PM Submission - Matthew Conquest- MCU25/0118

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                 1. Planning Intent and Zoning – Cemetery Expansion
                 Land
                 The land in question was purchased and designated for
                 future cemetery expansion, forming part of long-standing
                 community expectations for its intended use. Reallocating
                 this land for medium-density development undermines the
                 original planning intent. The proposed allocation of
                 approximately one hectare for future cemetery space is
                 inadequate for long-term community needs.
                 Relevant Noosa Plan 2020 Provisions:
                       • Strategic Framework (Part 3): Protection of land
                         intended for community purposes
                       • Community Facilities Zone Code (Part 6.4): Prioritises
                         cemetery and community-serving uses over residential
                         intensification


                 2. Incompatible Density with Surrounding Area
                 The site directly adjoins low-density residential lots
                 transitioning immediately into rural density. The proposed
                 density is significantly oversized for the character of Lake
                 Macdonald Drive and Cooroy in general, and is inconsistent
                 with the Noosa Plan provisions for this locality.
                 Relevant Noosa Plan 2020 Provisions:
                       • Low Density Residential Zone Code (6.3.2): Requires
                         detached, low-intensity development consistent with
                         surrounding character




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                       • Rural Residential Zone Code (6.3.3): Maintains
                         spacious, low-density rural character
                       • Strategic Framework – Settlement Pattern (3.3.4):
                         Higher-density housing directed to defined centres, not
                         fringe or rural-edge areas


                 3. Traffic and Access via Dianella Court
                 Dianella Court was designed for a small residential
                 catchment of approximately 28 homes. It is not
                 constructed to accommodate an additional 30–40
                 vehicles, service providers, and deliveries associated with
                 the proposed development. The entry and exit point into
                 Dianella Court is poorly located and presents a serious
                 safety and traffic-flow concern.
                 Relevant Noosa Plan 2020 Provisions:
                       • Transport & Parking Code (9.4.12):
                                o PO1: Safe, lawful, and efficient vehicle access
                                o PO3: Development must not overload local street
                                  networks
                                o PO7: Access must avoid conflict with intersections
                                  and maintain sightlines


                 4. Distance From Essential Services and Core Shops
                 The application incorrectly suggests proximity to local
                 services. Coast2Bay has referenced businesses such as a
                 bakery and Subway as "grocery access", despite these not



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                 selling essential food items. The nearest actual grocery
                 stores (IGAs) require:
                       • Traversing multiple roads and intersections
                       • Crossing a steep pedestrian bridge over the railway
                       • Additional road crossings before accessing the shops
                 I personally measured this distance via walking paths: 1.6
                 km from the site entrance to IGA, significantly exceeding
                 the planning benchmarks of 400 m–1,000 m for accessible
                 essential services. This return journey would be even more
                 difficult when carrying groceries.
                 Relevant Noosa Plan 2020 Provisions:
                       • Liveable Communities & Housing Code (9.4.3):
                                o PO14: Requires walkable access to essential
                                  services and public transport
                       • Strategic Framework – Liveability (3.5): Encourages
                         development in locations with access to shops,
                         transport, and daily needs


                 5. Loss of Informal Community Green Space
                 For over two decades this land has been used informally by
                 the community for walking, exercising dogs, cycling, and
                 as an extension of the cemetery’s peaceful setting. The
                 proposed development removes this valued open area,
                 conflicting with long-established community use.




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                 6. Insufficient On-Site Car Parking
                 The proposal provides only 31 parking spaces for 25
                 dwellings plus a community room. Several units have two
                 bedrooms yet only one allocated parking space. This will
                 inevitably result in overflow parking on Dianella Court,
                 particularly near the intersection, creating congestion and
                 dangerous blind spots. Support workers, contractors, and
                 visitors will further strain parking capacity.
                 Relevant Noosa Plan 2020 Provisions:
                       • Transport & Parking Code (9.4.12):
                                o PO16 & PO17: Adequate resident and visitor
                                  parking must be provided onsite
                                o AO16.1: Sets minimum parking rates
                                o PO1 & PO7: Ensures parking does not
                                  compromise traffic safety or sightlines


                 7. Building Height and Underground Parking Concerns
                 If parking is to be located underground, a number of
                 dwellings effectively become three-storey buildings,
                 contrary to Noosa’s preferred housing forms for this area.
                 Given the sloping land, these structures would be visually
                 prominent from both Lake Macdonald Drive and Dianella
                 Court.
                 Relevant Noosa Plan 2020 Provisions:
                       • Low Density Residential Zone Code (6.3.2.3: Limits
                         height and scale to match surrounding detached
                         dwellings


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                       • Cooroy & Hinterland Local Plan Code (7.2.5): Requires
                         building form to reflect local character, scale, and visual
                         sensitivity


                 8. Out-of-Scale Built Form
                 The built form is entirely inconsistent with surrounding
                 low-density residential properties. Medium-density
                 housing is not intended at this location under the Cooroy
                 Town Plan, and the scale, height, and intensity of this
                 project are out of proportion with neighbouring development.


                 9. Stormwater Management Issues
                 Recent rain events have resulted in significant stormwater
                 runoff from the site, an issue not previously observed in
                 the past 18 years. The volume of water flowing onto Lake
                 Macdonald Drive created hazardous conditions and forced
                 vehicles to stop. With the site proposed to include large
                 areas of roof and hard surfaces, it is highly likely that the
                 stormwater system will be inadequate in major rainfall
                 events, increasing the risk of flooding and downstream
                 impacts.
                 Relevant Noosa Plan 2020 Provisions:
                       • Stormwater Management Code (9.4.6):
                                o PO1–PO3: Requires safe, lawful stormwater
                                  discharge and no worsening of flooding




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                       • Strategic Framework – Environmental Values (3.6):
                         Protects waterways and prevents stormwater-related
                         hazards


                 10. Poor Distribution of Social/Affordable Housing
                 High concentrations of social or affordable housing in a
                 single estate should be avoided. Best practice encourages
                 dispersed community integration, not clustering. This site
                 is located too far from essential shops and approximately
                 1.3 km from the nearest bus stop, requiring pedestrians to
                 navigate busy roads and intersections.


                 11. Amenity Impacts on Existing Residents
                 The development will significantly affect the residential
                 amenity of Lake Macdonald Drive, Viloa Place and Dianella
                 Court due to:
                       • Multi-storey buildings
                       • Increased traffic
                       • Reduced privacy
                       • Aesthetic incompatibility with existing homes
                 The bulk and scale of the project are entirely unsuitable for
                 the corner position and surrounding neighbourhood
                 character.


                 12. Impact on Cemetery Amenity



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                 Cooroy Cemetery is a place of quiet reflection and
                 mourning. The proposed multi-storey development will
                 overlook cemetery users, affecting their privacy during
                 moments of emotional vulnerability. The density, height, and
                 proximity of the units demonstrate little consideration for the
                 cemetery’s intended peaceful environment.


                 13. Misleading Description of the Development
                 The public notice states the proposal is for "Multiple
                 Dwellings – Affordable Rental Premises". There has
                 been community understanding that this project is “Social
                 Housing” rather than a general rental development. The
                 terminology used appears inconsistent and potentially
                 misleading. Clarification is required regarding the true
                 nature and intended tenant profile of the development.


                 For the reasons detailed above, I request that the
                 Assessment Manager recommend refusal of this
                 application on the grounds of inappropriate land use,
                 excessive density, insufficient infrastructure, adverse
                 amenity impacts, improper planning alignment, and
                 inadequate stormwater and traffic considerations.
                 I thank Council for considering this submission.
                 Yours sincerely,
                 Matthew Conquest
                 14 Dianella Court
                 Cooroy, 4563



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                 [email protected]


                 Regards

                 Matt Conquest




Document Set ID: 24329355
Version: 1, Version Date: 24/11/2025