PM Submission - Nicole Noonan - MCU25/0118

                     3) Building Bulk and Density Inconsistent With Local Character

                     A) Overlooking and Privacy

                     Figure 5 of the TPR indicates a semi-underground carpark, and the report states the full 8
                     m building height will be used. On this sloping site, upper-level units will likely overlook
                     the windows and backyards of nearby Dianella Court properties. Privacy screening would
                     be required to protect existing residents.

                     D) Apparent Three-Storey Form

                     The building appears effectively three storeys high when viewed from the new
                     road/driveway (TPR Figure 5) and from Wilgee Court. This contradicts Council’s Noosa
                     Plan Performance Outcome PO17 for Cooroy.

                     Key issues:

                     ⚫     The proposed buildings are inconsistent with the existing low-density residential
                           character and the surrounding open space and cemetery.
                     ⚫     The development would visually dominate the area and significantly diminish
                           neighbourhood amenity.
                     ⚫     The elevation and semi-underground parking create a visual effect equivalent to a
                           three-storey structure.
                     ⚫     The proposal does not “maintain and reflect the form and scale of development in
                           Cooroy as a modern country town.” Cooroy has historically preserved its traditional
                           rural character.
                     ⚫     Noosa’s Housing Choice strategy intends for diverse housing to be dispersed
                           throughout the urban area, not concentrated in visually intrusive clusters.



                     4) Negative Impacts on the Cemetery

                     There has been no explanation as to how Council determined this land is “surplus” to
                     cemetery needs. With an ageing population and limited cemetery capacity across the
                     shire, where will additional burial space be provided if Lots 1, 2, and 3 are developed?

                     Remediation works have already reduced the cemetery’s sense of enclosure, privacy, and
                     tranquillity. These impacts will worsen if a public housing complex is built directly
                     beside it.



                     5) Inadequate Stormwater Capacity and Increased Flooding Risk




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Document Set ID: 24329290
Version: 1, Version Date: 24/11/2025