2014-12-09 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                               9 DECEMBER 2014


 The proposal is within the planned capacity of the surrounding infrastructure networks
   (including roads);
 Allowing new land for housing is in the public interest, as it contributes to supply and would
   help generate new jobs in the construction industry;
 The development is compatible with surrounding residential uses; and
 There are several other sites in the area used for community services and there is no
   identified shortage of services in the area.
An assessment of the issues associated with the proposed change of land use follows below.
History
Historically the land was included in the “Special Use” zone in the 1985 Planning Scheme, given
its purpose as a gravel reserve. The 1992 Cooroy Development Control Plan also included it in
the “Special Uses & Public Facilities” designation. The 1997 Strategic Plan and The Noosa Plan
(2007) included the land in the “Community Services” designation/zone.
Location
Council’s Principal Strategic Planner indicates that the optimum use of the property is likely to be
residential. This is mostly due to the site being physically removed from the town centre, and not
suitable for a community function that supports the operation of the business centre and existing
community services (such as halls, public services, meeting venues and existing indoor social,
recreation or entertainment functions).

Other than an ancillary dwelling unit, the only residential use consistent within the Community
Services zone is Multiple Housing Type 3 - Retirement and Special Needs, meaning housing for
persons who are aged, being nursed or convalescing. Such uses are typically difficult to locate
and the model preferred by service providers relies on large sites to accommodate integrated
facilities with both independent living units and aged care beds.

The site is constrained in that it is surrounded by existing and future housing, restricting its
suitability for community uses that include regular night time or weekend noise. Furthermore, due
to the site’s proximity to the Pearsons Rd and Elm St intersection, any development is restricted
to access only from Blue Wren Place. This road has only been constructed to cater for a limited
amount of traffic, and any community uses that generated a high level of traffic is likely to
adversely impact on residents amenity.
Need
The applicant contends there are other sites within Cooroy zoned for Community Services and
there is no shortage of land for community uses. However, they have not provided a detailed
assessment to support this or otherwise demonstrate an overriding need for housing to be
developed on the Community Service zoned site.

Despite not providing an analysis, it is noted that there have been two significant development
approvals on other Community Services zoned land parcels within Cooroy for residential aged
care facilities, being:
     On the 23 June 2010, Council issued an approval to RSL Care (ref: 132007.2398.01) for a
       mix of 179 independent living units and 120 aged care beds on the 11.9 ha site, situated at
       4 Lamonts Rd & 19 Trading Post Rd. The development is to be located less than 100m to
       the north of the subject site and the approval has a currency until June 2016.
     On the 29 April 2013, an approval (ref: MCU13/0030) was given for a 23 bed extension to
       the Kabara Aged Care Facility at 20 Topaz St. This approval results in the facility being
       able to accommodate a total of 94 aged care beds and is located 3km to the south of the
       subject site. The approval has a currency until April 2017.


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