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Planning Report - 6-10 Diamond Street, Cooroy 27.12.18
Attached to the e-mail Commercial Business Type 1 Office, Retail Business Type 2 Shop & Salon & Multiple Housing Type 4 Conventional - 4 units (Cover Letter, DA Form, Owners Consent & Planning Report) - MCU19/0001.
Town Planning Report Material Change of Use and Reconfiguration of a Lot to establish a Mixed-Use Precinct including 5 x Business Type 1 Offices, 1 x Retail Business Type 2 Shop & Salon, and 4 x Multiple Housing Type 4 Units (Small Dwelling Units) 6-10 Diamond Street, COOROY described as Lots 703, 704 and 705 on C 5602 Applicant: Heritage Motel Investments Pty Ltd Date: 21st December 2018
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Table of Contents
1. Summary ............................................................................................................ 5
2. Application Information ..................................................................................... 6
3. Development Intent ........................................................................................... 7
4. Characteristics of Site and Surrounds ................................................................ 9
Site Characteristics ................................................................................................................ 9
Past and Existing Uses ......................................................................................................... 11
Surrounding Area Land Uses................................................................................................. 11
5. Background ...................................................................................................... 13
Pre-lodgement Meeting ........................................................................................................ 13
Development Application History – Subject Site ..................................................................... 13
Development Application History – Surrounds ........................................................................ 14
6. Proposed Development Details ........................................................................ 15
Material Change of Use ........................................................................................................ 15
Boundary Setbacks .............................................................................................................. 17
Landscaping ........................................................................................................................ 18
Carparking and Traffic Engineering ....................................................................................... 18
7. State Planning Interests .................................................................................. 20
South East Queensland Regional Plan ................................................................................... 20
State Planning Policy ............................................................................................................ 20
State Development Assessment Provisions ............................................................................ 21
State Code 1: Development in a State-Controlled Road Environment ................................... 22
8. Noosa Plan Considerations ............................................................................... 23
Desired Environmental Outcomes – Noosa Plan 2017 ............................................................. 23
Overall Outcomes for Locality and Zone ................................................................................ 24
Land Use Definition .............................................................................................................. 26
Zoning 27
Level of Assessment............................................................................................................. 27
Applicable Development and Overlay Codes .......................................................................... 27
Cooroy and Lake Macdonald Locality Code ......................................................................... 28
Business Uses Code .......................................................................................................... 28
Residential Uses Code ....................................................................................................... 29
Landscaping Code ............................................................................................................ 29
Driveways and Carparking Code ........................................................................................ 29
Earthworks Code .............................................................................................................. 29
Erosion and Sediment Control Code ................................................................................... 30
Existing Services Code ...................................................................................................... 30
Transport, Roads and Drainage Code ................................................................................. 30
Waste Management Code ................................................................................................. 30
Water Sensitive Design Code ............................................................................................. 30
Relevant Planning Scheme Policies ........................................................................................ 31
9. Conclusions ...................................................................................................... 32
6-10 Diamond Street, COOROY Page 2
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List of Figures
Figure 1: Site Location Map .................................................................................................................... 9
Figure 2: Cadastral Map ........................................................................................................................ 10
Figure 3: Council Zone Map .................................................................................................................. 11
Figure 4: SEQ Regional Plan Land Use Category Map ........................................................................... 20
Figure 5: State Transport Corridor Overlay Map .................................................................................. 22
Figure 6: State Controlled Road Intersection Map ............................................................................... 22
List of Tables
Table 1: Application Summary ................................................................................................................ 6
Table 2: Pre-lodgement Meeting Notes................................................................................................ 13
Table 3: Development Application History ........................................................................................... 14
Table 4: Proposed Development Details............................................................................................... 15
Table 5: Proposed Development Configuration ................................................................................... 17
Table 6: Prescribed and Proposed Boundary Setbacks......................................................................... 17
Table 7: Carparking Requirements........................................................................................................ 19
Table 8: State Planning Interests .......................................................................................................... 20
List of Illustrations
Illustration 1: Perspective Diamond Street - West ................................................................................. 7
Illustration 2: Perspective Diamond Street - North ................................................................................ 8
Illustration 3: Site Plan ............................................................................................................................ 8
Illustration 4: Pedestrian Perspective ................................................................................................... 16
List of Photographs
Photograph 1: Diamond Lane – Subject site left, Bowls Club right ...................................................... 12
Photograph 2: Diamond Lane – Bowls Club right, Subject site left. ..................................................... 12
List of Appendices
Appendix A – Architectural Drawings and Renderings by Verve Building Design
Appendix B – Code Assessment Report by RG Strategic
Appendix C – Traffic Engineering Report by BMC Traffic
6-10 Diamond Street, COOROY Page 3
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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 Heritage Motel Investments Pty Ltd (“Client”)
for the specific purpose of demonstrating the proposed use as being permitted under the Noosa
Plan 2018 (“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
loss, damage, claim or liability arising directly or indirectly from the use of or reliance on this report.
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.
6-10 Diamond Street, COOROY Page 4
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1. Summary
Heritage Motel Investments Pty Ltd (the Applicant) has engaged RG Strategic to seek a development approval
for a Material Change of Use and Reconfiguration of a Lot to establish a mixed-use precinct. The precinct will
include five (5) Offices (Business - Type 1), one (1) convenience supermarket (Retail Business Type 2 Shop &
Salon), and four (4) x residential units (Multiple Housing - Type 4 – Small Dwelling Units).
The subject site comprises three rectangular parcels of land located at 6, 8 and 10 Diamond Street, Cooroy and
is formally described as Lots 703, 704 and 705 on C5602, as shown on Figure 1 Site Location Plan.
The site is included in the Community Service Zone within the Cooroy and Lake MacDonald Locality of the
Noosa Plan 2018. An application of this nature within the Community Service Zone triggers Impact Assessment.
The proposed development of this site constitutes ‘development’ as defined by Schedule 2 of the Planning Act
2016. This report demonstrates that the proposed Material Change of Use of Premises and Reconfiguration of
a Lot for a mixed-use precinct including five (5) x Business - Type 1 offices, one (1) Retail Business Type 2
convenience supermarket, and four (4) x Multiple Housing - Type 4 on the site are permitted.
The site has been previously cleared of all native vegetation. A detached residential dwelling, shed, commercial
building and informal gravel carpark currently occupy the site. Ancillary storage structures and hardstand areas
are also located on site.
The amalgamation of the three lots enables the proposed mixed-use precinct to be built on the site. Five
offices with four small dwelling units above are contained within the western pavilion (two storey). The
eastern pavilion will house the convenience supermarket (single storey). The proposal incorporates an
architectural design which is reflective of the site’s subtropical setting and presents a modern country built
form. The design palette consists of robust materials and finishes that have been carefully selected with
consideration to the elements of the environment.
This planning report provides greater detail of the nature of the proposal, describes the site characteristics and
surrounding land uses, and provides a statutory assessment against the intents and code requirements of the
Planning Scheme. These matters are set out in;
• Proposed development intent;
• Description of the characteristics of site and surrounds;
• Proposed development details;
• An assessment of the proposal against the State planning interests;
• An assessment of the proposal against the SEQ Regional Plan;
• An assessment of the proposal against the Noosa Plan 2018; and
• A conclusion that provides summary grounds which support the proposed Material Change of Use.
This report should be read in conjunction with the accompanying covering letter, Development Assessment
form, Architectural Plans (Appendix A), Code Assessment (Appendix B) and Traffic Report (Appendix C). An
assessment has been carried out in relation to the proposed development. The issues relevant to the site and
the proposed development have been adequately addressed in this report and within Appendix B.
The proposed mixed-use precinct aligns with Council’s strategic vision for the site and is consistent with the
intent of the Planning Scheme. The proposal incorporates a design character and use envisaged for the locality.
It is therefore recommended that the development be approved, subject to relevant and reasonable
conditions.
6-10 Diamond Street, COOROY Page 5
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2. Application Information
A summary of the information relevant to this development application is provided below in Table 1.
Table 1: Application Summary
SITE DETAILS
Address 6-10 Diamond Street, Cooroy 4563
Real Property Description Lots 703, 704 and 705 on C5602
Site Area 3,030.82m2
Local Authority Noosa Council
Detached Dwelling (residential), hardstand car parking and ex-Energex building
Current Use
(community service)
Business Use – Commercial Business – Type 1 Office
Business Use – Retail Business – Type 2 Shop & Salon
Proposed Use
Residential Use – Multiple Housing – Type 4 Conventional (Small Dwelling
Units)
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan 2006 (amended 8 June 2018)
Locality Cooroy and Lake MacDonald
Zone Community Service Zone
• Cooroy & Lake Macdonald Locality Code;
• Business Uses Code;
• Residential Uses Code;
• Landscaping Code;
• Driveways and Carparking Code;
Overlays and Relevant Codes • Earthworks Code;
• Erosion and Sediment Control Code;
• Existing Services Code;
• Transport, Roads and Drainage Code;
• Waste Management Code; and
• Water Sensitive Design Code.
APPLICATION DETAILS
Applicant Heritage Motel Investments Pty Ltd
Level of Assessment Assessable Development requiring Impact Assessment (Inconsistent)
Development in a State-Controlled Road Environment
SARA Referral
Refer to Pre-lodgement advice (SDMIP) within Appendix C.
PROJECT TEAM
Town Planning RG Strategic
Architecture Verve Building Design
Traffic Engineering BMC Traffic
6-10 Diamond Street, COOROY Page 6
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3. Development Intent
The proposal seeks to develop a mixed-use precinct consisting of five (5) Offices (Business - Type 1), one (1)
convenience supermarket (Retail Business Type 2 Shop & Salon), and four (4) x residential units (Multiple
Housing - Type 4 – Small Dwelling Units). The proposal includes the amalgamation of three allotments to
permit the proposal, located at 6-10 Diamond Street, Cooroy 4563, and formally described as Lots 703, 704
and 705 on C5602.
The applicant has engaged a design firm, Verve Building Design, to ensure that the proposal encapsulates the
Cooroy character. The architectural plans (Appendix A) illustrate a contemporary, architecturally designed
development with building articulation and variation in building materials and architectural treatments
(Illustration 1). A number of architectural features are proposed including decorative balustrading, feature
face brick facades, horizontal and vertical cladding, window screens, and clerestory windows.
Illustration 1: Perspective Diamond Street - West
Source: Verve Building Design
To ensure that the development manages the elements of the environment, a palette consisting of robust
materials and finishes is proposed. The incorporation of roof eaves and balconies are appropriate for the site’s
subtropical setting. Articulated, fine grain Sunshine Coast architectural language ensures the new development
respects and complements the redeveloped built form along Diamond Street (for example Copperhead
Brewery).
The intention of the development is to offer a quality mixed-use precinct to serve the growing needs of the
Cooroy and Hinterland community. The site is well located within close proximity to Cooroy’s Village Shopping
Centre and Western Business Centre. The development will diversify the office, accommodation and
convenience choices available for Cooroy residents and visitors, particularly those located on the eastern side
of the rail line.
The proposal presents a housing option in a well-serviced location, within close proximity to services and
amenities. The office and convenience supermarket uses diversify and expand upon the Eastern Business
Centre’s local economy.
As depicted in Illustration 2 below, the proposed development has been oriented to address the street
(Diamond Street) and makes a positive statement and contributes to the streetscape.
6-10 Diamond Street, COOROY Page 7
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Illustration 2: Perspective Diamond Street - North
Source: Verve Building Design
The proposal features two buildings oriented to Diamond Street with carparking and service vehicle associated
infrastructure at the rear of the site as demonstrated in Illustration 3 below. The western building incorporates
five (5) office units to the ground floor and four (4) small dwelling units above. The residential units are
accessed via a staircase to the rear of the building. The eastern building comprises a single storey convenience
supermarket.
Illustration 3: Site Plan
Source: Verve Building Design
6-10 Diamond Street, COOROY Page 8
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4. Characteristics of Site and Surrounds
Site Characteristics
The land which is subject of this report (i.e. the site) is located at 6, 8 and 10 Diamond Street, Cooroy and is
formally described as Lots 703, 704 and 705 on C5602 as shown on Figure 1 Site Location Plan and Figure 2
Cadastral Plan.
The site comprises a total area of 3,030.8m2 and is described as Lots 703, 704 and 705 on C5602. There are no
existing easements encumbering or benefitting the site.
The northern boundary of the site fronts onto Diamond Street and provides direct access to the site. Additional
access to the site is provided via Diamond Lane at the rear of site. The site is constrained by a sewer line that is
located 22 metres from the eastern boundary. The proposal incorporates a design which has addressed this
constraint.
Three buildings currently occupy the site in addition to hardstand area and ancillary storage structures. The
site has been previously cleared of all native vegetation.
Cooroy Village
Shopping Centre
Cooroy Western
Business Centre Diamond Street
Subject Site
Diamond Lane
Elm Street
Cooroy Train
Station Cooroy Bowls Club
Opal Street
Figure 1: Site Location Map
Source : QLD Globe
Whilst the site is located within the Community Service Zone of the Cooroy and Lake MacDonald locality, the
immediate adjoining properties have been developed for a mixture of shops, services and community facilities.
Whilst it is acknowledged the subject site is zoned as Community Services, the proposal is an appropriate use
in relation to the surrounding development located within the Business Centre Zone.
The site is well connected with major transport infrastructure (Cooroy Train Station) and active transport
facilities within close proximity.
6-10 Diamond Street, COOROY Page 9
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Figure 2: Cadastral Map
Source: QLD Globe
6-10 Diamond Street, COOROY Page 10
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Figure 2: Cadastral Map
Source: QLD Globe
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Page 10
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Past and Existing Uses
The subject site is located within the Community Service Zone. Historically the site was zoned Community
Service as a result of the existing Energex power infrastructure. During the process of the new Noosa planning
scheme, discussions were had in regards to rezoning the subject site to be included within the Business Centre
Zone. The rezoning of the subject site would reflect the surrounding development and provide opportunities
for new uses to better service the community, particularly the residents to the east.
The subject site is serviced by standard community infrastructure including reticulated water supply and
sewerage, telecommunications and electricity, and bitumen roadways.
Surrounding Area Land Uses
As illustrated in Figure 3, the surrounding area of the subject site predominately encompasses a variety of land
uses. These include retail and commercial uses including cafés, restaurants, retail shops, professional offices, a
service station, and community and convenience related uses including laundromat, liquor store, fast food.
The built form of Cooroy’s Eastern Business Centre is of various density, age and character, with a number of
large scale refurbishments taking place within the recent years (Copperhead Brewery).
Adjacent to the subject site at the rear is the Cooroy Bowls Club (Cooroy Sports Hub). The western boundary
adjoins the Cooroy newsagent, and the eastern boundary adjoins a detached residential dwelling. Diamond
Street boarders the northern boundary.
Figure 3: Council Zone Map
Source: Noosa Council
6-10 Diamond Street, COOROY Page 11
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The existing structures on the subject site are in a state of neglect and present a poor outcome for those uses
adjacent to the site at the rear. Illustrated in Photographs 1 and 2 are the street views of the subject site via
Diamond Lane. The proposed mixed-use precinct presents an attractive built form and improved outcome. The
streetscape of Diamond Lane will be enhanced through the provision of a 2 metre wide landscaped setback.
Photograph 1: Diamond Lane – Subject site left, Bowls Club right
Source: Google Maps
Photograph 2: Diamond Lane – Bowls Club right, Subject site left.
Source: Google Maps
6-10 Diamond Street, COOROY Page 12
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5. Background
Pre-lodgement Meeting
A pre-lodgement meeting (PLM18/0026) was undertaken with Noosa Council in relation to the proposal to
understand the opportunities and constraints of the site and determine Council’s support for the development.
A summary of the key items raised by Council and the applicant’s response has been provided below in Table
2:
Table 2: Pre-lodgement Meeting Notes
Issue Applicant’s Response
Whilst it is acknowledged the subject site is zoned as Community Services, the
proposal is an appropriate use in relation to the surrounding development located
within the Business Centre Zone.
Zoning
As such, the proposal presents a reasonable reuse of the land and has addressed the
requirements of the Business Centre Zoning. The proposed residential dwellings
have been designed to comply with the Small Dwelling Unit definition.
A number of architectural features are proposed including decorative balustrading,
Building Design feature face brick facades, horizontal and vertical cladding, window screens, and
clerestory windows.
Diamond Lane
A 2 metre wide landscaped boundary setback along Diamond Lane is proposed.
Dedication
Due to the location of the existing sewer line, the two mature gum trees will be
Existing Trees
removed. 303m2 of landscaping is proposed.
DTMR Approval The proposed development triggers referral to SARA (DTMR).
The proposed design has been revised and vehicular access via Diamond Lane is not
Residential Amenity provided. A pedestrian pathway and line markings for a crossing over Diamond Lane
are proposed.
Vehicle Access & Refer to the Traffic Engineering Assessment Report prepared by BMC Traffic in
Manoeuvring Appendix C.
Stormwater
A Stormwater Water Management Plan will be lodged.
Management Plan
In response to advice sought, the proposed mixed-use development has been
Unity Water Advice redesigned to capture the sewer infrastructure within the carpark and vehicle
access.
Pre-lodgement advice was sought from the Queensland State Department of Development, Manufacturing,
Infrastructure and Planning in regards to the SARA overlay trigger (Development in a State-Controlled Road
Environment). A copy of the advice is enclosed within Appendix C.
Development Application History – Subject Site
Following a review on Council’s Enterprise Mapping System (online) it is noted that the site is not subject to
any current town planning approvals.
6-10 Diamond Street, COOROY Page 13
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Development Application History – Surrounds
The following development application history is relevant to the surrounds:
Table 3: Development Application History
DA Ref No. Location Description Status Submitted Date
MCU - Retail Business Type 2
34 Elm Street, Information
MCU18/0158 Shop & Salon & Multiple Housing 18/09/2018
Cooroy Request
Type 4 Conventional (2 units)
Minor Change to Approval
5 Opal Street, Addition - (indoor entertainment
51995.1611.03 Approved 23/04/2018
Cooroy (new bowling clubhouse and new
green)
11 Opal Street, Change to DA (Multiple housing
MCU16/0117.01 Approved 13/08/2018
Cooroy Type 4 Conventional - 4 units)
50-52 Kauri MCU - Ent & Dining Business Development
MCU16/0082 20/07/2016
Street, Cooroy Type 1 Food & Beverage Permit
The above development application history reveals a trend for redevelopment to the commercial and
detached built form within close proximity of the subject site. The land surrounding the subject site has
predominately redeveloped from detached housing to Commercial/Office and Entertainment uses.
6-10 Diamond Street, COOROY Page 14
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6. Proposed Development Details
Material Change of Use
The proposal seeks approval a Material Change of Use to establish a mixed-use precinct consisting of five (5)
Offices (Business - Type 1), one (1) convenience supermarket (Retail Business Type 2 Shop & Salon), and four
(4) x residential units (Multiple Housing - Type 4).
The subject site is located within the Community Service Zone. Historically the site was zoned Community
Service as a result of the existing Energex power infrastructure. During the process of the new Noosa planning
scheme, discussions were had in regards to rezoning the subject site to be included within the Business Centre
Zone. The rezoning of the subject site would reflect the surrounding development and provide opportunities
for new uses to better service the community, particularly the residents to the east.
As such, the proposal presents a reasonable reuse of the land and has addressed the requirements of the
Business Centre Zoning. The proposed residential dwellings have been designed to comply with the Small
Dwelling Unit definition.
The intention of the development is to offer a quality mixed-use precinct to serve the growing needs of the
Cooroy and Hinterland community. The site is well located within close proximity to Cooroy’s Village Shopping
Centre and Western Business Centre. The development will diversify the office, accommodation and
convenience choices available for Cooroy residents and visitors, particularly those located on the eastern side
of the rail line.
The proposed development comprises the following as detailed in Table 4 below:
Table 4: Proposed Development Details
Planning Scheme
Planning Scheme Requirements Proposed Condition
Criteria
Business Centre Zone = 100 persons/hectare
4 x 2-bedroom units = 9.6
Population Density Site are = 3,030.8m2 ✓
persons
Permitted = 30.3 persons on site
GFA for Multiple Housing Type 4 component =
Gross Floor Area / Residential GFA = 320m2
4,000m2. ✓
Plot Ratio Commercial GFA = 697m2
Plot ratio for Business Centre = 1,909m2 GFA
10% of site area
Minimum dimensions—
a) Frontage— average width of 2m with exceptions to
the following streets:
303m2 (10%)
i) Poinciana Ave, Tewantin— 0.0m; and
Landscaping ii) Emerald St, Maple St and Diamond St, Cooroy— ✓
Frontage = min. 0.6mtr
0.0m; and
Rear = min 2.0 mtr
iii) David Low Way and Lanyana Way, Noosa Heads—
0.0m; and
b) Side boundaries—3m width along all boundaries that
adjoin land in a residential zone.
Minimum 12 degrees
Roof Form Minimum 600mm eaves to at least 75% of the Eaves of 650-750mm ✓
perimeter of building
Boundary Setbacks
Front No setback required (Business Centre) Minimum 600mm ✓
Back No setback required (Business Centre) Minimum 2 metres ✓
Built to boundary /
East Side 3 metres (Business Centre) X/✓
approx. 700mm
Built to boundary /
West Side No setback required (Business Centre) ✓
approx. 1 metre
6-10 Diamond Street, COOROY Page 15
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Building Height 8 metres 7.38 metres ✓
Carparking 43.6 carparking spaces 44 carparking spaces ✓
The proposed development represents a high-quality design which appropriately responds to local character,
environment and amenity considerations. The proposed building massing and composition is consistent with
surrounding development.
The proposed palette consists of robust materials and finishes that have been carefully selected with
consideration to the elements of the environment. As depicted in Illustration 4 below the proposal
incorporates an architectural design which is reflective of the site’s country setting and presents a modern,
elegant and attractive built form.
Illustration 4: Pedestrian Perspective
Source: Verve Building Design
The overall design style is evocation of Queensland style architecture, featuring pitched roofs, eaves, balconies
and large doors and windows. The residential units present light, natural and transparent living environments
allowing residents to take to advantage of the subtropical setting.
Drawing 18043-DA02 prepared by Verve Building Design (Appendix A) break down the proposed development
as (Table 5):
6-10 Diamond Street, COOROY Page 16
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Table 5: Proposed Development Configuration
Retail Use GFA Commercial GFA Residential Use GFA
Office 1 (T2) 71m2 Unit 1 80m2
Office 2 (T3) 71m2 Unit 2 80m2
Convenience supermarket
380m2 Office 3 (T4) 61m2 Unit 3 80m2
(T1)
Office 4 (T5) 57m2
Unit 4 80m2
Office 5 (T6) 57m2
Total 380m2 Total 317m2 Total 320m2
Boundary Setbacks
The subject site forms part of a mixed residential and business area and provides a transition between theses
uses and adjoining residential uses. The Strategic Framework supports a mix of residential and non-residential
uses where those uses do not impact on the amenity of adjoining uses.
During the process of the new Noosa planning scheme, discussions were had in regards to rezoning the site
and surrounding lands to be included within the Business Centre Zone. The rezoning of the subject site would
reflect the surrounding development and provide opportunities for new uses to better service the community,
particularly the residents to the east.
As such the proposed mixed-use precinct has been designed with consideration to the prescribed boundary
setbacks for the Business Centre Zone.
Table 1-1 within Schedule 1 - Minimum Boundary Setbacks states the standard minimum setbacks for Business
Centre Zone. The prescribed and proposed boundary setbacks are presented in Table 6 below.
Table 6: Prescribed and Proposed Boundary Setbacks
Boundary Setback Business Centre Zone Proposed Development
Front (Diamond Street) No setback required (Business Centre) Minimum 600mm
Back (Diamond Lane) No setback required (Business Centre) Minimum 2 metres
East Side (Cooroy Vet) 3 metres (Business Centre) Built to boundary / approx. 700mm
West Side
No setback required (Business Centre) Built to boundary / approx. 1 metre
(Newsagency)
As indicated in the above table, the proposal is seeking a relaxation of the eastern boundary setback. The land
adjacent to the subject site on the east is zoned as Detached Housing. However, for in excess of 20 years the
Cooroy Veterinary Clinic has been operating from this site (Lot 706 on C5602).
Giving consideration to the foreseeable rezoning of the subject site with the finalisation of the New Noosa Plan
and with regards to the existing neighbouring commercial uses, the proposed setback relaxation will not result
in any significant adverse impacts on the amenity enjoyed by the surrounding land uses.
Additionally, a 2 metre landscaped setback to the rear of the site is proposed, along with statement
landscaping treatments to create an inviting entry to the development.
6-10 Diamond Street, COOROY Page 17
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Landscaping
In regards to landscaping requirements, advice was sought from Noosa Council. Council officers advised that a
minimum of 10% of the site area was required to be landscaped. Demonstrated within drawing 18043-DA02
and Table 3, 303m2 of landscaping has been achieved.
The proposed design incorporates varied landscaping treatments to create a lush, sub-tropical and inviting
environment for residents, visitors and staff. Established and dense plantings will be used to boarder the site
and act as visual and acoustic barriers. Internal soft and hard landscaping has been varied to create unique
spaces within the development.
Carparking and Traffic Engineering
Recognising the subject site fronts and gains access from the State‐controlled road network, preliminary advice
was sought from the Department of Transport and Main Roads (DTMR). That advice, which was provided on 30
July 2018, included the following:
• Access to Diamond Street would be considered, if the access was designed to physically restrict right
turn movements.
• There are no land dedication requirements for the site and no current planning available.
• A 3% per annum traffic growth rate is appropriate.
• A traffic impact assessment is required, to be signed and certified by an RPEQ.
It is important to note that since the time of DTMR’s advice, preliminary planning for signalisation of the
Diamond Street/Elm Street intersection has been released for public consultation.
BMC Traffic has conducted a Traffic Engineering Assessment Report (Appendix C) for the proposed mixed-use
development. The report has assessed and analysed the proposal and has outlined the following conclusions:
• The car parking requirement for the development is 44 car parking spaces.
• The proposed parking supply of 44 car plus 4 motorcycle parking spaces meets the site’s parking
requirement.
• The site is expected to generate some 70 vehicle trips in the road network peak hours.
• Assessment of the traffic impacts of the development at the Diamond Street / Elm Street intersection is
outlined in this report. This analysis indicates that upgrade of this intersection is required, irrespective
of development on this site, within the 10‐year design horizon.
• The currently planned signalisation of the Diamond Street / Elm Street intersection has been modelled
for traffic volumes at the 10‐year design horizon. This assessment shows that the development has a
minor impact, on the non‐critical approach. As such, contribution to the signalisation or further
upgrade works are not suggested.
• The car parking layout generally meets the requirements of the Australian Standard, as outlined in this
report.
• The vehicle crossover provides left‐in / left‐out access to the development.
• Appropriate on‐site servicing is proposed, with swept path assessments demonstrating access of Heavy
Rigid Vehicles and Medium Rigid Vehicles, with a dedicated Small Rigid Vehicle bay.
• Pedestrian connectivity is achieved to both Diamond Street and Diamond Lane.
• Bicycle parking will be provided at the Diamond Street frontage.
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Table 14-51 within the Driveways and Carparking Code prescribes the minimum vehicle parking requirements
for a the proposed mixed-used development. The prescribed minimum carparking requirements are detailed in
Table 7. The provision of the following carparking infrastructure is proposed on site:
• Person with disability = 1
• Unit carparks = 4
• Guest/Staff parks = 40
• Service Vehicle = 1
Table 7: Carparking Requirements
Code Requirement Planning Scheme Criteria Carparking Requirement
1 space per 20m2, or part thereof, of use area;
Commercial Business— OR
317m2 = 15.9 carparking spaces
Type 1 Office 1 space per 2 employees whichever is the greater.
A minimum of 4 spaces are provided
1 space per 20m2, or part thereof, of use area for areas
up to 100m2 (excluding outdoor dining area);
AND
Retail Business - Type 2 1 space per 15m2 or part thereof of use area for areas in
380m2 = 23.7 carparking spaces
Shop and salon excess of 100m2 (excluding outdoor dining area);
AND
1 space per 10m2 or part thereof of any outdoor dining
area on the property
For small dwelling units within the Business Centre Zone
Multiple Housing—
or Shire Business Centre Zone—1 space per dwelling unit 4 x carparking spaces
Type 4 Conventional
(this is also a maximum);
Total Carparking Spaces Required 43.6 carparking spaces
Total Carparking Spaces Provided 44 carparking spaces
As demonstrated in Table 6, sufficient carparking infrastructure is provided to service the proposed mixed-use
precinct.
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7. State Planning Interests
South East Queensland Regional Plan
The subject site is located within the Urban Footprint Area as determined by the South East Queensland
Regional Plan (Figure 4).
Figure 4: SEQ Regional Plan Land Use Category Map
Source: DSDIP online DA mapping
State Planning Policy
A new State Planning Policy (SPP) was introduced on 3rd July 2017 and defines the Queensland
Government’s policies about 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 there is a discrepancy between a local planning scheme and a state planning policy, then what is
outlined in the state planning policy overrides the planning scheme. The Noosa Plan does not reflect the SPP
and assessment against the SPP is required. The State interest policies and assessment benchmarks in Part E of
the State Planning Policy are addressed below in Table 8.
Table 8: State Planning Interests
State Interest Policies and Assessment Benchmarks
Liveable communities and housing The proposal is for a mixed-use precinct which includes residential, business
and retail uses. The proposal includes four above shop residential units
i) Housing supply and diversity
providing the community with an alternative housing built-form.
ii) Liveable communities
The subject site is within close proximity to public transport options and
community, retail and dining amenities – creating a livable, walkable
community. As illustrated in the Architectural Plans (Appendix A) the
proposal includes a climate responsive design incorporating large windows,
balconies and eaves. The units are appropriately sited and oriented to take
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advantage of the site’s locational qualities.
Economic Growth The proposal represents a diversification and expansion of Cooroy’s economy.
The proposal represents an appropriate mix of residential, retail and
i) Agriculture commercial uses in response to the diverse needs of the community.
ii) Development and construction
iii) Mining and extractive resources
The mixed-use development is located in an urban area and does not
iv) Tourism
negatively impact on agricultural, mining, or tourism development
opportunities.
Environment and Heritage The site is not located within biodiversity, coastal environment, or cultural
heritage overlays.
i) Biodiversity
The site has previously been cleared of all vegetation of significance and is
ii) Coastal Environment located within a business/retail urban area.
iii) Cultural heritage A Stormwater Water Management Plan will be lodged in response to
iv) Water quality
Council’s Information Request as will address the benchmarks for the Water
Quality overlay.
The proposal will not adversely impact upon or alter the existing stormwater
quality or the locality’s hydrology.
Safety and Resilience to Hazards The site is not located within any hazards areas. Additionally, these issues are
addressed in the local government flood mapping area and Natural Hazard
i) Emissions and hazardous Overlay Code.
activities
ii) Natural hazards, risk and
resilience
Infrastructure The proposed mixed-use development will connect to the existing
infrastructure including Council’s reticulated water, electricity, and sewer
i) Energy and water supply supply.
ii) Infrastructure integration
The proposal will not compromise or intrude upon any strategic
iii) Transport infrastructure
infrastructure.
iv) Strategic airports and aviation
facilities
v) Strategic ports
State Development Assessment Provisions
The State Development Assessment Provisions (SDAP) set out the matters of interest to the state for
development assessment, where the State Assessment and Referral Agency (SARA) is responsible for assessing
or deciding development applications as assessment manager or as a referral agency. The Development
Assessment Mapping System (DAMS) identifies the Area within 25 metres of a State Transport Corridor (Figure
5) and State-Controlled Road Intersection (Figure 6) overlays as being applicable to the subject site.
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State Code 1: Development in a State-Controlled Road Environment
Under the State Development Assessment Provisions the development is to be assessed against Table 1.2.1 of
the State Code 1: Development in a State-Controlled Road Environment. The proposed development has been
assessed against this code, refer to Appendix B and Appendix C within the Traffic Engineering Assessment
Report (Appendix C) prepared by BMC Traffic.
Pre-lodgement advice was sought from the Queensland State Department of Development, Manufacturing,
Infrastructure and Planning in regards to this overlay trigger. A copy of the advice received 24th December 2018
(ref 1807-6288 SPL) is enclosed within Appendix C.
Figure 5: State Transport Corridor Overlay Map
Source: DSDIP online DA mapping
Figure 6: State Controlled Road Intersection Map
Source: DSDIP online DA mapping
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8. Noosa Plan Considerations
Desired Environmental Outcomes – Noosa Plan 2017
The strategic framework sets the policy direction for the planning scheme and forms the basis for ensuring
appropriate development occurs within the Noosa region. The following extracts have been taken from the
Desired Environmental Outcomes and apply to development within the Shire. These high level, strategic
outcomes can be utilised in conjunction with the planning material to present a sound case to Council which
demonstrates that the proposed development meets the planned outcomes for the locality.
b) COMMERCIAL & RETAIL USES
A hierarchy of centres with a range of Commercial and Retail business uses provide suitable levels of amenity,
service and access to the community, consistent with the community’s location and needs by—
x) commercial and retail facilities recognising and reflecting the natural character and
environmental values of Noosa Shire to assist in achieving sustainable economic and
employment growth across a range of industry sectors;
xi) uses that comprise a large component of Commercial and Retail business uses or other non-
industrial uses not locating on land that is otherwise intended for industrial business uses
xiii) new development having a high level of streetscape character and building design that is at a
human scale, integrated with the surrounding built form and landscape features, has visual
relationships between indoor and outdoor spaces and contributes to an informal atmosphere
and low speed traffic environment;
Comment: The proposed mixed-use precinct is located on a site that is appropriate for the use and is
consistent with surrounding uses. The proposal does not negatively impact upon the established retail
hierarchy and is consistent with the nature, scale and type of uses envisaged in the location. The proposed
architectural and landscaping designs are suitable for the location and positively contribute to the visual
amenity and streetscape of Diamond Street.
Whilst the mixed-use precinct use is identified as an inconsistent use in the Community Services Zone, the
proposal presents a reasonable reuse of the land and is reflective of the surrounding development. Historically
the site was zoned Community Service as a result of the existing Energex power infrastructure. During the
process of the new Noosa planning scheme, discussions were had in regards to rezoning the subject site to be
included within the Business Centre Zone. The rezoning of the subject site would reflect the surrounding
development and provide opportunities for new uses to better service the community, particularly the
residents to the east. The proposal addresses the requirements of the Business Centre Zoning.
In all, the proposal is considered compatible development. For the reasons above, it is our view that the
proposal does not impact on the hierarchy of centres and furthermore, it is appropriate in light of the relevant
planning scheme Desired Environmental Outcome.
j) RESIDENTIAL USES
Urban and rural settlement for residential use is contained within the defined urban growth boundaries shown
on zoning maps ZM1- ZM9 by -
i) development being within the planned capacity for roads, community services and
infrastructure for the particular locality;
ii) providing Noosa Shire’s population access to a broad range of safe, secure and affordable
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housing that specifically caters for the current and projected demographic, economic and social
profile of the community;
iii) development being consistent with the character and amenity of the particular locality;
iv) development considering the landform, natural environmental and climatic conditions of the
locality;
v) employing water conserving design principles;
vi) being conveniently located with access to urban services employment and infrastructure;
vii) being suitably separated from incompatible land uses;
viii) residential environments maintaining the values identified in the Community Vision;
xi) development upholding the quality lifestyle and amenity sought by residents of Noosa Shire
with consideration given to density, noise, accessibility to community services and
infrastructure, security, traffic and aesthetics;
xiv) responding to the changing housing needs of the community, including changing
demographics, changing composition of households, ageing and in-migration, whilst not
impacting on the amenity of residential neighbourhoods or environmental values;
xv) urban and rural settlements not only satisfying the needs and aspirations of residents, but in
many cases also meeting requirements of visitors; and
xvi) making provision for, and coordinating the delivery of, infrastructure to support population
growth resulting from residential development including water, sewerage, community services,
roads and the like.
Comment: The proposal includes four above shop residential units providing the community with an
alternative housing built-form. The subject site is within close proximity to public transport options and
community, retail and dining amenities – creating a well-serviced livable, walkable community. As illustrated in
the Architectural Plans (Appendix A) the proposal includes a climate responsive design incorporating large
windows, balconies and eaves.
The units are appropriately sited and oriented to take advantage of the site’s locational qualities. The proposal
incorporates an architectural design which is reflective of the site’s subtropical setting and presents a modern
country built form. The design palette consists of robust materials and finishes that have been carefully
selected with consideration to the elements of the environment.
For the reasons above, it is our view that the proposed four (4) Small Dwelling Units (shop-top units) are an
appropriate housing option in light of the relevant planning scheme Desired Environmental Outcome.
Overall Outcomes for Locality and Zone
The following extracts are taken from the Cooroy and Lake Macdonald Code in Part 6 of the Noosa Plan 2018
and state the relevant overall outcomes for the Cooroy and Lake Macdonald Locality.
6.7.2 Overall outcomes for the Cooroy and Lake Macdonald Locality
(a) New uses and works are located, designed and managed to—
i) be compatible with other uses and works;
ii) maintain the safety of people and works;
iii) avoid significant adverse impacts on the amenity enjoyed by users of other premises,
including acoustic and visual qualities; and
iii) avoid significant adverse effects on the natural environment;
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(b) The Cooroy and Lake Macdonald Locality supports a growing urban and rural settlement of
permanent residents;
(g) Cooroy retains its role as the major business centre for Noosa’s hinterland area;
(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
awnings that address the street and provide pedestrians with sheltered areas to meet
and talk;
iii) a pedestrian scale, with some buildings having a grander scale befitting their original
uses as banks or public buildings.
iv) pedestrian access ways between the buildings;
v) outdoor dining between the shopfronts and the roadway;
(o) A high level of residential amenity, built upon the local rural industries, environmental values,
outdoor recreation opportunities, built heritage, artistic talent, social networks and family
values is maintained;
(q) The urban community is predominantly accommodated in detached housing, although areas
close to Cooroy centre support semi-attached and attached residential development and other
properties in Cooroy township contain aged-care housing;
(r) The traditional built form of Cooroy is retained and new development complements traditional
streetscape and building forms;
(v) Cooroy services much of the hinterland of Noosa providing low to medium order goods and
some higher order goods and services such as vehicle sales, rural supplies, community, medical,
and educational facilities as well as specialty items such as handmade furniture;
(x) The town of Cooroy provides a range of community services, schools, medical facilities, sporting
and recreational facilities, which service the hinterland and beyond;
Comment: The proposed development complies with the relevant overall outcomes and zoning vision as
directed in the Noosa Plan 2018 for the Cooroy and Lake Macdonald locality and Business Centre Zone.
The proposed development is of a scale which is responsive to the local vernacular and country context of the
Cooroy locality. The development addresses the overall outcomes and zoning vision as directed in the Noosa
Plan 2018. The Strategic Framework supports a mix of residential and non-residential uses where those uses
do not impact on the amenity of adjoining uses, and these uses contribute to the walkability of the
neighbourhood.
The subject site forms part of a mixed residential and business area and provides a transition between theses
uses and adjoining residential uses. Given the above considerations for the strategic framework, particularly
for this location, the proposed use is consistent with the nature, scale and type of uses envisaged in this
location.
The proposed palette consists of robust materials and finishes that have been carefully selected with
consideration to the elements to ensure the longevity of the development’s streetscape appeal. The proposal
incorporates an architectural design which is reflective of the site’s setting and presents a modern, elegant and
attractive mixed-use precinct development. The design comprises of articulated, fine grain Sunshine Coast
architectural language and draws reference to the look and feel of the surrounding built form.
Vertical and horizontal architectural articulation has been integrated with extensive landscaping treatments to
create a built form that presents well to Diamond Street and enhances the streetscape character. The
incorporation of brick, timber cladding and tin materials are a reflection of the Cooroy locality and country
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context.
Land Use Definition
The proposed mixed-use development has been defined under the Noosa Plan 2018 as;
Primary Use: Business Uses
Use Class: Retail Business
Use: Type 2 Shop & Salon
Retail business means the conduct of a business activity, where goods or services are displayed or
offered for sale to the public. The term includes the following types:
Type 2 Shop & salon T- The use of premises for an activity that is generally found in a shopping
complex, strip or centre. The use includes a shop, hairdressing salon, appliance repairs, alterations, dry
cleaning and a café with dining facilities for up to 10 people.
Primary Use: Business Uses
Use Class: Commercial Business
Use: Type 1 Office
Commercial business means the conduct of a business activity, where a service is offered or provided
and that service is not more clearly defined by other business or community uses. The term includes the
following types:
Type 1 Office - The use of premises for a commercial business conducted in an office environment. The
use includes a bank, professional office, travel agent, and estate sales office.
Primary Use: Residential Use
Use Class: Multiple Housing
Use: Type 4 Conventional
Multiple housing means the use of premises for two or more dwelling units or accommodation units as
the case may be, occupied by permanent or semi-permanent residents, where the occupants may share
common facilities on the site. The term includes the following types
Type 4 Conventional - Means the use of premises for dwelling units that do not fall within Multiple
housing Types 2, 3, or 5. The use includes units, townhouses, flats, apartments, villas and small dwelling
units.
Comment: The proposed development is consistent with the above definitions.
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Zoning
As illustrated in Figure 3 in Section 4 of this report, the subject site is zoned as Community Services. The zoning
of the site as determined by the Noosa Plan 2006 is reflective of the then existing Energex building and related
infrastructure. The following is an extract from the Pre-lodgement Meeting Notes (PLM18/0026):
ADVICE & INFORMATION
1. The proposed shop & salon (convenience store), entertainment and dining business and commercial
business type 1 are inconsistent in the Community Services zone.
2. Commercial businesses 2 and 3 are consistent uses.
3. It was discussed that multiple housing type 4 (shop top dwellings) may be incorporated, in which
case are inconsistent.
4. Notwithstanding the above comments, the existing Community Services zone reflects the previous
infrastructure use of the site. The proposed development (after addressing any issues raised) is
generally a reasonable reuse of the site. Should multiple dwellings type 4 be proposed, they should
meet the provisions of small dwelling units of The Noosa Plan.
Level of Assessment
In accordance with the Assessment Table 6.17 for the Community Services Zone in the Cooroy and Lake
Macdonald Locality, the proposed use mixed-use precinct (Commercial Business – Type 1 Office, Retail
Business – Type 2 Shop & Salon and Multiple Housing – Type 4 Conventional) is subject to Impact
Assessment.
Applicable Development and Overlay Codes
The following Development and Overlay Codes are applicable to the proposed development:
• Cooroy & Lake Macdonald Locality Code (Appendix B);
• Business Uses Code (Appendix B);
• Residential Uses Code (Appendix B);
• Landscaping Code;
• Driveways and Carparking Code (Appendix B);
• Earthworks Code;
• Erosion and Sediment Control Code;
• Existing Services Code;
• Transport, Roads and Drainage Code;
• Waste Management Code; and
• Water Sensitive Design Code.
Comment: The proposed development has been assessed against the above applicable development and
overlay codes. Refer to the Code Assessment within Appendix B for the assessment tables of the nominated
codes above. Where probable solutions are not met, an alternative solution demonstrating compliance with
the specific outcome is provided below, including sufficient planning grounds to justify the conflicts with the
probable solutions.
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Cooroy and Lake Macdonald Locality Code
Comment: The proposal has been assessed against and is consistent with all of the relevant specific outcomes
outlined in the following tables within the Cooroy and Lake Macdonald Locality Code. Refer to the assessment
tables within Appendix B of this report;
• Table 6.12 Specific Outcomes for the Cooroy & Lake Macdonald Locality, and
• Table 6.16 Specific Outcomes and Probable Solutions for the Business Centre Zone.
Whilst it is acknowledged the subject site is zoned as Community Services, the proposal is an appropriate use
in relation to the surrounding development located within the Business Centre Zone. Historically the site was
zoned Community Service as a result of the existing Energex power infrastructure. During the process of the
new Noosa planning scheme, discussions were had in regards to rezoning the subject site to be included within
the Business Centre Zone. The rezoning of the subject site would reflect the surrounding development and
provide opportunities for new uses to better service the community, particularly the residents to the east.
As such, the proposal presents a reasonable reuse of the land and therefore assessment against the prescribed
outcomes for the Business Centre Zoning has been undertaken.
The proposed design palette consists of robust materials and finishes that have been carefully selected with
consideration to the elements of the environment. The architectural design of the precinct is reflective of the
site’s country setting and presents a modern, elegant and attractive built form. The proposed design comprises
of articulated, fine grain Sunshine Coast architectural language and draws reference to the look and feel of the
surrounding built form. Extensive architectural and landscaping treatments have been incorporated to create a
built form that presents well to the street and enhances the Diamond streetscape character.
The materials chosen represent a mixture of lightweight and textured materials. External cladding and
colourbond roofing deliver striking horizontal and vertical design elements. Feature face brick facades, cladding
and concrete render provide a variety of textured finishes.
On the lower level of the western pavilion large glass windows create light filled and welcoming offices.
Clerestory windows to the above dwelling units create light, natural and transparent living environments for
residents.
Business Uses Code
Comment: The proposal has been assessed against and is consistent with all of the relevant specific outcomes
outlined in the following tables within the Business Uses Code. Refer to the assessment tables within Appendix
B of this report;
• Table 14.8 Specific Outcomes and Probable Solutions for all Business Uses, and
• Table 14.10 Specific Outcomes and Probable Solutions for Entertainment & Dining Business or Retail
Business Types 1 or 2.
The proposed use is consistent with the developed character of the locality and is sited on land that is suitable
for a mixed-use precinct. The site is well located within close proximity to Cooroy’s Village Shopping Centre
and Western Business Centre. The development will diversify the office, accommodation and convenience
choices available for Cooroy residents and visitors, particularly those located on the eastern side of the rail
line.
There will be little disturbance to the environment as water run-off is captured and treated on site via
landscaping treatments. Standard water, sewer, electricity and telecommunication connections have been
provided to the subject site.
Sufficient carparking is provided on-site to accommodate staff, delivery and waste vehicles, clientele and
residents. Suitable day and night safety and security measures are provided through means of signage and
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lighting.
The layout of the precinct results in unrestricted vehicle and pedestrian access to and egress from the site and
adjacent uses.
Residential Uses Code
Comment: The proposal has been assessed against and is consistent with all of the relevant specific outcomes
outlined in the following tables within the Residential Uses Code. Refer to the assessment tables within
Appendix B of this report;
• Table 14.24 Specific Outcomes and Probable Solutions for all Residential Uses, and
• Table 14.26 Specific Outcomes and Probable Solutions for Multiple housing Type 4 – Conventional.
The proposal presents a housing option in a well-serviced location, within close proximity to services and
amenities. The office and convenience supermarket uses diversify and expand upon the Eastern Business
Centre’s local economy.
The overall design style is evocation of modern Queensland architecture, featuring pitched roofs, eaves,
balconies, clerestory windows, and large doors and windows. The residential units present light, natural and
transparent living environments allowing residents to take to advantage of the subtropical setting.
Landscaping Code
Comment: In regards to landscaping requirements advice was sought from Noosa Council. Council officers
advised that a minimum of 10% of the site area was required to be landscaped. Demonstrated within drawing
18043-DA02 and Table 3, 303m2 of landscaping has been achieved.
Indicative streetscape and rear landscaping treatments are illustrated in drawing 18043-DA05. Landscaping
plans which detail species, quantity and size of plantings will be provided to Council with the submission of the
Operational Works application.
The proposed design incorporates varied landscaping treatments to create a lush, sub-tropical and inviting
environment for residents, visitors and staff. Established and dense plantings will be used to boarder the site
and act as visual and acoustic barriers. Internal soft and hard landscaping has been varied to create unique
spaces within the development.
Driveways and Carparking Code
Comment: The proposed mixed-use precinct has been assessed against the relevant Specific Outcomes and
Probable Solutions prescribed within Tables 14.49, 14.50 and 14.51 of the Driveways and Carparking Code
within Appendix B. The proposed complies with the required carparking spaces as evidenced in Table 5.
BMC Traffic has conducted a Traffic Engineering Assessment Report (Appendix C) for the proposed mixed-use
development. The report has assessed and analysed the proposal. Presented in Section 6 of this report are the
extracted conclusions of the report.
Earthworks Code
Comment: The following Operational Works application will detail how the development will comply with the
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Probable Solutions as described in the Earthworks Code Table 14.52.
Erosion and Sediment Control Code
Comment: The Operations Works application which is to follow this Material Change in Use application will
detail how the development will comply with the Probable Solutions as described in the Erosion and Sediment
Control Code Table 14.53. Best practice measures will be incorporated during construction phase to ensure any
potential off-site environmental impacts are mitigated.
Existing Services Code
Comment: The proposed development has been assessed against the Probable Solutions listed in Table 14.54
of the Existing Services Code. The proposed development is not within close proximity to Council’s trunk
infrastructure and will connect to standard reticulated water, electricity, and sewer supplies.
Transport, Roads and Drainage Code
Comment: The proposed development complies with the Probable Solutions of the Transport, Roads and
Drainage Code where relevant.
BMC Traffic has conducted a Traffic Engineering Assessment Report (Appendix C) for the proposed mixed-use
development. The report has assessed and analysed the proposal. Presented in Section 6 of this report are the
extracted conclusions of the report.
The Operations Works application which is to follow this application will detail how the development will
comply with the Probable Solutions concerning drainage as described in Tables 14.58 and 14.59.
Waste Management Code
Comment: The proposed development complies with the relevant Probable Solutions detailed in Table 14.60
of the Waste Management Drainage Code.
Sufficient carparking is provided on-site to accommodate the storage and removable of waste. The proposal
has been assessed against the requirement of Planning Scheme Policy 09 —Waste Management below.
Water Sensitive Design Code
Comment: The proposed development complies with the relevant Probable Solutions detailed in Table 14.61
of the Water Sensitive Design Code. On site water run-off will be captured and treated on site via the
landscaped features. Suitable plant species will be utilised in order to reduce water consumption.
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Relevant Planning Scheme Policies
The planning scheme policies applicable to the proposed use are Policy 03 — Landscaping Plants and
Guidelines and Policy 09 —Waste Management.
The proposal has been assessed against the matters for consideration as detailed in Policy 03. Indicative
landscaping treatments are illustrated in drawing 18043-DA03 prepared by Verve Building Design. Landscaping
plans which detail species, quantity and size of plantings will be provided to Council with the submission of the
Operational Works application.
The proposed landscaping features statement and lush plantings suitable for the location. The plantings have
been designed to create an inviting entry to the development. The proposed landscaping treatments will result
in an enhanced landscaping outcome which positively contributes to the visual amenity and streetscape
character of Diamond Street and Diamond Lane.
The proposal has been assessed against the matters for consideration as detailed in Policy 09. As detailed
within drawing 18043-DA02, storage for eight (8) 240ltr waste storage bins are provided adjacent to the
residential units’ reserved car parking area. Adequate area is dedicated to the storage and management of
waste generated by the commercial tenancies (convenience supermarket and offices). This area is located on
the eastern boundary and is screened from adjoining land uses and visitors to the development.
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9. Conclusions
This report is written on behalf of Heritage Motel Investments Pty Ltd who seek to obtain a development
permit for a Material Change of Use and Reconfiguration of a Lot to establish a mixed-use precinct situated at
6, 8 and 10 Diamond Street, Cooroy.
This planning report demonstrates that the proposed mixed-use precinct is permitted under the Planning Act
2016 and Noosa Plan 2018. A Material Change of Use of Premises for five (5) Offices (Business - Type 1), one
(1) convenience supermarket (Retail Business Type 2 Shop & Salon), and four (4) x residential units (Multiple
Housing - Type 4) located on Lots 703, 704 and 705 on C5602 is Assessable Development requiring Impact
Assessment within the Community Services Zone of the Cooroy and Lake Macdonald Locality.
The report demonstrates the proposed mixed-use precinct represents an appropriate outcome that is
consistent with the strategic framework and local planning provisions. The proposal is an effective reuse of the
site.
The proposal can be supported on a number of grounds which include:
• The development is consistent with the Noosa Plan 2018 Strategic Framework and the overall intent
for the Business Centre Zone;
• The proposal is consistent with the nature, scale and type of uses envisaged in the location.
• The proposed mixed-use precinct is located on a site that is appropriate for the use and is compatible
with surrounding uses.
• The site is well located to existing pedestrian, cycle and public transport routes;
• Sufficient car parking is provided; and
• The site is well located to existing pedestrian, cycle and public transport routes;
It is recommended that this application for Development Permit for a Material Change of Use and
Reconfiguration of a Lot for five (5) Offices (Business - Type 1), one (1) convenience supermarket (Retail
Business Type 2 Shop & Salon), and four (4) x residential units (Multiple Housing - Type 4) at 6, 8 and 10
Diamond Street, Cooroy be approved subject to reasonable and relevant conditions.
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