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MCU10/2116 & REC10/2072 Development Application part 2 planning report 5 Opal Street Cooroy
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Max Watterson & Associates
Consulting Surveyors & Planners
ABN 59 847 644 252
PRINCIPAL 12 Maple Street,
MAXWELL L. WATTERSON Cadasoal Surveyor (Qld)
B.Surv(UNSW), M.SS.I., MAS.I.BA. Development Counter (PO. Box 639) COO ROY 4563
Ph: (07) 5442 6121
Fax: (07) 5442 5125
Email: [email protected]
16 DEC 2010
Nambour
REPORT TO ACCOMPANY DEVELOPMENT APPLICATION FOR A
DEVELOPMENT PERMIT FOR RECONFIGURATION OF A LOT
(1 Lot into 2 Lots)
AND
PRELIMINARY APPROVAL FOR MATERIAL CHANGE OF USE OF PREMISES
(Multiple Housing Type 4 Conventional - 6 Units)
ADDRESS: 5 OPAL STREET, COOROY
PROPERTY: LOT 714 ON RP904564
APPLICANT: COOROY RSL SERVICES & CITIZENS
MEMORIAL CLUB INC.
PLANS OF DEVELOPMENT: 03-1475AB - Reconfiguration of a Lot
10-064-1, 2, 3, 4 & 5 - Material Change of
Use
DATE: 30th NOVEMBER, 2010
Page 4
INDEX
Page
1. PROPERTY 3
2. SITE DESCRIPTION 3
3. ADJOINING LAND USES 3
4. PROPOSAL 4
5. COOROY RSL & CITIZENS MEMORIAL BOWLS CLUB 4
6. MERGER OF CLUBS 5
7. PREVIOUS APPRPOVAL 5
8. DEMAND FOR OPEN SPACE & COMMUMITY LAND 5
9. LOT CONFIGURATION CODE 6
10. COOROY & LAKE MACDONALD LOCALITY CODE 7
11. ATTACHED HOUSING ZONE CODE 14
12. OPEN SPACE RECREATION ZONE CODE 17
13. RESIDENTIAL USE CODE 19
14. CONCLUSIONS 24
APPENDIX A (Real Property Plan - RP904564) 25
APPENDIX B (Title Reference) 27
APPENDIX C (Plan of Proposed Reconfiguration) 29
APPENDIX D (Plans of Unit Development) 31
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1. PROPERTY
Real Property Description: Lot 714 on RP904564.
Relevant Planning Scheme: Noosa Plan.
Planning Scheme Locality: Cooroy & Lake Macdonald
Zone: Open Space Recreation
Strategic Plan Preferred Land Use Designation: Urban
South East Queensland Regional Plan Designation: Urban Footprint
A copy of the Real Property Plan (RP904564) of the property is attached as
Appendix A and a copy of the Title Reference is attached as Appendix B.
2. SITE DESCRIPTION
The subject land is located on the northern side of Opal Street about 40 metres east
of Elm Street and 60 metres west of Kauri Street. The land has frontages of
100.584 metres to Opal Street and Diamond Lane; contains a total area of 5059m2.
The western portion of the property is occupied by the Cooroy Bowls Club, including
a bowling green and a clubhouse. The eastern portion of the site is vacant and
unimproved.
The land is flat with a fall of approximately 0.5 metres from Diamond Lane down to
Opal Street; that is about 1%. The eastern end of the property is covered by
grasses and there is no wooded vegetation.
Opal Street has a bitumen formation, kerb and channel in place and a concrete
footpath across the frontage. Diamond Lane has a bitumen formation.
The property is connected to the water, sewer, power and telephone reticulation. A
stormwater pipeline traverses the site and is included within an Easement for
Drainage to benefit Sunshine Coast Regional Council.
3. ADJOINING LAND USES
The lands in the local vicinity are used for attached residential purposes; the land to
the east is currently being developed as a 5-unit development and the land to the
west is a motel.
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4. PROPOSAL
The proposal includes the application for a Development Permit for Reconfiguration
of a Lot to create 2 lots and a Preliminary Approval for Attached Dwellings (6 Units).
The Reconfiguration of a Lot application includes the creation of 2 lots:
• Lot 1 containing 3522m2 and comprising the Bowls Clubhouse and a bowling
green.
• Lot 2 containing 1536m2 being a vacant lot, to be developed for residential
units.
A copy of the Proposal Plan of the Reconfiguration (Ref: 03-1475AB) is attached as
Appendix C.
A copy of the Plan of Development of the residential units (Ref: 10-064-1 - 5) is
attached as Appendix D.
It is intended that the proposed Lot 2 be included within the Attached Housing Zone.
The proposal meets all applicable Codes for the purpose of Multiple Dwelling Units
within the Attached Housing Zone per the following provisions:
Site Area: 1536m2.
Proposed Population: 14.4 persons (Max Allowable 15.36)
Maximum Site Cover: 509m2 -33.1%
Maximum Building Height: 6.88m
Road Frontage Setbacks: 6.Om
Side Boundary Setback: 4.Om
Gross Floor Area: 525m2 (Max 614 4m2)
Landscaping: 432m2
Refuse Area: Enclosed area.
Drying Areas: Screened.
Car Parking: 6 garages
3 visitors spaces
It is intended that the development will be carried out in stages.
5. COOROY RSL AND CITIZENS MEMORIAL BOWLS CLUB
The Cooroy Bowls Club has operated at the subject site since 1940's; in recent years
the use of the facilities and the demand for use the club house and bowling green
has severely decreased. This is a trend that exists over Australia.
The Cooroy RSL and Citizens Memorial Bowls Club was created as a merger of the
Cooroy RSL Club and the Cooroy Bowls Club in 2006. The Club is not for profit
organization with over 4,500 members; over 4,200 of the members live in the local
area. The Club manages three properties; the RSL Club in Maple Street, Conroy,
the adjoining Memorial Hall and the Bowling Club.
a
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The Club employs 40 staff and in excess of 30 "permanent" volunteers to provide the community with a range of services ranging from the provision of accommodation and food to the SES for provision to victims of disasters to the Charity Santa. The venues are home bases for a variety of community organizations and events, providing social, cultural and sporting services to Cooroy and the surrounding area. 6. MERGER OF CLUBS During 2005 the Cooroy RSL undertook discussions with Noosa Council regarding the purchase of the Maple Street site by the Council for use as a Library/Community Centre. At this time the Cooroy Bowling Club was experiencing financial problems due to falling member numbers and the residual debt from the renovation of the clubhouse. At this time the Cooroy RSL Club members agreed to merge the clubs so that the Bowls Club could survive and to expand the facilities offered by the RSL Club to its members. It was envisaged that the Bowls Club site was the site of the merged clubs following the completion of the negotiations with Noosa Council regarding the purchase of the RSL Club. The discussions with Council regarding the relocation scenario were positive due to the continuing problems of parking at the Maple Street site. However in 2006 Noosa Council decided to construct a Library at the Mill Place site; this has left the Club with the predicament of two sites within Cooroy and the debt of the Bowling Club. The Club has retained its commitment to the community of retention of all of the facilities available to Cooroy; that is the provision of the RSL in Maple Street and the Bowls Club in Opal Street. However the extent of the property surrounding the Bowls Club is in excess of required; therefore the applicant intends to develop the vacant area of the site for residential units. 7. PREVIOUS APPROVAL An application for a motel was approved for the vacant portion of the subject land by Noosa Council on 15' July, 2004. The motel included 21 accommodation units with access off Opal Street. 8. DEMAND FOR OPEN SPACE & COMMUNITY LAND Cooroy and the surrounding area has a population of approximately 3,000 and contains facilities that cater for cricket, gymnastics, football, pony club, swimming, fitness, golf, bowls, tennis, badminton, archery, cycling and other sports; together
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with local interest groups of Scouts, Guides, martial arts, dance, wood working and
genealogy.
Generally all sports and interest group facilities are under utilized due to the national
trend of reduced participation in organized sports and the reduction of numbers of
members of clubs.
Therefore Cooroy includes sufficient facilities and space for sport, recreation and
community uses for a town of comprising this population.
9. LOT RECONFIGURATION CONSIDERATIONS
The Reconfiguration will create 2 lots, a lot containing the Bowling Club and bowls
green and the lot containing the vacant portion of the site to be developed for
multiple units.
It is intended that the proposed lot to be developed for multiple units will be included
within the Attached Housing Zone and the proposal is assessed against the relevant
provisions of the Noosa Plan for that Zone.
Lot Size: The proposed lot area of 1536m2 exceeds the prescribed minimum of
1500m2 for lots located within the Attached Housing Zone. The proposed frontage
30.69m exceeds the prescribed minimum of 30m.
Lot Layout: The proposal creates a vacant lot that is within the character of local
area, which is generally medium density housing.
The proposal utilizes the rear Lane for access to the residential units, in accordance
with the Specific Outcomes of the Cooroy and Lake Macdonald Locality and in
accordance with the recently approved multiple dwellings on the adjoining land to the
east. Access to the Bowling Club will via the existing access points on Opal Street
and Diamond Lane.
The site is located adjacent to public transport (rail/bus interchange), business centre
and community facilities of Cooroy.
The proposal utilizes the existing road layout.
Energy Efficiency: The proposed residential lot has a long axis with 20° of true
north and has a slope of less than 10%.
Infrastructure: The frontage works are in place and the vacant lot is able to be
connected to the services reticulation.
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Road and Rail Corridors: The residential component of the development is in
excess of 40 metres from the main road and 80m from the railway property.
Traffic Issues: The traffic generated by the development is within the capacity of the
external roads.
10. COOROY & LAKE MACDONALD LOCALITY CODE
Specific Outcomes Solutions
Effects of use
Amenity
01 Uses are located, designed and operated to The development will not produce significant
avoid significant adverse changes to the light, air impacts due to light, air quality, noise and
quality, noise, accessibility or other conditions accessibility.
enjoyed by users of associated, adjoining or
nearby uses.
Scenic amenity
02 Important scenic vistas including those to The development has no impact upon the
and from Mt Cooroy, Mt Tinbeerwah and Black scenic vistas of the local area.
Mountain are protected and uninterrupted to
maintain aesthetic and cultural values of the
natural landscape.
Major road network
03 The function of, and visual amenity and The function, visual amenity and character of
character surrounding the, major road network, the major road network are protected.
including Diamond St. Cooroy-Noosa Road, Belli
Creek Road and Lake Macdonald Drive is
protected and enhanced.
Laneways
04 Uses do not diminish the ability of laneways The development utilizes the rear Lane for
to- access.
a) relieve traffic on streets;
b) provide convenient and safe rear access to The formation of the Lane will require upgrading.
premises; and
c) add to the heritage character of Cooroy;
AND
05 Access for new uses is only taken off a
laneway where upgrading works are carried out
to the laneway to enable the laneway to
accommodate the anticipated levels of traffic.
Built form
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Density
06 The density of development within the site Proposed Lot 2 has a proposed population
area- density of 14.4 persons; the maximum allowable
a) is compatible with surrounding is 15.36 persons
development; and
b) does not exceed-
i. For the Semi-Attached Housing Zone-
1 dwelling unit per 400m2 of site area
with a maximum population
density of 100 persons per hectare;
ii. For the Attached Housing Zone-
maximum population density of 100
persons per hectare; and
iii. For the Business Centre Zone-
maximum population density of 100
persons per hectare
iv. For the Community Services Zone
maximum population density of 320
persons per hectare exclusively for
the purposes of Residential Aged
Care and 160 persons per hectare for
any other form of Retirement &
Special needs housing; and
c) has a low site impact to enhance the
opportunity to maintain natural site
characteristics such as native vegetation
and natural landforms.
Height
07 Buildings and other structures- The proposed unit development has a
a) are low rise and present a building height proposed height of 6.88m above the natural
consistent with structures on adjoining and ground surface.
surrounding premises;
b) have a maximum building height of 2 The maximum allowable is 8m.
storeys;
c) do not visually dominate the street,
surrounding spaces or the existing skyline;
d) preserve the amenity of surrounding land
uses;
e) respect the scale of existing vegetation;
and
f) respond to the topography of the site by
avoiding extensive excavation and filling.
Setbacks
08 Buildings and other structures are The proposed buildings are setback 6m from
appropriately designed and sited to- the road frontages and 4m from the side
a) provide amenity for users of the premises boundary
as well as preserve the visual and acoustic
privacy of adjoining and nearby properties; The minimum setbacks required are 6m from
b) preserve any existing vegetation that will the Road frontages and half the building
buffer the proposed building from adjoining height (ie 3.44m).
uses;
c) allow for landscaping to be provided
between buildings; and
d) maintain the visual continuity and pattern of
buildings and landscape elements within
the street.
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Site cover, gross floor area and plot ratio
09 The site cover, gross floor area and plot Proposed site cover is 33.1%; the maximum
ratio of buildings and other roofed structures- allowable is 40%.
a) results in a building scale that is compatible
with surrounding development; Proposed Gross Floor Area is 525m2; the
b) does not present an appearance of bulk to maximum allowable is 614.4m2.
adjacent properties, roads or other areas in
the vicinity of the site;
c) maximises the retention of existing
vegetation and allows for soft landscaping
between buildings;
d) allows for adequate area at ground level for
outdoor recreation, entertainment, clothes
drying and other site facilities; and
e) facilitates onsite stormwater management
and vehicular access.
010 Site cover does not exceed-
a) for a class 1 or class 10a structure within the
Detached Housing Zone, -
i for a single storey building - 50%; or
ii for a building of 2 or more storeys -
50% on the ground floor and 30% for
the upper storey(s), or 40% for all
storeys for a building of 2 or more
storeys;
b) for other classes within the Detached
Housing Zone - 40%;
c) for the Semi-Attached Housing Zone-40%;
or
d) for the Attached Housing Zone-40%
e) for the Community Services Zone-50%
011 For Multiple Housing Type 2 buildings
have a maximum plot ratio of 0.45:1.
012 For Multiple housing Type 3 or 4, Visitor
accommodation Type 4, or the accommodation
unit component of an Entertainment and dining
business Type 3-maximum gross floor area is
equivalent to the maximum allowable population
in persons multiplied by 40m2.
013 For the Business Centre Zone plot ratio
does not exceed-
a) 0.8:1 for site areas up to and including
2,000m2; and
b) 0.3:1 for the balance of a site over 2,000m2.
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Flooding and drainage"
014 Buildings and other works are designed he site is flood free.
and sited to-
a) provide flood free access to premises and
flood free habitable areas;
b) allow only minor, short term and infrequent
flooding of non-habitable areas;
c) ensure carparking areas can be adequately
drained;
d) ensure drainage does not adversely impact
upon other premises; and
e) ensure filling or excavation does not
adversely impact upon other premises by-
i. causing ponding of water on the site
or nearby land;
ii. increasing flooding, which adversely
affects the safety or use of any land
upstream and downstream; and
iii. adversely affecting the flow of water
in any overland flow path.
Sloping sites
015 On sloping sites, buildings and structures The site is flat.
are designed to maximise the use of natural
slope and minimise the need for cut and fill.
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Roof form
016 Roof forms- The proposed roof line of the units is a gable
a) contribute positively to the local skyline; with finials to provide a traditional design
b) complement the low rise character of the incorporating the vernacular of local design.
locality;
c) use simple traditional roof designs, such as
hipped, gabled or skillion; and
d) do not create opportunities for residents to
overlook the private open space areas of
neighbouring properties.
Public transport node
017 An accessible and safe public transport The proposed lot is located within walking
node is established and operated within Cooroy distance (100m) of the public transport node.
that-
a) links public transport services to other
centres and destinations throughout the
Sunshine Coast, and
b) forms part of an integrated transport network
that is accessible via pedestrian and bicycle
pathways.
6.11 Environment, conservation and recreat ion
Environment and cultural heritage values
018 There are no significant adverse effects on The proposal has no impact upon the
biodiversity, natural vegetation, native fauna environmental and cultural values of the site.
habi tat, landscape quality, water quality or
cultural heritage values, including those related
to-
a) changes to natural drainage;
b) disturbance to any of the wetland systems;
c) management of landslide and fire risk:
d) erosion and the transport of sediments off
site;
e) unmanaged public access;
f) effluent disposal69;
g) changes to fauna habitat and behaviour;
and
h) disturbance of buildings and features,
including natural features, of cultural
heritage significance.
Open space network
019 An integrated open space network is he proposal has no impact upon the existing
established, enhanced and protected throughout en space network and vegetation.
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the locality to-
a) provide for both passive and active
recreational pursuits;
b) provide connectivity for pedestrians,
cyclists, and horse riders:
c) provide habitat connectivity for wildlife;
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and
f) form a scenic backdrop for residential
development;
AND
020 The open space network links-
a) forests including parts of Tewantin and
Ringtail State Forests;
b) the catchment of Lake Macdonald;
c) the vegetated ranges of the sub-coastal
escarpment in the north, south, and east of
the locality; and
d) the riparian corridors of the Six-Mile and
Ringtail Creeks and their tributaries.
Noosa Trail Network
021 A comprehensive network of bridle trails The development has no impact upon the
and pedestrian and bicycle linkages is Noosa Trail Network.
established, enhanced and protected
incorporating road reserves, State forests,
Council owned land and private lands consistent
with the lifestyle and outdoor recreation needs of
Noosa's residents and visitors;
AND
022 The Noosa Trail Network in the locality is
supported by overnight camping facilities, home-
hosted accommodation and signage, allowing
local residents and visitors to experience the
natural values of the area and to access key
destinations including-
a) the town of Cooroy;
b) Lake Macdonald;
c) the Botanic Gardens; and
d) State forests, conservation parks and other
recreation facilities in the locality.
Pedestrian and bicycle pathways
023 Safe and convenient pedestrian and bicycle Pedestrian and bicycle pathways are
pathways are provided and retained between and available and contributions toward a
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around key destinations, including- network can be are provided in accordance with
a) between Cooroy and Tewantin; PSP20.
b) between Cooroy and the Noosa Botanical
Gardens; and
c) within and around the town of Cooroy.
Protection of Lake Macdonald water supply
024 Development does not adversely impact on The site is located above 98.5m AHD and the
the Lake Macdonald water supply. development will have no impact upon the
AND water quality of Lake Macdonald.
025 The number and location of access points
to watercourses is controlled and managed to
prevent adverse impacts on water quality in Lake
Macdonald;
AND
026 Key nodes are established and
appropriately managed at the following locations
and include facilities such as parking and picnic
areas-
a) the northern part of the lake, in the vicinity
of the water treatment plant, scouts and fish
hatchery;
the western part of the lake in conjunction
with the Botanic Gardens and associated
picnic areas; and
c) the eastern part of the lake, in the vicinity of
the Old Tinbeerwah School Park.
AND
027 Treatment and disposal of waste water
does not have any detrimental impact on Noosa's
major water storage and supply - Lake
Macdonald,
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11. ATTACHED HOUSING ZONE CODE
Specific Outcomes Solutions
Consistent Uses
040 The following defined uses and use classes
are consistent uses and are located in the Attached The proposal includes Multiple Housing.
Housing Zone-
a) Commercial business Type 1 if an estate
sales office
b) Home-based business Type 1;
c) Detached house;
d) Multiple housing; and
e) Visitor accommodation Types 1, 2 or 4
Inconsistent Uses
041 The following defined uses and use classes
are inconsistent uses and are not located in the No solution provided
Attached Housing Zone-
a) All Agricultural Uses;
b) Commercial business unless Type I and an
estate sales office;
c) Entertainment and dining business;
d) Home-based business Types 2 or 3;
e) Industrial business;
f) Retail business;
g) All Community Uses;
h) All Infrastructure Uses;
i) Ancillary dwelling unit; and
j) Visitor accommodation Type 3
Built form
Streetscape character 8 building bulk
042 Buildings and structures- The proposed buildings are sympathetic to
a) present a visual bulk and architectural scale the unit development on the adjoining
that is consistent with structures on adjoining property to the east and the existing club
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and nearby land; house building.
b) do not dominate the streetscape or
surrounding spaces; The buildings incorporate steps in the
c) address the streetscape; lines of the walls.
d) respect the public spaces about the site;
e) vary in line and plane; The building facade to Opal Street is
f) reflect the original vernacular architecture residential in nature and there are no
surrounding them; garages or carports visible from the
g) integrate with the landform by minimising cut street.
and fill;
h) make use of balconies, verandahs, eaves,
and roof overhangs for aesthetic, climatic and
lifestyle reasons; and
i) present well articulated facades where
garages or carports are not the dominant
visual element when viewed from the street;
AND
043 Buildings and structures take the form of The proposal includes 2 buildings
small separate buildings (no more than 4 attached incorporating 3 residential units in each.
dwelling units), rather than large single bulky
developments;
Garages and carports
044 Garages, carport structures and vehicle The garages and carports are not visible from
manoeuvring areas are designed and sited to- the street and are incorporated into the line of
a) provide for resident and visitor parking; the building.
b) visually integrate with the building and to not
dominate the street front; They are more than 6m from the street
c) allow opportunity for landscaping to screen frontages
vehicle parking and manoeuvring areas;
d) minimise the number of driveway accesses; The vehicular access to the site is via a single
and driveway on the Diamond lane frontage.
e) allow safe and efficient access to and egress
from the premises. The driveway permits egress and ingress of
the site in a forward direction.
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Front fences & walls
045 Front fences and walls are designed and sited
to- Front fences can be setback an average of
a) contribute to the attractiveness of the street; 1 metre and are articulated to provide visual
b) be compatible with the existing streetscape interest by stepping the design at maximum
character; 5m intervals.
c) relate to the architectural period of the AND
building; The area of land between the fence and
d) avoid interference with the movement of the front property boundary will be densely
surface stormwater; landscaped to screen any fencing from the
e) allow for casual surveillance from the street or street.
on main roads, mitigate traffic noise;
f) provide for planting in front of high solid
fences and walls; and
g) ensure planting between the front fence and
the footpath does not create an impediment
For pedestrians using the footpath.
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12. OPEN SPACE RECREATION ZONE
Specific Outcomes
6.39 Consistent uses
085 The following defined uses and use classes
are consistent uses and are located in the Open The existing use of a Bowling Club is a
Space Recreation Zone- consistent use within the zone.
a) Entertainment and dining Type 1 where in
conjunction with an Open Space Use;
b) Emergency service Type 2;
c) Open space;
d) Wellbeing Type 2;
e) Ancillary dwelling unit; and
f) Visitor accommodation Type 2
6.40 Inconsistent uses
086 The following defined uses and use classes
are inconsistent uses and are not located in the No solution provided
Open Space Recreation Zone-
a) All Agricultural Uses;
b) Commercial business;
c) Entertainment & dining if not Type 1 in
conjunction with an Open Space Use;
d) Home-based business;
e) Industrial business;
f) Retail business;
g) Education;
h) Emergency service Type 1;
i) Wellbeing Types 1, 3 or 4;
j) All Infrastructure Uses;
k) Detached house;
I) Multiple housing; and
m) Visitor accommodation Types 1, 3 or 4
6.41 Effects of use
Amenity
087 Active recreation facilities do not result in The use is existing and the proposal restricts
significant levels of traffic generation or significant future expansion of the use in a residential
levels of noise or light emission affecting nearby area.
residential uses.
6.42 Built Form
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088 Buildings and other structures are designed
and sited to- The proposal does not include any changes to
a) encourage the co-locating of a range of Open the existing structures of the bowling club.
space uses;
b) be attractive, comfortable and accessible to
the public;
c) provide suitable landscape treatments
seating, lighting and other amenities
conducive to community interaction and
convenience and public safety; and
d) protect any environmental values on the site.
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13. RESIDENTIAL USE CODE
Specific Outcomes
Effects of use
Electricity supply infrastructure
01 The development does not adversely The scale of the development will not impact
impact on existing or future electricity supply upon the existing and future electricity supply
infrastructure; infrastructure.
AND
02 All uses and works maintain an adequate The site is remote from any major electricity
safe distance from electrical infrastructure infrastructure.
including substations, overhead powerlines,
power poles and transformers.
Hot Water Systems
03 Hot water systems are installed and Hot water systems installed can be-
operated to support the efficient use of natural a) solar systems; or
resources and minimise consequent pollution b) electric heat pump systems; or
such as greenhouse gas emissions. c) natural gas or LPG systems; or
d) any combination of a), b) or c).
Water supply and conservation
04 On-site water storage is designed and Water saving measures can be implemented
as a part of the conditions of approval.
operated to support the efficient use of water;
AND
05 On-site water storage is adequate for
occupants every day use and fire fighting
purposes.
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Erosion and sediment control
06 Development does not cause erosion or No solution provided.
result in transport of sediments off-site.
Safety and security
07 For Multiple Housing Types 2, 3 and 4, The access to all units is clear and visible.
buildings and outdoor spaces are designed to
protect the personal security and safety of Access to the rear yards is also provided directly
residents by allowing for natural surveillance. from Common Property.
Emergency access
08 For Multiple housing Type 3, 4 & 5, site Emergency access available.
design and layout ensures efficient access and
egress for emergency vehicles.
Basement drainage
09 Buildings and access works are designed The site and parking areas drain by gravity.
and sited to protect persons and property in the
event of a flood and power failure.
Separation of incompatible uses
010 Development is designed to minimise noise Bedroom windows of the units are 4m away
carrying between dwelling units or from boundaries and are more than 6m from
accommodation units by locating noise sensitive shared driveways.
spaces such as bedrooms away from noise
generating areas of the development, such as
carparking areas or mechanic plant and
equipment or recreational facilities.
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Mechanical plant & equipment
011 Mechanical plant and equipment associated Air conditioning units can be located where
with Residential Uses are designed and located screened
so as not have an adverse impact on the visual
amenity of the site or surrounding areas.
Ancillary recreation uses
012 Ancillary recreation uses, such as outdoor No ancillary recreation uses proposed.
tennis courts and half netball courts, do not have
an adverse effect on the amenity enjoyed by
users of adjacent or nearby premises nor do they
cause unreasonable disturbance to local fauna
through light emissions by ensuring that all
lighting devices are limited to those designed and
installed to:
a) minimise light spillage on neighbouring
premises;
preserve an acceptable degree of lighting
amenity at the neighbouring premises;
c) provide covers or shading around lights;
d) direct lights downwards;
e) position lights away from possibly affected
areas: and
f) enable brightness of lights to be adjusted to
low levels.
013 Noise originating from the use of the tennis
court does not have a detrimental effect on the
amenity of the area or cause nuisance to
neighbouring residents.
Privacy
014 For Multiple Housing Types 2, 3 and 4, Privacy of the units is provided by fencing
building and structures are designed and sited to and screening.
ensure the visual privacy of residents of the
development and neighbouring properties is
21
Page 24
27
protected.
Access to Sunlight
015 For Multiple housing, buildings and The proposed development does not reduce
structures are designed and sited so as not to sunlight to the adjoining residence.
unreasonably diminish the existing sunlight to
adjoining residences and associated private open
space areas;
I AND
016 Multiple housing is designed and sited to
minimise the extent of shadows cast on solar
photovoltaic cells on roofs of adjoining buildings.
22
Page 25
23
Sloping sites
017 On sloping sites, buildings and structures The site is flat.
are designed to maximise the use of the natural
topography and minimise the need for cut and fill.
23
Page 26
24
14. CONCLUSIONS
The proposed reconfiguration of the subject land and use of the site for multiple
dwellings is consistent with the objectives of the Planning Scheme. However the site
is in excess of the land requirements of the Cooroy RSL Services & Citizens
Memorial Club Inc and there appears to be no demand for open space recreation
land in the local area.
The provision of the recreation facilities on the subject site is dependent upon the
approval of an application that permits the development of the site.
The proposal will maintain and enhance the character of the Cooroy area and has
little or no impact upon the amenity of the area. There appear to be sufficient
planning grounds for the approval of this application.
MAX L. WATTERSON
24
Page 27
RP901564 REGISTERED Pages 2 Page 1 of 2
SURVEY PLAN
n
NOOSA YAPPING t SJR 4 • ^ A^JI 010 364 404
No.D7 .-V 1) tho• t0.0-: ncm d.
p,wanto SKI,- .5 or tr.:_.y. RMa
1992. -d tho; th. plan 4 :
from pion C5002 h ;n
and compld
obrd
PLAN OF LOT 714 PARISH T£WANTIN
COUNTY March
roJ67v,^cee,^ei r COOROY
LOCAL GOVERE &HT NOOSA S C.
Cancelling Lots 7/4 - 7/8 on p/an C5602 SUNSHINE COI ST
ORIGINAL A/lot. /4-18 of Section 7 F?VU SURVEY RECORDS DEPOSITED
MERIDIAN MAP REF SCALE AC DOq$ED ARCIUVEO
9445-22424 1:50o ^_CR UMD PLAN904564
BRISBANE
0 10 20 30 40 60 eo 70 6I0 e0 100 I mm CROWN COPYRIGHT RESERVED
L 1 I 1 1 I I 1 1
oopy:IaF.r p,nc^.. t.° '!,i, pion Unauthorised reproduction or aaendnent
1s nit p• ^„r ;ot r he surveyor or Consulting Surveyors
pueen,Lor,,j to_ t mar yor.
Page 28
Page 1 of 2
CURRENT TITLE SEARCH
ENVIRONMENT AND RESOURCE MANAGEMENT, QUEENSLAND
Request No: 10648670
Search Date: 13/12/2010 16:13 Title Reference: 50217446
Date Created: 08/05/1998
Previous Title: 12865190
14540113
REGISTERED OWNER
Dealing No: 709409644 03/03/2006
COOROY RSL SERVICES & CITIZENS MEMORIAL CLUB INC
ESTATE AND LAND
Estate in Fee Simple
LOT 714 REGISTERED PLAN 904564
County of MARCH Parish of TEWANTIN
Local Government: SUNSHINE COAST
EASEMENTS, ENCUMBRANCES AND INTERESTS
1. Rights and interests reserved to the Crown by
Deed of Grant No. 11144065 (ALLOT 18 SEC 7)
Deed of Grant No. 11177099 (ALLOT 14 SEC 7)
(ALLOT 15 SEC 7)
(ALLOT 16 SEC 7)
(ALLOT 17 SEC 7)
2. EASEMENT IN GROSS No 601860934 (J599849P) 02/09/1988
BURDENING THE LAND
TO COUNCIL OF THE SHIRE OF NOOSA
OVER EASEMENT A ON RP197575
3. MORTGAGE No 709409645 03/03/2006 at 11:43
AUSTRALIA AND NEW ZEALAND BANKING GROUP LIMITED A.C.N. 005
357 522
ADMINISTRATIVE ADVICES - NIL
UNREGISTERED DEALINGS - NIL
CERTIFICATE OF TITLE ISSUED - No
Caution - Charges do not necessarily appear in order of priority
** End of Current Title Search **
COPYRIGHT THE STATE OF QUEENSLAND (ENVIRONMENT AND RESOURCE MANAGEMENT) [2010]
Requested By: D APPLICATIONS GLOBAL X
Page 1/1
http://www.urbispro.com.au/cgi-bin/dnr/titlesearch?ref=50217446& 13/12/2010
Page 29
-PEES Max Wafter-nn
I& A ssoc ates
A-ASH L ELECTRIC JUNCTION BOX
B - SLOD - HOUSE CONNECTION BRANCH
aA- BIWKBIA
88 - BOTTLE BRU HW - HEADNALL
BX-BOX IL- INVERT LEVEL mayors,
' : /AA
CD - CADAGHI LL-LIC LIVE'_
CI - CITRUS
CL • CAMPHOR IA EL
F-FIG
LP - US-' -C,E
MH - MAN HOLE
PP - POWER POLE
P riers&
G- GUM
GO Go-. DEN CANE
Std - STOP VALVE
6W-STORAMIATER PI
evelofInent
HP - HOOP PINE TE - TELSTRA PIT
IB - IR DNBARK
J-JACARANDA
LEP- LEOPARD
MA - MAHOGANY
Mo-MANGO 10 Maple Street
MP- MAPLE COOROY
N - NATNE
P P. PALM A-O - AUSTRALIAN HEIG= DATUM
PB- PAPERBARK BM - BENCH MARK P.O. Box 639
Pr - PINE EDA - EFFLUENT DISPC --'L AREA COOROY Q 4563
PN- PANDANAS USA - HOUSE SITE AREA
PC - POINCIANA FFL - FINISHEC FLOOR LE. FL
S - STRiNGYBARK RL- REDUCED LEVEL Ph. (07) 54426121
SC - SCRUB Fax. (07) 54425125
SH - SHE OAK
Email. office©mwasurveys.com.au
Si - SILKY OAK
UM- UMBRELLA
WL- WATTLE
X- EXOTIC Client:
COOROY
BOWLS CLUB.
Project:
PLAN OF PROPOSED
RECONFIGURATION
OF LOT 714 ON
713 RP904564.
C5602
CLUB HOUSE
3522m2 PARISH: TEWANTIN
BOWLING GREEN UNITS COUNTY: MARCH
LOCAL GOVT: SUNSHINE COAST R.C.
LOCALITY: COOROY
Plan -
Date 01-04-10
Datum: AHD
PM 56227
Origin:
Cont.lnt:
RL 1.635
Ref
03-1475AB
This plan has been prepared for application
purposes only and may be subject to change.
Dimensions and areas shown hereon are
BUILDING
approximate only and subject to final survey.
CONCRETE
KERB
GUTTER,BANK
PAVING
DRAINAGE
SEWER
POWER
BITUMEN
WALL
FENCE
BOUNDARY
Page 30
i
6000
212491 212491 n 2,2491 1,2491
L
r
CZ)
Z
J 0
8
Q
0
0 unit 2 unit 3 unit 5 unit 6
unit I unit 4
0
IB094h 2124g^
d 2124sgd 1W9 .j 2,24s0 R 2124
21241 W9dh nnl 24sgd 1809dh nl
IIIII 11111
IIIII IIIII
I, private 4111 IIIII 'I II
0 IIIII
O O
0 4111 open space ,; I
IIIII
IIIII
i1
ILA!
i i II
+1 II
IIIII
11111
^I11._ 4111 Ili1 11111
II 4111
4111
SITE LAYOUT scale 1:200 GROSS FLOOR AREA
SITE AREA - 1536 sq m
MAX GFA = 15.36x40sgm=614.4
MAX POPULATION - 15.36
PROPOSED GFA - 525 sq m
REAL PROPERTY DESCRIPTION PROPOSED POPULATION - 14.4
Lot 714 on Registered Plan 904564
SITE COVER LANDSCAPING = 14.4 x 30 sq m = 432 sq m
Parish of Tewantin MAXIMUM 40% OF SITE 614 sq m PROPOSED LANDSCAPING = 432 sq m
County of March proposed site cover 509 sq m ( 33.1% }
Site area 1536 sq m
Trevor RoDer OBSA licence no
PO BOX 852 CHILDERS OLD 4660
PROPOSED SIX TOWNHOUSES AT LOT 714 OPAL STREET COOROY T:07 41263110
F:07 41263114
M:0412 786 330
E: r op erdr
.. a ftin g ®bi gpon d com
FOR THE COOROY RSL AND CITIZENS MEMORIAL BOWLS CLUB INC. DRAWING REFERENCE 10 -064-1
Page 31
7490
4
2250 7250 1, 4230 1, 3760
230 190 76 190 70 230
2180 3300 3300 2180 2180 3300
14
1
2124p1 2124p1 2124pl
UNITS 1 AND 4
CD
ro UNIT AREA - DOWN - 65.0 sq m
rnD rnD ro GARAGE - 22.6 sq m
0 GARAGE
0
"'
C UNITS 2, 3, 5 AND 6
N
1820 82x 11 UNIT AREA - DOWN - 59.8 sq m
C3 GA R AGE - 22.6 sq m
N
82 0
ENT
-----`---------- areas taken over external walls and
0 0
to centreline o f comm onwo ll s
0 0
N)
n I\
O
60o 00 I
---
--4
0
O
O
CD O
0 KITCHEN CD
N
O
I\
O
co
O
N
INING
nit &5 nit 3 6
unit I & 4
LOUNGE
CD o
M +t
NO N
1809dh 2124sgd 2124sgd 1 R09dh 0
CD
CD O
N N
2124sgd 1809dh_ J
230 190 190 230
5550 5550 5550
GROUND FLOOR PLAN
scale 1:100 6010 11480 1,
Trevor Roper OBSA licence no 3996
PO BOX 852 CHILDERS OLD 4660
PROPOSED SIX TOWNHOUSES AT LOT 714 OPAL STREET COOROY T:07 41263110 M:0412 786 330
F:07 41263114
E: roper.drofting®bigpond.com
FOR THE COOROY RSL AND CITIZENS MEMORIAL BOWLS CLUB INC. DRAWING REFERENCE 10-064-2
Page 32
17490
5780 11710
230 70530 70
3980 3980 70^53^900 190900 , 0 3980
UNITS 1 AND 4
UNIT AREA - UP - 46.7 sq m
CD
O
CD CD
O
0
co
UNITS 2, 3, 5 AND 6
O
0
O UNIT AREA - UP - 45.6 sq m
o_CD
r
I CD
O
M
CD M
rb = areas taken over external walls and
,O =^ iii to centreline of commonwalls
CD
00 - O
r) r') CD
O O U7 (D
r O N O 0)
r.
o
o
(0 O in
2) N O 0
00
O
r-
O
O O
co
N14 O
O
N
r)
0924 0915 X915_ 0924-
1 0915 0924 unit 2 & 5 unit 3 & 6
unit I & 4
230 70 190 70 70 230
UPPER FLOOR PLAN I, 1, 2670 2810 2810 2670 190 2670 2810
-14
230 70 190 70 190 70 230
scale 1:100 1870 3610 3610 1870 1870 3610
5970 11520
Trevor Roper OBSA licence no 3996
PO BOX 852 CHILDERS QLD 4660
PROPOSED SIX TOWNHOUSES AT LOT 714 OPAL STREET COOROY T:07 41263110 M:0412 786 330
F:07 41263114
E: roper.drofting®bigpond.com
FOR THE COOROY RSL AND CITIZENS MEMORIAL BOWLS CLUB INC. MRD'r DRAWING REFERENCE 10-064-3
Page 33
colorbond roofing
d
oofi
EAST ELEVATION
colorbond roofing
4
timber battening and
finial I
I brick
veneer
WEST
Trevor Roper OBSA licence no 3996
PO BOX 852 CHILDERS OLD 4660
PROPOSED SIX TOWNHOUSES AT LOT 714 OPAL STREET COOROY T:07 41263110 M:0412 786 330
F:07 41263114
E: roper.drafting®bigpond.com
FOR THE COOROY RSL AND CITIZENS MEMORIAL BOWLS CLUB INC. "" DRAWING REFERENCE 10-064 -4
Page 34
^1 I lrblorlld Iriolo in
brick
veneer
NORTH ELEVATION
I !colorbond roofin^!^
brick
brick veneer
veneer
SOUTH ELEVATION
Trevor Roper QBSA licence no 3996
PO 80X 852 CHILDERS QLD 4660
PROPOSED SIX TOWNHOUSES AT LOT 714 OPAL STREET COOROY T:07 41263110 M:0412 786 330
F:07 41263114
E: roper.drafting®bigpond.com
FOR THE COOROY RSL AND CITIZENS MEMORIAL BOWLS CLUB INC. DRAWING REFERENCE 10 -064-5
Used in these records
MCU10/2116 & REC10/2072 Development Application part 2 planning report 5 Opal Street CooroyRelated documentApplication case desk ↗
MCU10/2116 & REC10/2072 Development Application part 2 planning report 5 Opal Street CooroyRelated documentApplication case desk ↗
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