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Town Planning Report
DEVELOPMENT ASSESSMENT REPORT
COMBINED DEVELOPMENT APPLICATION FOR DEVELOPMENT PERMIT FOR
MATERIAL CHANGE OF USE (INDUSTRIAL BUSINESS – TYPE 2 PRODUCTION,
ALTERATION, REPACKAGING AND REPAIRING), RECONFIGURING A LOT (ACCESS
EASEMENTS) AND OPERATIONAL WORK (ENGINEERING WORKS AND
LANDSCAPING)
5, 12 AND 18 TAYLOR COURT, COOROY
LOTS 2 AND 5 ON SP197517 AND LOT 1 ON SP235189
File Number: 17686 July 2018
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Page 2
PROJECT URBAN – 17686 July 2018
DOCUMENT INFORMATION
Project number: 17686
Report prepared for: Hass Holdings Pty Ltd (A.C.N. 151 952 653) as Trustee
DOCUMENT CONTROL
Revision # Date Prepared by Reviewed by Authorised by
Draft 19/03/2018 Tiani Boulton John McKennariey John McKennariey
Final 25/07/2018 Tiani Boulton John McKennariey John McKennariey
COMPANY DETAILS
Project Urban Pty Ltd
Suite 1 Corner Surf Road & Gardak Street
ALEXANDRA HEADLAND QLD 4572
Tel: 07 5443 2844
Email: [email protected]
Disclaimer Statement
Project Urban Pty Ltd retains ownership and copyright of the contents of this document including drawings, plans, figures and other work
produced by Project Urban Pty Ltd. This document is not to be reproduced in full or any part, unless separately approved by Project Urban Pty
Ltd. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or rely on this document.
This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and
conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your
professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.
Development Assessment Report Page 2 of 27
Material Change of Use, Reconfiguring a Lot, Operational Work
5, 12 and 18 Taylor Court, Cooroy
Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018
TABLE OF CONTENTS
1.0 APPLICATION SUMMARY.................................................................................................... 4
2.0 INTRODUCTION ................................................................................................................. 6
3.0 SITE DESCRIPTION .............................................................................................................. 7
3.1 SUBJECT SITE ................................................................................................................................................ 7
3.2 SURROUNDING LAND USES ...................................................................................................................... 8
4.0 PROPOSED DEVELOPMENT ................................................................................................. 9
4.1 MATERIAL CHANGE OF USE ....................................................................................................................... 9
4.2 RECONFIGURING A LOT ........................................................................................................................... 10
4.3 OPERATIONAL WORK ............................................................................................................................... 10
5.0 SUPPORTING DOCUMENTATION ...................................................................................... 11
5.1 SURVEY........................................................................................................................................................ 11
5.2 ARCHITECTURAL ........................................................................................................................................ 11
5.3 LANDSCAPE ................................................................................................................................................ 11
5.4 STORMWATER ............................................................................................................................................ 11
5.5 GEOTECHNICAL ......................................................................................................................................... 11
6.0 STATE PLANNING INTERESTS ........................................................................................... 12
6.1 PLANNING REGULATION .......................................................................................................................... 12
6.2 STATE PLANNING POLICY ........................................................................................................................ 12
6.3 REGIONAL PLAN ........................................................................................................................................ 14
6.4 REFERRAL .................................................................................................................................................... 14
6.5 STATE DEVELOPMENT ASSESSMENT PROVISIONS .............................................................................. 14
7.0 PLANNING SCHEME.......................................................................................................... 15
7.1 LAND USE DEFINITIONS ........................................................................................................................... 15
7.2 LEVEL OF ASSESSMENT............................................................................................................................. 16
7.3 OVERLAYS ................................................................................................................................................... 19
7.4 LOCALITY .................................................................................................................................................... 20
7.5 COOROY & LAKE MACDONALD LOCALITY PLAN – SPECIFIC OUTCOMES ....................................... 22
7.6 PLANNING SCHEME CODES ..................................................................................................................... 23
7.6.1 ALTERNATIVE SOLUTIONS ................................................................................................................... 23
7.7 PLANNING SCHEME CONFLICTS ............................................................................................................. 24
8.0 CONCLUSION ................................................................................................................... 25
SUPPORTING DOCUMENTATION
Contour and Detail Survey prepared by Project Urban
Proposal Plans prepared by Rhad Leonardi
Landscape Plans prepared by James Birrell Design Lab
Engineering Plans and Stormwater Management Plan prepared by HR Design Consulting Engineers
Commercial Site Investigation Data and Classification Report prepared by CSI Soil Testing
Access Easement Plan prepared by Project Urban
Development Assessment Report Page 3 of 27
Material Change of Use, Reconfiguring a Lot, Operational Work
5, 12 and 18 Taylor Court, Cooroy
Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018
1.0 APPLICATION SUMMARY
SITE DETAILS
Address 5, 12 and 18 Taylor Court, Cooroy
Real Properly Description Lots 2 and 5 on SP197517 and Lot 1 on SP235189
Land Area 4.208 hectares
Local Authority Noosa Council
Registered Landowner Hass Holdings Pty Ltd (A.C.N. 151 952 653) as Trustee
Current Use Lot 1: Temporary uses associated with the Bruce Highway
(Cooroy to Curra) upgrade
Lots 2 and 5: Vacant
PLANNING SCHEME DESIGNATIONS
Planning Scheme Noosa Plan
Locality Cooroy and Lake Macdonald
Zone Industry (subject to plan of development)
Overlays • Biodiversity (watercourse and drainage lines)
• Natural Resources (resource separation area and water
supply catchment)
• Natural Hazards (potential impact buffer)
APPLICATION DETAILS
Applicant Hass Holdings Pty Ltd (A.C.N. 151 952 653) as Trustee
Application Type Development Permit for Material Change of Use, Reconfiguring
a Lot and Operational Work
Proposal MCU (Industrial Business – Type 2 production, alteration,
repackaging and repairing), RAL (access easements) and OPW
(engineering works and landscaping)
Level of Assessment Code
Referrals Not applicable
Development Assessment Report Page 4 of 27
Material Change of Use, Reconfiguring a Lot, Operational Work
5, 12 and 18 Taylor Court, Cooroy
Lots 2 and 5 on SP197517 and Lot 1 on SP235189
Page 5
PROJECT URBAN – 17686 July 2018 PROJECT TEAM Town Planning & Survey Project Urban Design Rhad Leonardi Engineering HR Design Consulting Engineers Landscape James Birrell Design Lab Geotechnical CSI Soil Testing Development Assessment Report Page 5 of 27 Material Change of Use, Reconfiguring a Lot, Operational Work 5, 12 and 18 Taylor Court, Cooroy Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018
2.0 INTRODUCTION
This Development Assessment Report has been prepared on behalf of Hass Holdings Pty Ltd
(A.C.N. 151 952 653) as Trustee to support a combined Development Application for the
following:
• Material Change of Use (Industrial Business – Type 2 production, alteration, repackaging
and repairing);
• Reconfiguring a Lot (access easements); and
• Operational Work (engineering works and landscaping).
The subject site is situated at 5, 12 and 18 Taylor Court, Cooroy, and is described as Lots 2 and 5
on SP197517 and Lot 1 on SP235189.
The site is in the Urban Footprint of the SEQ Regional Plan. The Noosa Plan includes the site in
the Cooroy and Lake Macdonald locality and the Industry Zone. The site forms part of the
Nandroya Industrial Estate which was approved by the Noosa Council in November 2006. That
approval included a Plan of Development which included a Supplementary Table of Development
Assessment that identified the Industrial Business Type 2 use as being a preferred use for the
estate. This land use is subject to code assessment under the supplementary table of assessment.
Reciprocal access easements are proposed over Lots 1 & 2 over a new cul-de-sac extending from
Taylor Court. These easements will also benefit Lot 5. Operational Works approval is sought for
all works associated with the cul-de-sac extension and all civil and landscape works associated
with the Industrial Business – Type 2.
The purpose of this report is to describe the characteristics of the site and surrounding land uses,
detail the proposed development and provide an assessment against the applicable planning
provisions.
This report should be read in conjunction with the accompanying covering letter, IDAS
Development Application forms, Proposal Plans, Access Easement Plan, Contour and Detail
Survey, Landscape Plans, Engineering Plans, Stormwater Management Plan and Commercial Site
Investigation Data and Classification Report.
Development Assessment Report Page 6 of 27
Material Change of Use, Reconfiguring a Lot, Operational Work
5, 12 and 18 Taylor Court, Cooroy
Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018
3.0 SITE DESCRIPTION
3.1 SUBJECT SITE
The subject site is situated at 5, 12 and 18 Taylor Court, Cooroy, and is described as Lots 2 and 5
on SP197517 and Lot 1 on SP235189.
The total site area comprises an area of 4.208ha. Lot 1 on SP235189 is currently used for
temporary uses associated with the Bruce Highway (Cooroy to Curra) upgrade and the two other
lots are currently vacant. Site specifics are as follows:
• Lot 1 has an area of 1.138ha and a road frontage to Holts Road of 83m and to Taylor
Court of 14m.
• Lot 2 has an area of 2.016ha and a road frontage to Taylor Court of 19m.
• Lot 5 has an area of 1.054ha and a road frontage to Taylor Court of 31m.
All lots are free of any significant vegetation. Several easements exist over the site for water and
sewer. A copy of the Contour and Detail Survey for Lot 5, prepared by Project Urban, has been
attached. Lot 5 slopes towards the south-east. Elevations range from approximately 116m to
122m AHD.
The site location and context are illustrated in the figures below. The figures illustrate that the
site is located adjacent to the Bruce Highway. The site located in an industrial estate known as
the Nandroya Industrial Estate. This estate was developed by the state government in 2008 and
resulted in five (5) industrial allotments being created. The estate has experienced a very slow
take up with only temporary land uses having occupied the estate since titles were created.
COOROY
TOWN CENTRE SUBJECT SITE
BRUCE HIGHWAY
Figure 1: Location of Subject Site (Nearmap, accessed May 2018)
Development Assessment Report Page 7 of 27
Material Change of Use, Reconfiguring a Lot, Operational Work
5, 12 and 18 Taylor Court, Cooroy
Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018
Figure 2: Aerial Photograph of Subject Site (Nearmap, accessed May 2018)
3.2 SURROUNDING LAND USES
As discussed above, the site is located in the Nandroya Industrial Estate. The estate comprises
five (5) industrial lots ranging in size from 8,243m2 to over two (2) hectares. Temporary uses
associated with the Bruce Highway (Cooroy to Curra) upgrade occupy part of the subject site and
adjoining Lot 3. The estate is otherwise vacant. The site is immediately bound by Holts Road to
the north and is bordered by a drainage reserve that wraps around all other boundaries.
The Bruce Highway is adjacent to the north and includes on and off ramps associated with the
interchange. The Bruce Highway (Cooroy to Curra) upgrade has improved connectivity to the
estate from both approaches.
Rural residential and rural land holdings are evident further to the south and west of the estate.
The nearest residential dwellings are located approximately 360m to the east, 340m to the west
and 550m to the south-east.
Development Assessment Report Page 8 of 27
Material Change of Use, Reconfiguring a Lot, Operational Work
5, 12 and 18 Taylor Court, Cooroy
Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018
4.0 PROPOSED DEVELOPMENT
This application seeks the following Development Permits to be established in accordance with
the accompanying Proposal Plans:
• Material Change of Use (Industrial Business – Type 2 production, alteration, repackaging
and repairing);
• Reconfiguring a Lot (access easements); and
• Operational Work (engineering works and landscaping).
The Material Change of Use and any associated Operational Work may be staged. It is requested
that Council’s decision notice allows for the staging of the proposal.
4.1 MATERIAL CHANGE OF USE
BUILT FORM
The proposed development will occupy Lot 5 and will comprise of 39 tenancies. The total gross
floor area of proposed new buildings is 5,103m2. Tenancy sizes range from 66m2 to 207m2, with
mezzanine floors provided in some tenancies. Each tenancy contains a PWD restroom. The
buildings will comply with the 10m maximum building height as prescribed by the plan of
development.
The proposal achieves a contemporary, architecturally designed development with building
articulation and variation in building materials and treatments. Building materials include concrete
tilt panels and feature timber cladding. An amenities area is provided beside Tenancy 19 for staff.
ACCESS AND PARKING
Vehicles will enter the proposed development on Lot 5 via the existing frontage to Taylor Court.
As discussed below in section 5.2, access easements are proposed over Lots 1 and 2 to benefit
Lots 1, 2 and 5. Vehicles will exit Lot 5 via these easements to Taylor Court. Vehicle access plans
have been prepared and provide detailed design of the proposed access arrangements.
A total of 60 car spaces have been provided on site. The internal driveway allows vehicles as large
as a 19m semi-articulated vehicle to enter and exit in a forward motion.
Bike parking will be provided within each tenancy.
LANDSCAPING
Landscaping treatments to soften the built form of the proposed development are provided.
Detailed Landscape Plans have been prepared by James Birrell Design Lab. Landscaping is
proposed to soften the built form and throughout carparking areas.
Development Assessment Report Page 9 of 27
Material Change of Use, Reconfiguring a Lot, Operational Work
5, 12 and 18 Taylor Court, Cooroy
Lots 2 and 5 on SP197517 and Lot 1 on SP235189
Page 10
PROJECT URBAN – 17686 July 2018 SERVICING Waste will be stored in a screened, hardstand waste enclosure adjacent to the northern boundary of the site. There is sufficient manoeuvring area and turning paths on site to accommodate a waste collection vehicle. INFRASTRUCTURE The subject site is currently connected to all essential urban infrastructure. Stormwater will be collected and treated on site and discharged into a legal point of discharge in the south-eastern corner of the site in accordance with the attached Stormwater Management Plan prepared by HR Design Consulting Engineers. Internal water, sewer, telecommunication and electrical connections will be finalised during detail design. 4.2 RECONFIGURING A LOT Reciprocal access easements are proposed over Lots 1 & 2 over a new cul-de-sac extending from Taylor Court. These easements will also benefit Lot 5 and will allow vehicles from Lot 5 to exit. The proposed access driveway is two lanes separated by a central median. A portion of the central median has been designed to allow vehicles from Lot 5 to undertake a right turn exit as can be seen on the Engineering Plans. The easements extend to a new cul-de-sac head which allows vehicles as large as a 19m semi-articulated vehicle to complete a single turn. 4.3 OPERATIONAL WORK The development seeks Operational Works approval for Civil and Landscaping Works associated with the proposed development. Please refer to attached plans and reports. Development Assessment Report Page 10 of 27 Material Change of Use, Reconfiguring a Lot, Operational Work 5, 12 and 18 Taylor Court, Cooroy Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018 5.0 SUPPORTING DOCUMENTATION 5.1 SURVEY A Contour and Detail Survey prepared by Project Urban for Lot 5 is attached. This survey demonstrates that the site grades slightly to the south-east. Elevations range from approximately 116m to 122m AHD. 5.2 ARCHITECTURAL Proposal plans for Lot 5 have been prepared by Rhad Leonardi are attached. The plans include site plan, parking layout, floor and mezzanine plans, elevations, and perspective images. The plans demonstrate that the proposal results in an attractive built form and facade to Taylor Court. 5.3 LANDSCAPE Detailed Landscape Plans prepared by James Birrell Design Lab are attached. The plans demonstrate the proposed finishes and plant schedules and planting plans. 5.4 STORMWATER A Stormwater Management Plan prepared by HR Design Consulting Engineers is attached. This report demonstrates that the development achieves non-worsening and can be connected to a legal point of discharge to the existing infrastructure in the south-eastern corner of the site. The Engineering Plans show the proposed vehicular access arrangements, locations of new crossovers to each lot and turn paths for a 19m semi-articulated vehicle. The proposal will result in safe and efficient vehicular access. 5.5 GEOTECHNICAL A Commercial Site Investigation Data and Classification Report prepared by CSI Soil Testing is attached. This report confirms the indicative sub-surface foundation conditions of the proposed building site. Development Assessment Report Page 11 of 27 Material Change of Use, Reconfiguring a Lot, Operational Work 5, 12 and 18 Taylor Court, Cooroy Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018
6.0 STATE PLANNING INTERESTS
6.1 PLANNING REGULATION
The Planning Regulation 2017 (the Regulation) prescribes Assessment Benchmarks that the
application must be carried out against, which are additional or alternative to the Assessment
Benchmarks contained in the local planning instruments.
These Assessment Benchmarks are prescribed as being contained in:
• the SEQ Regional Plan and Part E of the State Planning Policy, to the extent they are not
appropriately integrated into the Planning Scheme; and
• Schedule 10 of the Regulation.
The SEQ Regional Plan and State Planning Policy are addressed in sections 6.2 and 6.3 below.
A review of Schedule 10 identifies that the development does not trigger referral.
6.2 STATE PLANNING POLICY
The State Planning Policy (SPP) 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. Part E of the
SPP details the interim development assessment requirements for the following state interests:
State Interest Comment
Planning for Liveable Communities and Housing
Housing supply and diversity Not Applicable
No assessment benchmarks apply.
Liveable communities Not Applicable
The proposal will comply with the relevant
requirements for hydrants and water supply.
Planning for Economic Growth
Agriculture Not Applicable
No assessment benchmarks apply.
Development and construction Not Applicable
No assessment benchmarks apply.
Development Assessment Report Page 12 of 27
Material Change of Use, Reconfiguring a Lot, Operational Work
5, 12 and 18 Taylor Court, Cooroy
Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018
Mining and extractive resources Not Applicable
The site is not within a key resource area
(KRA), the separation area of a KRA or the
transport route separation area of a KRA.
Tourism Not Applicable
No assessment benchmarks apply.
Planning for the Environment and Heritage
Biodiversity Not Applicable
No assessment benchmarks apply.
Coastal environment Not Applicable
No assessment benchmarks apply.
Cultural heritage Not Applicable
No assessment benchmarks apply.
Water quality Applicable
The site is identified as being within the water
supply buffer area and a water resource
catchment. The stormwater design achieves
current annual pollutant load reduction
objectives set by the State Planning Policy
2016.
Planning for Safety and Resilience to Hazards
Emissions and hazardous activities Not Applicable
No assessment benchmarks apply.
Natural hazards, risk and resilience Applicable
The site is affected by the bushfire (potential
impact buffer) and flood mapping. The site is
not mapped as being subject to flood hazard
within the planning scheme. Sufficient water is
provided for firefighting purposes.
Planning for Infrastructure
Energy and water supply Not Applicable
No assessment benchmarks apply.
Infrastructure integration Not Applicable
No assessment benchmarks apply.
Transport infrastructure Not Applicable
No assessment benchmarks apply.
Strategic airports and aviation facilities Not Applicable
The site is not located within proximity of a
strategic airport or aviation facility.
Strategic ports Not Applicable
The local government area does not contain a
strategic port.
Development Assessment Report Page 13 of 27
Material Change of Use, Reconfiguring a Lot, Operational Work
5, 12 and 18 Taylor Court, Cooroy
Lots 2 and 5 on SP197517 and Lot 1 on SP235189
Page 14
PROJECT URBAN – 17686 July 2018 6.3 REGIONAL PLAN The site is subject to the South East Queensland Regional Plan 2017 (Shaping SEQ) (regional plan). The regional plan includes the site within the Urban Footprint. The Noosa Plan confirms that it appropriately advances the Regional Plan. Although the Regional Plan has been updated since the Planning Scheme was adopted, the site’s designation has not changed so, given the proposal simply seeks industrial development within an industrial estate, no further assessment against the Regional Plan has been undertaken. 6.4 REFERRAL No referral is triggered by the application. 6.5 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 SDAP is not applied by local government in the assessment of development applications. As no referral is triggered by the application the SDAP are not applicable. Development Assessment Report Page 14 of 27 Material Change of Use, Reconfiguring a Lot, Operational Work 5, 12 and 18 Taylor Court, Cooroy Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018
7.0 PLANNING SCHEME
Under The Noosa Plan, the site is included within the Cooroy and Lake Macdonald locality and
the Industry Zone. The site is also identified as being subject to a plan of development. An
assessment of the applicable provisions of The Noosa Plan has been undertaken below.
Figure 3: Zoning Extract (Noosa Council, accessed May 2018)
7.1 LAND USE DEFINITIONS
The proposed development is defined under The Noosa Plan as:
Industrial business means the conduct of an industrial business activity, where goods
or products are produced, manufactured, dismantled, altered, repackaged, repaired or
stored at a scale of greater than that defined by retail business. The use includes the
sale of goods, resulting from such operations, provided that sales space does not
exceed 20% of the use area. Any space dedicated for administration or accounting work
in connection with such operations does not exceed 20% of the use area. The term
includes the following types:
Type 2 Production, alteration, repackaging & repairing: The use of premises for the
production, manufacturing, dismantling, altering, cleaning, re-packaging, freezing or
repairing of goods. The use includes food industries, textiles, mechanical, boat repair,
sandblasting.
Comment: The proposed development will be established in accordance with the above
definition.
Development Assessment Report Page 15 of 27
Material Change of Use, Reconfiguring a Lot, Operational Work
5, 12 and 18 Taylor Court, Cooroy
Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018
7.2 LEVEL OF ASSESSMENT
The zone map refers to schedule 6 of the planning scheme. Schedule 6 identifies the site as
“Holts Road Cooroy” – refer to extract below.
The Noosa Shire Council approved an industrial subdivision at Taylor Court in November 2006,
under application reference 2005/2159. The Decision Notice also approved a Plan of
Development which set out a number of parameters for future development on the lots within
the subdivision. The referenced Plan of Development is attached. The Plan of Development
(refer attached) includes a supplementary table of development which identifies the proposed
land use as code assessable and consistent.
The plan of development identifies the following criteria:
Parameter Comment
Building height – 10m Complies
Water Quality Treatment Refer to the Stormwater Management Report
Each allotment to treat stormwater runoff prior accompanying the application.
to exiting each allotment to the following
standards:
• Total Nitrogen of 0.3mg/L,
• Total Phosphorus of 0.03mg/L,
• pH - 6 - 8,
• Faecal Coliforms - 1000
organisms/100mL, and
• Suspended Solids - 15mg/L for
combined wet and dry periods:
90%ile < 100mg/L for wet
weather periods.
Each allotment shall submit a Stormwater and Refer to the Stormwater Management Report
Development Assessment Report Page 16 of 27
Material Change of Use, Reconfiguring a Lot, Operational Work
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Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018
Water Quality Management Plan that shall accompanying the application.
comply with and address inter alia, the
following issues in relation to the construction,
establishment and operation phases of the
development:
• All necessary erosion and
sediment controls required. The
Erosion and Sediment Control
Plans shall cover all development
on site (during the construction,
establishment and operational
phases), ecological restoration
and remediation works.
• All necessary stormwater
treatment and water quality
devices associated with the
development shall be located
within the approved boundaries
of the lots and each development
precinct.
• Details of proposed locations and
dimensions of stormwater
treatment systems possible to
achieve the water quality
objectives listed above.
• Details of stormwater reuse
strategies and detention devices
to ensure the hydrologic regime is
not altered from the current state.
• Details of proposed management
techniques to mitigate impacts
from potential uncontrolled
releases from the industrial uses
and the sewerage pump station.
Control measures shall be
designed to prevent contaminants
such as heavy metals/toxic
chemicals leaving the site. These
measures shall be located outside
the vegetated buffer area.
• Details of monitoring and
reporting requirements to ensure
achievement of the listed water
quality objectives.
The stormwater discharge from each lot site
shall be designed such that there is no net
increase in the rate of discharge as a result of
the development for storm events up to 100
year ARI.
Acoustic Treatments The Noise Impact Assessment prepared by
An Acoustic Report by an acoustic consultant to David Moore Acoustics for the adjoining site
Development Assessment Report Page 17 of 27
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Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018
be submitted with each application to Council (6 Taylor Court, Cooroy) confirmed that an
demonstrating that noise will not exceed the appropriate noise environment could be
following levels- achieved. Similar separation distances to
nearby residences and the highway are
achieved. On this basis, it is reasonable to
assume that no noise control measures
would be required for the proposed
development.
This report shall identify measures to mitigate
the potential noise impacts and meet the
respective levels identified and include:
• Buildings to be located adjacent
the western or southern
boundaries of lots (outside the
vegetated buffers), with building
to screen the noisier activities,
such as loading docks, open yards
and other external activities from
residents.
• For lots 1 and 2 continuous plant
such as air conditioning and
refrigeration plant shall not be
mounted on the building roof and
located in a manner that provides
acoustic shielding from the
nearest residences to the west.
Landscaping
Landscaping shall be undertaken in accordance The proposed development includes a five
with Council’s Landscaping Code nominated in (5) metre wide minimum landscape strip
The Noosa Plan 2006 (refer typical section of adjacent to Taylor Court and will be provided
10m buffer inset). in accordance with Council’s Landscaping
Code.
A 10 metre wide landscaping strip shall be
provided on Allotments 1, 3 and 6 for the full Whilst the application includes Lot 1 in the
extent of the Holts Road frontage. application, it is for the purposes of an
access easement only. The requirement for
All mature native vegetation within the parking any buffering on this lot will be addressed
areas and outside the area subject to once a Material Change of Use application is
remediation, drainage or earthworks as a result lodged to develop this lot.
of this application shall be preserved.
Water Supply Requirements Adequate water supply pressures are
In addition to achieving connection to Council’s understood to now exist.
reticulated water supply each allotment shall be
serviced by its own water storage and booster
pump for fire-fighting as well as providing a
water supply for non-potable purposes. The
storage shall be replenished by a combination
Development Assessment Report Page 18 of 27
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Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018
of rainwater collection from the roof areas and
regulated trickle flow from Council’s reticulated
supply.
7.3 OVERLAYS
The following overlays exist upon the site:
Overlay Comment
Biodiversity
The site contains a mapped watercourse and
drainage line subject to the Biodiversity
Areas Overlay. There is no evidence of this
watercourse on the site. The waterway
mapping is considered to be inaccurate and
does not reflect the site’s environmental
characteristics hence no further assessment
has been undertaken.
Natural Resources
The site is identified as a resource
separation area and a water supply
catchment area subject to the Natural
Resources overlay.
The development will not adversely affect
the ongoing use of extractive or mining
industries and will not constrain the
transportation of such materials.
The development will not adversely impact
on the Lake Macdonald water supply. The
site is a committed urban development site
that is located above 98.5m AHD and can be
connected to sewer. Appropriate
stormwater quality and erosion and
sediment control measures will be
incorporated into the development.
Development Assessment Report Page 19 of 27
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PROJECT URBAN – 17686 July 2018
Natural Hazards
The site is identified as a potential impact
buffer subject to the Natural Hazards
overlay. Sufficient water supply for
firefighting purposes and access will be
provided.
7.4 LOCALITY
The site is included within the Cooroy and Lake Macdonald locality. The overall outcomes sought
for the Cooroy & Lake Macdonald Locality are set out in section 6.8.2 of the planning scheme and
are as follows:
The overall outcomes sought for the Cooroy & Lake Macdonald Locality are the following—
a) New uses and works are located, designed and managed to—
i be compatible with other uses and works;
ii maintain the safety of works;
iii avoid significant adverse impacts on the amenity enjoyed by users of other
premises, including acoustic and visual qualities; and
iv avoid significant adverse effects on the natural environment, including native
habitat removal, fragmentation and attrition;
b) The Cooroy and Lake Macdonald Locality supports a growing urban and rural settlement of
permanent residents;
c) Development is consistent with the Priority Infrastructure Plan in Part 15.
d) Cooroy retains its role as the major business centre for Noosa’s hinterland area;
e) The relaxed country town atmosphere of Cooroy is protected for the enjoyment of future
generations;
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5, 12 and 18 Taylor Court, Cooroy
Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018
f) 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 containing aged-care housing;
g) The traditional built form of Cooroy is retained and new development complements traditional
streetscape and building forms;
h) Outside the town of Cooroy, development is characterised by—
i conservation of good quality agricultural land for agricultural purposes;
ii conservation of open space for biodiversity and water quality purposes; and
iii rural settlement at varying densities consistent with the available levels of
convenience and accessibility, environmental constraints and proximity to the Lake
Macdonald water supply catchment;
i) Economic activities are focused on—
i Cooroy’s role as the principal business and service centre for the hinterland;
ii Cooroy’s industrial estate;
iii technology based businesses reliant on broadband communication;
iv timber industry initiatives and product manufacturing at the Nandroya Mill site;
v Cooroy’s support role in the locality for surrounding agricultural activities;
vi extractive and mineral resources;
vii facilitating artistic and cultural business enterprises; and
viii agricultural industries and associated rural enterprises;
j) Business opportunities in Cooroy are enhanced by its access to the Bruce Highway and the
North Coast Rail line;
k) The town of Cooroy provides a range of community services, schools, medical facilities,
sporting and recreational facilities, which service the hinterland and beyond;
l) New areas of urban and rural settlement development are precluded from the part of the
locality within the catchment area of Lake Macdonald where the dominant goal is the protection
of water quality within the primary water supply source;
m) The Bruce Highway, Elm Street, Cooroy-Noosa Road, Eumundi Road, parts of Myall Street
and Diamond Street, Cooroy-Belli Road, Maple Street, Mary River Road, Lake Macdonald Drive
and Sunrise Road are protected as parts of the Noosa’s major road network;
n) A public transport node is located within Cooroy and links public transport services to other
centres in Noosa, including railway stations;
o) The vistas offered from the major road corridors are protected and add to the attraction
of the locality for visitors and residents;
p) Environmental and aesthetic values associated with the hillslopes, including iconic mountains
and the watercourses of Lake Macdonald, Ringtail, Six Mile and Cooroy Creeks, are protected;
q) Water quality standards in the watercourses of this locality are maintained or improved
through land management practices;
r) Open space networks across the locality are protected and enhanced including—
i Mt Cooroy Conservation Park;
ii parts of Tewantin and Ringtail State Forests;
iii the riparian corridors of Six Mile and Ringtail Creeks and their tributaries; and
iv the vegetated ranges of the sub-coastal escarpments in the north, south and east
of the locality;
s) Areas of native remnant or regrowth vegetation, including their biodiversity and habitat values
are protected;
…..
Development Assessment Report Page 21 of 27
Material Change of Use, Reconfiguring a Lot, Operational Work
5, 12 and 18 Taylor Court, Cooroy
Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018
y) For the Industry Zone—land in this zone—
i accommodates the principal industrial centre of the hinterland including
businesses associated with manufacturing, production, storage, repairs and
the like to the exclusion of inconsistent uses such as residential or
community uses;
ii as good access to the major road network including the Bruce Highway; and
iii accommodates uses and works that are designed and managed to contribute
positively to the character of the locality without adverse impacts on the
environment including excessive noise, odour, dust and other waste;
Comment: The proposal is consistent with the Overall Outcomes for the locality in the following
ways:
• The proposed uses and works are compatible with envisaged development within the
industrial estate;
• The site is well separated from residential uses, with the nearest house being located
approximately 340m. Noise, lighting and odour impacts associated with the uses can be
adequately managed to avoid significant adverse impacts on the amenity of the nearest
residences;
• The site does not contain environmentally sensitive areas;
• The proposal contributes towards Cooroy retaining its role as a major business centre;
• The proposal is located on a site in Cooroy’s industrial estate where economic activities
are to be focused;
• Access to the site from the Bruce Highway has been improved as part of the Bruce
Highway (Cooroy to Curra) upgrade;
• The development is likely to act as a catalyst for the development of the remainder of the
Nandroya industrial estate which has lain vacant since the estate was developed.
7.5 COOROY & LAKE MACDONALD LOCALITY PLAN – SPECIFIC OUTCOMES
An assessment has been undertaken against the specific outcomes of the Cooroy and Lake
Macdonald Locality Plan. The following points are noted from this assessment:
• The function and visual amenity of the Bruce Highway is not considered to be adversely
affected by the proposed development. Lot 5 is well separated from the highway. The
proposal plans demonstrate that through the incorporation of design features, siting
considerations and landscape elements that the proposal will positively contribute to the
streetscape;
• The scale of the built form proposed is appropriate;
• The building heights proposed does not exceed the preferred building height for the
industrial zone of 10 metres;
• The proposed roof forms will contribute positively to the skyline;
• The development will not adversely impact on the Lake Macdonald water supply.
An assessment has been undertaken against the specific outcomes for the Industry Zone of the
Cooroy and Lake Macdonald Locality Plan. The following points are noted from this assessment:
Development Assessment Report Page 22 of 27
Material Change of Use, Reconfiguring a Lot, Operational Work
5, 12 and 18 Taylor Court, Cooroy
Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018
• Consistent and inconsistent uses in the Industry Zone are overridden by the approved
plan of development. The proposed use is a consistent use;
• External storage areas and plant will be screened from surrounding roads where required.
The proposal is considered to comply with the Specific Outcomes of the Cooroy and Lake
Macdonald Locality Code.
7.6 PLANNING SCHEME CODES
In accordance with the applicable Table of Assessment the following Codes are applicable to the
proposed development:
• Cooroy and Lake Macdonald locality code;
• Reconfiguring a lot code;
• Business uses code (Tables 14-8 and 14-14);
• Engineering works codes:
o Driveways and carparking code;
o Earthworks code;
o Erosion and sediment control code;
o Existing services code;
o Landscaping code;
o Transport, roads and drainage code;
o Waste management code;
o Water sensitive design code;
Comment: An assessment of the applicable codes has been undertaken. The code assessment
has determined that the proposed development complies with all relevant specific outcomes.
Where acceptable solutions are not met, an alternative solution demonstrating compliance with
the corresponding specific outcome is provided (refer to Section 7.6.1 below).
7.6.1 ALTERNATIVE SOLUTIONS
Business uses code – Safety and security – O24 (S24.4)
S24.4 Recessed doorways are avoided where the recess is of sufficient size to conceal a
person. Where recessed doorways are unavoidable, measures are used to enhance safety,
as follows-
a) Good lighting installed;
b) Strategically placed mirrors installed;
c) Angled approaches provided; or
d) Gates which restrict access provided.
Comment: Building entries to each tenancy have been recessed to create interest and
identification. The plans show that landscaping treatments are provided at the entrance to each
tenancy to achieve easily discernible entry points. Appropriate lighting will be provided. The
proposed layout is considered to comply with O24.
Development Assessment Report Page 23 of 27
Material Change of Use, Reconfiguring a Lot, Operational Work
5, 12 and 18 Taylor Court, Cooroy
Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018 7.7 PLANNING SCHEME CONFLICTS The assessment of the proposed development against The Noosa Plan has determined that there are no planning scheme conflicts. Development Assessment Report Page 24 of 27 Material Change of Use, Reconfiguring a Lot, Operational Work 5, 12 and 18 Taylor Court, Cooroy Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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PROJECT URBAN – 17686 July 2018
8.0 CONCLUSION
This Development Assessment Report has been prepared on behalf of Hass Holdings Pty Ltd
(A.C.N. 151 952 653) as Trustee to support a combined Development Application in respect of
land at 5, 12 and 18 Taylor Court, Cooroy, described as Lots 2 and 5 on SP197517 and Lot 1 on
SP235189 for:
• Material Change of Use (Industrial Business – Type 2 production, alteration, repackaging
and repairing);
• Reconfiguring a Lot (access easements); and
• Operational Work (engineering works and landscaping).
The Noosa Plan includes the site within the Cooroy and Lake Macdonald Locality and in the
Industry Zone. The site is further regulated by a Plan of Development.
This report demonstrates the proposal’s compliance with the applicable state and local planning
provisions. The proposed use (Industrial Business – Type 2 production, alteration, repackaging
and repairing) requires code assessment and is identified as a consistent use in the
Supplementary Table of Development Assessment. Sufficient grounds to gain approval are set
out below:
• The development is identified as being a consistent, code assessable use in the Industry
zone;
• Access to and the visibility of the site from the Bruce Highway has been improved as part
of the Bruce Highway (Cooroy to Curra) upgrade;
• The site is well separated from residential uses, with the nearest house being located
approximately 340m;
• The site is within the Lake Macdonald water supply catchment but is on land that is
already committed for urban development purposes and provides stormwater quality
treatments;
• The site is already serviced by all typical urban infrastructure including sewer and
reticulated water;
• The proposal satisfies all higher order provisions of the planning scheme.
Approval of the proposed development is warranted
Development Assessment Report Page 25 of 27
Material Change of Use, Reconfiguring a Lot, Operational Work
5, 12 and 18 Taylor Court, Cooroy
Lots 2 and 5 on SP197517 and Lot 1 on SP235189
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