2014-12-09 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                               9 DECEMBER 2014


Council’s Principal Strategic Planner considers that, in the context of Cooroy’s population and the
scale of recent development approvals for Retirement & Special Needs Housing in the immediate
area, it is reasonable to assume that these other developments should meet the need for this
residential use for a 20 year planning horizon.
Overall it is considered there are sufficient grounds to support the proposal, which align with the
Overall Outcomes of the Cooroy & Lake Macdonald Locality Code, being:
1.   The development provides for a practical infill development to support a growing urban
     settlement of permanent residents in Cooroy.
2.   The proposal is compatible with the residential zoned land surrounding the site.
3.   The proposed residential uses are compatible with the constrained site access provided via
     Blue Wren Place, with more intensive development unlikely to be suitable.
4.   The use of the site for residential uses will not unduly impact Cooroy’s ability to provide for
     a range of community uses.
Land Use & Works Provisions
The application has been assessed against each of The Noosa Plan codes. The pertinent issues
arising out of the assessment are discussed below:
Reconfiguring a Lot Code
The code seeks new lots that are appropriate for their intended use, and new residential
development consistent with the developed character of the neighbourhood. The site is
predominantly surrounded by existing residential zoned lots, which require minimum lot sizes of
600m2 in the Detached Housing zone and 800m2 in the Semi Attached Housing zone.
The proposed subdivision design provides for a logical extension of the existing, proposed and
future residential developments accessed via Blue Wren Place. The design provides for a variety
of lot sizes greater than 600m2 and promotes pedestrian accessibility, connecting to the trunk
pathway network along Elm Street.
Due to the site’s history as a gravel storage yard, the topography is irregular. The applicant
indicates earthworks and clearing are required to ensure adequate roads, drainage and other
infrastructure can be constructed to service the new lots. The proposed design takes into
consideration existing watercourses traversing the site and ensures the flow of these are
maintained to adjoining properties, consistent with the outcomes sought by the code.
Park Provision
The Specific Outcomes of the code require provision of public open space & active recreation
areas designed and located to be easily accessible, contribute to the legibility and character of
the locality and cost effective to maintain. The lower sections of the site, adjacent the existing
waterway are to be included as a revegetated park for drainage and environment purposes. This
part of the site is included within the Riparian Buffer Area on the Biodiversity Overlay Maps, and
the design avoids new development (except for a bioretention basin) within this mapped buffer
area.
The applicant does not propose any active recreation areas as part of this subdivision, instead,
proposes a new recreation park on the adjacent site to the east, as part of development
application REC13/0146 (1 into 16 lots), which is less than 100m from the site.
Road & Rail Corridor
A Specific Outcome of the code seeks lots for residential developments are not subject to high
traffic noise levels from the major road network or rail corridors. The applicant includes an
acoustic report prepared by Renzo Tonin Ron Rumble & Associates, recommending a series of
2.3-2.5m high noise barriers be constructed along the Elm Street frontage of the site to reduce
the noise levels below 60dBA to all lots.


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