Original source · versioned page text
Town Planning Assessment Report
Mur
Town Planning
Assessment Report
25 Tulip Street, Cooroy
Development Permit to Reconfigure a Lot (1 Lot into 2 Lots)
February 2026
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalLog in to download the original (Town Planning Assessment Report.pdf)
Searchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 10 pages
Page 2
Table of Contents
1. SITE AND APPLICATION SUMMARY ................................................................................................................ 3
2. PROPOSAL ............................................................................................................................................................................. 4
3. BACKGROUND ..................................................................................................................................................................5
4. SITE DETAILS........................................................................................................................................................................ 6
4.1. SITE DESCRIPTION ...................................................................................................................................................... 6
4.2. SURROUNDING LOCALITY........................................................................................................................................7
5. ASSESSMENT REQUIREMENTS ...............................................................................................................................8
5.1. FRAMEWORK FOR ASSESSMENT ...............................................................................................................................8
5.2. ASSESSMENT BENCHMARKS RELATED TO THE PLANNING REGULATION 2017 ................................8
5.3. ASSESSMENT BENCHMARKS RELATING TO THE PLANNING SCHEME ................................................... 9
5.3.1. LEVEL OF ASSESSMENT .......................................................................................................................................... 9
5.3.2. ASSESSMENT BENCHMARKS ............................................................................................................................... 9
6. CONCLUSION .................................................................................................................................................................. 11
Appendices
Appendix A Plan of Reconfiguration
Appendix B Stormwater Management Report
Appendix C Engineering File Note
Appendix D Code Assessment
Page 2 of 11
Page 3
1. Site and Application Summary
Applicant
Applicant: Ashley Peter Trompf & Christine Lynne Trompf
C/- Brennan Planning
Contact Details: Marcus Brennan
Mob: 0423 952 928
Email: [email protected]
Registered Landowner(s): Ashley Peter Trompf & Christine Lynne Trompf
Application
Development Application: Development Permit to Reconfigure a Lot (1 Lot into 2 Lots)
Level of Assessment: Code Assessable
Referral Agencies: Nil
Assessment Manager Noosa Shire Council
Subject Site
Address: 25 Tulip Street, Cooroy
Lot Description: Lot 58 RP32777
Area: 1,529.3m2
Easement(s): Nil
Regional Plan Designation Urban Footprint
Planning Scheme Noosa Plan 2020 (26 September 2025)
Local Plan: Cooroy Local Plan Area
Zone: Low Density Residential
Overlays: + Landslide Hazard
- Moderate Hazard Area
+ Water Resource Catchment
- Water Resource Catchment
- Water Supply Buffer Area
Page 3 of 11
Page 4
2. Proposal
The proposed development application seeks approval for a Development Permit to Reconfigure a Lot (1
Lot into 2 Lots).
The proposal would maintain the existing dwelling house on proposed Lot 1, which fronts Tulip Street, and
establish a rear lot (Lot 2).
Lot 2 contains a sufficient unconstrained area to accommodate a future dwelling. It is not considered
necessary to impose a building envelope, as land on either side of the open drain could be utilised,
depending on the future owner’s design preferences and site layout considerations.
Both lots would be accessed via a 4.5m wide easement to be established along the eastern boundary of Lot
1. The proposed lots would have the following resultant area:
Lot No. Lot Area
Lot 1 725m2
Lot 2 806m2
Total 1,531m2
Overall, the proposed lots would be consistent with the intended character of the low-density residential
neighbourhood.
The proposed subdivision layout is shown in Figure 1 below:
Page 4 of 11
Page 5
Figure 1 - Proposed Subdivision Layout
Page 5 of 11
[OCR of page images]
29 30 | 28
0.115
N | aero
——
ig
8
= g
8 ay aons
8
g
806m?
59 “ 57
RP32777 RP32777
(20.115) | 4
i
13 _—
18
_ ip s
me i
ba stoewanve +
@ Pomrras DECK J i
2 eT pre 4
qo
a
ee == Sag waitin Kore
Figure | - Proposed Subdivision Layout
‘TULIP STREET
Scale 1.200 - Lena arein Metres
eT
6
Page 5 of fl
Page 6
3. Background
A search of Council’s online development application tracking system reveals that there are no relevant
development approvals associated with the site.
4. Site Details
4.1. Site Description
The subject site is situated at 25 Tulip Street, Cooroy described as Lot 58 on RP32777.
The site has an area of 1,529.3m2 and contains a dwelling house that is positioned adjacent to the site’s
frontage with Tulip Street. Access to the site is provided via a crossover and associated driveway in the
northeast corner of the road boundary.
The site slopes downhill to the rear northern boundary. There is an open drain which transects the site in the
rear portion. The rear also contains a tree, however the balance of the site is cleared with lawn.
The subject site is serviced by standard urban infrastructure services including reticulated water and
sewerage supply, telecommunications, electricity supply. The sewerage infrastructure transects the site to
the rear of existing dwelling. The engineering file note provided at Appendix C demonstrates that the future
house will be capable of connecting to sewer line transecting the site where the floor level is built to RL
112.41m.
Please refer to Figure 2 below for an aerial photograph of the subject site and Figure 3 which identifies the
sewer line location
Figure 2 – Aerial Photograph of Subject Site
Page 6 of 11
Page 7
Figure 3 - Unitywater Mapping
4.2. Surrounding Locality
The site is located within the township of Cooroy and is surrounded by dwelling houses within the low
density residential zone. The dwellings fronting Tulip Street are on lots that range in sizes between 562.86m2
and 1860.94m2. Directly across from the subject site is the local Noosa District State School.
Subject Site
Figure 4 – Locality Map
Page 7 of 11
Page 8
5. Assessment Requirements
5.1. Framework for Assessment
Categorising Instruments for Statutory Assessment
In accordance with Section 43 of the Planning Act 2016, the following categorising instruments may contain
assessment benchmarks applicable to development applications:
• the Planning Regulation 2017
• the Planning Scheme for the local government area
• any temporary local planning instrument
• any variation approval
Of these, the planning instruments relevant to this application are discussed below:
5.2. Assessment Benchmarks Related to the Planning Regulation 2017
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
council’s Planning Scheme. These assessment benchmarks may be contained within:
• the South East Queensland Regional Plan 2023 (SEQRP 2023);
• 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.
An assessment against the applicable benchmarks contained within the Regulation is provided below:
SEQRP 2023
The subject site is located within the Urban Footprint designation under the SEQ Regional Plan. The
proposed subdivision is consistent with the goals, elements and strategies for the Urban Footprint
designation.
Part E of the State Planning Policy
The current State Planning Policy (SPP) commenced on 3 July 2017. The applicable State interests relating
to development assessment are set out in Part E of the document and are under five broad themes. The
assessment benchmarks of the SPP Part E that are relevant to the development proposal are consistent
with the current provisions of the Planning Scheme and would not warrant further assessment.
Schedule 10 of the Regulation
The proposal does not trigger referral to any agencies or assessment against any of the benchmarks
contained with Schedule 10 of the regulation.
Page 8 of 11
Page 9
5.3. Assessment Benchmarks Relating to the Planning Scheme
5.3.1. Level of Assessment
The site is located within the Cooroy Local Plan area and the Low Density Residential zone under the Noosa
Plan 2020 (the Planning Scheme). In accordance with Table 5.6.1 of the Planning Scheme, reconfiguring a lot
in the Rural Residential Zone is Code Assessable.
5.3.2. Assessment Benchmarks
Pursuant to Table 5.6.1 of the planning scheme, Reconfiguring a Lot in the Low Density Residential Zone
requires Code Assessment against the following Codes:
+ Cooroy Local Plan Code
+ Low Density Residential Zone Code
+ Reconfiguring a Lot Code
+ Works Codes
An assessment against each of the codes has found the development is compliant with, or could be
conditioned to comply with, all the code requirements. A detailed assessment against the abovementioned
primary codes is provided in Appendix D
The proposed development also requires assessment against the following overlay codes:-
+ Landslide Hazard Code
+ Regional Infrastructure Overlay Code
An assessment against each of the abovementioned codes has found the development is compliant with,
or could be conditioned to comply with, all the code requirements. Please see the below tables for an
assessment against each code:
Regional Infrastructure Overlay
The subject site is located with a water resource catchment
and water supply buffer area associated with Lake
Macdonald. The proposed subdivision meets the relevant
acceptable and performance outcomes of the Regional
Infrastructure Overlay Codes in that:-
PO1
It will not cause adverse effects on:
(a) the quality and quantity of water entering Lake
Macdonald in that it relates to a minor urban infill
subdivision that is connected to reticulated sewerage;
(b) the flow regimes, flooding levels or flood volumes
outside the boundaries of the site in that the existing
stormwater regime and peak flows would be
maintained; and
(c) the environmental values, land resources and natural
systems in these catchments in that the development
relates to an urban infill site and will not impact sensitive
environmental values.
And
AO3.2
Waste water from the site will be lawfully disposed to a the
reticulated sewer network.
Page 9 of 11
Page 10
Please refer to the Appendix B – Stormwater Management
Plan for further details.
.
Landslide Hazard Overlay Comment
The site is identified as containing a small polygon that is
mapped as moderate landslide hazard area at the rear of the
site. The identified area is of minimal size and any future
dwelling could either avoid this area or a site-specific
geotechnical assessment can be prepared for the design to
demonstrate that prepared by a registered professional
engineer to certify that:
a. the stability of the site, including
associated buildings and infrastructure, will be
maintained and operational for the life of the
development;
b. the site is not subject to the risk of landslide activity
originating from other land, including land above
the site; and
c. development of the site will not increase the risk of
landslide activity on other land;
Page 10 of 11
Page 11
6. Conclusion
This report has identified that the proposed development to reconfigure a lot (1 lot into 2 lots) complies with
the relevant benchmarks contained within the Noosa Plan 2020 and does not raise any significant issues that
cannot be addressed by reasonable and relevant conditions on the following basis:
+ each lot is provided with areas and dimensions that are suitable for the establishment of dwelling
houses with landscaped setting and that are in keeping with low density character and amenity of
the area;
+ each lot will be serviced with all necessary urban infrastructure including power, water, sewer and
telecommunications;
+ it will not result in any significant adverse impact to the Lake Macdonald water supply catchment and
buffer area
+ safe and appropriate vehicular access is provided to each lot.
This office trusts that the information supplied comprehensively addresses all of the issues that are to be
considered by the Noosa Plan 2020. Should you have any questions in relation to the proposal, or any aspect
of the development, please do not hesitate to contact the undersigned on 0423 952 928 or via email
[email protected]
Yours sincerely,
Marcus Brennan
B. Urb. Reg. Plan.
Page 11 of 11