The
following assessment has been is limited to only those Performance and Acceptable Outcomes
which are of relevance to the proposed Other Change.
The proposed change to the bowls club directly supports the Cooroy Local Plan overall outcomes.
The proposed change to the food and drink use areas within the venue is essential to the club’s
financial sustainability. Crackerjack is one of the few active recreation facilities on the eastern side
of the railway line and offers a social and dining experience for local patrons and hinterland visitors.
Table 1: Cooroy Local Plan Code
Acceptable
Performance Outcomes Proposed Other Change
Outcomes
PO1 No acceptable The proposed bowl club with
Development enhances the outcome provided. supporting ancillary uses including
role of Cooroy as the largest the restaurant and distillery
centre in the Noosa Hinterland, provides for a recreational and
providing a wide range of dining space for both locals and
business and employment visitors. The flexibility in the venue
services, recreation facilities, to be able to provide a varied
community services, housing experience caters to a greater
choice and a limited range of number of visitors.
visitor services.
The supplementary uses
proposed enables the existing
operators and venue to host a
wide variety of events and
occasions, further boosting
community activity in Cooroy.
PO2 No acceptable While Cooroy isn't traditionally a
Development contributes to outcome provided. major tourist destination, the
the lifestyle and amenity of bowls club and Crackerjack add
residents of Cooroy and its a unique offering for visitors,
surroundings. contributing to the town's limited
range of visitor services,
particularly on the eastern side of
the railway.
The venue contributes to the
area’s liveability by offering a
space that integrates recreation,
community, and social interaction.
PO8 No acceptable The proposed ancillary uses within
RG Strategic Planning Report – Other Change Application 17
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Acceptable
Performance Outcomes Proposed Other Change
Outcomes
Cooroy town centre functions outcome provided the approved use area to
as a district centre with a wide supplement the income from the
range of business and bowling green ensures that the
community functions, servicing Outdoor Sport and Recreational
Cooroy and surrounding use of the venue remains viable
hinterland communities. and operational.
The site offers locals and visitors
social and competition level
recreational bowling venue, as
well as broadening the economy
of Cooroy and the hinterland by
introducing varied small-scale
business uses (small batch
distilling, take away, food and
drink outlet).
The proposed changes to Crackerjack, which include the relocation of dining areas and the
establishment of a small-batch distillery, have been carefully considered to align with the intent and
desired outcomes outlined in Section 6.6.1.2 Purpose and Overall Outcomes of the Recreation and
Open Space Zone Code within the Noosa Plan 2020.
The inclusion of a small-batch distillery within the development provides a unique opportunity to
diversify the current offerings at the venue. The relocation of dining areas ensures that Crackerjack
provides a more functional for both patrons and bowlers, as well as mitigating any perceived noise
impacts on the adjacent residential uses.
The proposed changes do not result in an increase of use area not intensification of use. The existing
car parking infrastructure is sufficient to the demand and use area resulting in minimal, if any,
disruption to surrounding the areas. The sport and recreational use is located in a suitable area, and
the proposed design enables an associated noise impacts to be controlled by the management
practices as evidenced in the Acoustic report (Appendix B).
The food and drink use components of the proposed development do not impact of the supply,
quality or function of the outdoor recreational use (bowling greens), and are essential to the bowling
club’s financial viability.
Table 2: Recreation and Open Space Zone Code
Acceptable
Performance Outcomes Proposed Other Change
Outcomes
PO1 No acceptable The proposed change includes
The Recreation and open outcome provided the provision of the bowling green
space zone accommodates a which will be maintained to
range of outdoor passive and competition grade. One rink of
active recreation, indoor the green will be repurposed and
recreation, community uses used as a bowlers’ refreshment
and limited low scale area (licenced dining area). A
supporting ancillary uses. small-batch distillery is also
proposed within the existing
RG Strategic Planning Report – Other Change Application 18
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Acceptable
Performance Outcomes Proposed Other Change
Outcomes
venue.
PO2 No acceptable The owner/operators of
Development supports the outcome provided Crackerjack have signed a 90-
open space and recreation year licence agreement with
needs of the Noosa Shire Cooroy Community Bowls Club
community and increases the (refer to Appendix C) granting the
range and diversity of club exclusive use the green at
recreation opportunities set times during the week to
available. conduct competitions and events.
This licence in addition to a wall
within the venue dedicated with
memorabilia from the Coroy
Community Bowls Club is an
honest attempt of the applicant
maintaining the Outdoor Sport
and Recreational use component
on the site.
PO3 No acceptable As noted above in this planning
Development maintains the outcome provided report, several bowls clubs on the
primary recreation function of Sunshine Coast in recent years
land and maintains the have ceased operations, primarily
ongoing provision of recreation due to declining memberships
and open space land. and financial challenges.
Without the introduction of
alternative and complementary
uses the revenue generated by
the Outdoor Sport and
Recreation use is not enough to
make the bowls club financially
viable.
PO4 No acceptable Crackerjack provides a relaxed,
Uses are of a type, scale and outcome provided social environment where people
intensity consistent with the of all ages can play socially or
recreation needs of the competitive lawn bowls via the
community, locational Cooroy Community Bowls Club.
characteristics and supporting
infrastructure. No additional use area is
proposed, and the introduced use
(small-batch distilling) is small and
ancillary in scale.
PO5 No acceptable The ancillary small-batch distillery
Community uses, clubs, indoor outcome provided and existing restaurant use
sport and recreation and small financially support the Outdoor
scale ancillary food and drink Sport and Recreation use (bowls
outlets support the ongoing club).
safe, comfortable and efficient
operation of recreation and The bowls club has had numerous
open space activities. operators including Cooroy Bowls
Club, Cooroy RSL & Citizens
Memorial Bowls Club, Saw & Mill;
and now GOOD MATES
PROPERTY PTY LTD – indicative of
the financial challenges the
current operators are
experiencing.
PO8 AO8.1 Without the inclusion of
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Acceptable
Performance Outcomes Proposed Other Change
Outcomes
Food and drink outlets are Food or drink outlets complementary uses such as the
small scale and ancillary to the are ancillary to a restaurant, bar, and proposed
main recreation or community recreation or small-batch distillery use, the
activity or tourist park use on community activity on bowls club would face significant
the same site. the same site. financial viability challenges.
It is therefore essential for a
AO8.2 flexible approach to be taken and
Food and drink outlets allow for adaptable land uses
do not exceed a gross that support the long-term
floor area of 50m² sustainability and viability of the
where forming part of venue.
a tourist park;
AO8.3 The proposed 100m2 of licenced
Kiosks or cafés do not dining area on the bowling green
exceed a total use does not diminish the capacity of
area of 10m², have Crackerjack to host competition
maximum seating for level lawn bowls, nor limit or inhibit
10 people and sell only social outdoor recreational use.
non-alcoholic drinks
and light refreshments No additional use area is
prepared off-site (with proposed, and the existing car
no kitchen facilities). parking spaces are sufficient to
meet the minimum required as
AO8.4 prescribed within the Noosa Plan
Food and drink outlets 2020.
within a sporting club
or community use,
including indoor and
outdoor dining space,
does not exceed a
gross floor area of
150m².
As examined in Section 3.2 of this report, the existing 25 car parking spaces achieves the outcomes
sought in the Driveways and Parking Code for the proposed Food and Drink and Outdoor Recreation
uses. The reconfiguration of the site’s internal use areas does not create any additional use area.
Table 3: Driveways and Parking Code
Acceptable
Performance Outcomes Proposed Other Change
Outcomes
PO6 AO6.1 The proposed development
Sufficient parking The number of car provides 25 car parking spaces,
a) is provided having parking spaces, motor which exceeds the minimum
regard to the specifics cycle spaces, bicycle requirement of 24 car parking
of the use including— spaces and loading spaces as stipulated in Table
i. the type and bays is not less than 9.4.1.4 of the Noosa Plan 2020
intensity of land the minimum number (Minimum parking requirements).
use; specified in Table
ii. any existing 9.4.1.4 Minimum This provision of one additional
parking available parking requirements car parking space is a proactive
on the site; including end of trip measure, and accommodates
iii. hours of operation; facilities. any potential future increases in
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Acceptable
Performance Outcomes Proposed Other Change
Outcomes
iv. likely numbers of demand, ensuring that the
users; Editor's note— with development remains adaptable
v. accessibility to the regard to the provision to changing transportation
site by means of end of trip facilities, needs.
other than private where there is a
motor vehicle; conflict with the QDC As demonstrated throughout the
vi. the peak parking MP 4.1 for major years of the bowls club operating,
demand periods of developments the the existing car parking spaces
uses on the site; QDC applies. For all are sufficient for the outdoor
and other development sport and recreation use. The car
vii. the availability of Table 9.4.1.4 applies. park has ample capacity to
alternative car support competitors and
parking; and spectators associated with
b) is provided to competitive bowling tournaments
accommodate the and social use.
number and type of
vehicles and No changes to the existing car
motorcycles likely to parking provisions are proposed.
be generated by the
development.
PO9 AO9 One car parking space designed
On-site car parking spaces Car parking spaces for people with disabilities is
are identified and reserved for are provided for provided on site, and is
people with disabilities. people with disabilities immediately adjacent to the
at the rate specified in venue’s entry and ramp access.
the current Australian
Standards for Parking
Facilities.
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6. Conclusions
This report demonstrates that the proposed Other Change development is permitted pursuant to
the provisions of the Planning Act 2016 and the Noosa Plan 2020.
This Other Change Application represents a strategic and necessary adaptation of the existing
approval for 5 Opal Street, Cooroy, ensuring the long-term economic viability of the Cooroy Bowls
Club while preserving its recreational function in line with the Noosa Plan 2020.
The proposed modifications are measured, policy-compliant, and directly respond to changing
economic and community needs while maintaining the core sporting and social purpose of the site.
This application has been guided by Council’s planning framework, pre-lodgement discussions, and
a clear commitment to preserving the primary recreation function of the site while supporting long-
term economic viability.
6.1 Planning Grounds for Approval
✔ Preserves the site’s primary recreational use, with a 90-year license agreement secured for
ongoing bowls competitions and social play.
✔ Does not increase intensity of use, ensuring existing car parking provisions remain sufficient.
✔ Significantly improves site amenity, with the relocation of most patron areas to the western
side of the building, reducing potential noise impacts on adjacent residential properties.
✔ Introduces a small-scale distillery as an ancillary use, which remains subordinate to the
recreational function, aligning with Noosa Plan 2020.
✔ Provides a financially viable, family-friendly alternative to the gaming-dependent business
models used by other bowls clubs in Noosa Shire.
6.2 Improved Amenity Through Relocation of Activities
A key element of this proposal is the strategic reconfiguration of outdoor patron areas, which has
been designed to:
✅ Enhance residential amenity by removing patron use from the eastern side of the site,
where previous dining and social spaces were closer to residential boundaries.
✅ Relocate dining and activity areas to the western side, ensuring better separation from
sensitive residential interfaces.
✅ Reduce potential noise impacts, as supported by an acoustic report confirming that
relocating activities will help minimize disruption to nearby residents.
✅ Provide a more functional and cohesive venue layout, improving the user experience
for both bowls patrons and restaurant visitors.
By consolidating patron activities on the western side, this application directly addresses Council’s
pre-lodgement feedback regarding noise mitigation and residential amenity improvements.
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6.3 Economic Viability Without Gaming Revenue
Operating a bowls club without gaming revenue presents a significant financial challenge, as
evidenced by the decline and closure of several bowls clubs across the region. Within Noosa Shire,
the only two other bowls clubs—Pomona Bowls Club and Noosa Lawns Club—have heavily diversified
into gaming, Keno, and TAB facilities to remain operational.
Unlike these clubs, Crackerjack has made a deliberate choice to operate without gaming machines,
TAB, or Keno, focusing instead on a community-first model centred around sport, dining, and social
engagement. However, this ethical decision also creates financial sustainability pressures, as
gaming revenue is a key contributor to other clubs' survival.
This application provides a sustainable, responsible alternative, ensuring that:
✅ The Cooroy Bowls Club remains viable without reliance on gambling revenue.
✅ The venue retains a family-friendly atmosphere that aligns with Noosa’s community
values.
✅ The introduction of a small-batch distillery and enhanced dining facilities provides
necessary financial support while remaining subordinate to the recreational function.
Without these changes, the venue risks following the same trajectory as other bowls clubs that have
ceased operations due to financial constraints. The $40,000 annual cost to maintain the bowling
green alone is a major expense, and this proposal provides a pragmatic solution to ensure ongoing
operation without relying on gaming revenue.
6.4 How This Proposal Aligns with Noosa Plan 2020
The Recreation and Open Space Zone Code under the Noosa Plan 2020 permits small-scale
ancillary uses that support the primary recreation function. This application is fully compliant with
these planning provisions, as it:
✔ Maintains the Cooroy Bowls Club as the primary use.
✔ Ensures that all ancillary activities remain small in scale and complementary to sport and
recreation.
✔ Does not intensify the use of the site or increase parking demand.
✔ Enhances community engagement through improved dining and social facilities.
✔ Delivers improved amenity outcomes by reducing potential noise conflicts with
residential properties.
By aligning with Noosa Council’s broader vision for sustainable, community-focused recreation
spaces, this application provides a responsible and forward-thinking approach to ensuring the
long-term viability of the Cooroy Bowls Club.
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7. Summary
This application is not just about financial sustainability—it is about preserving an inclusive, family-
friendly community asset while ensuring that the club can continue to provide a high-quality
recreational experience without resorting to gambling-based revenue streams.
✅ It is a carefully measured, policy-compliant proposal that balances recreation,
community engagement, and financial stability.
✅ It directly responds to Council’s concerns regarding noise and amenity, ensuring
improved residential compatibility through thoughtful site planning.
✅ It is a sustainable model that protects Cooroy’s last remaining bowls club from
economic failure.
✅ It is an ethical alternative to gaming-dependent club operations while maintaining the
site’s primary recreational function.
Council’s approval is essential to securing the future of this venue and ensuring it remains a viable,
community-focused facility for generations to come.
Approval is therefore sought, subject to reasonable and relevant conditions.
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