PM Submission - Mathew O'Brien - MCU25/0118

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                 Although Lot 1 will remain in public ownership through a Community Housing Provider, the
                 land will be restricted from public access. This contradicts the fact that the community has used
                 this land as informal open space for more than 60 years since the former dump closed.

                 Surrounding land is zoned Low Density Residential. The Cooroy Local Plan already contains
                 appropriately located Medium Density land. Introducing medium-density housing in this
                 location is inconsistent with community expectations and the Cooroy Town Plan.

                 3. Insufficient Cemetery Space

                 All cemeteries in Noosa Shire are approaching full capacity. Only one-fifth of the site at 62 Lake
                 Macdonald Drive has been set aside for future cemetery needs, with a portion already occupied
                 by the cemetery shed.

                 There is no evidence that the adjoining land at 64 Lake Macdonald Drive is surplus to future
                 burial requirements. Local governments are responsible for providing sufficient cemetery
                 capacity; housing is not a local government responsibility.

                 Access to the site from Lake Macdonald Drive is constrained due to limited sight lines.
                 Integrated access through the existing cemetery is feasible only if the land continues in
                 cemetery use.

                 No alternative land for future cemetery expansion has been identified.

                 4. Excessive Density and Incompatible Built Form

                 The proposed density far exceeds that of comparable medium-density developments in Cooroy:

                 - 9 Kauri Street: 10 units on 2,138 m²

                 - 20 Kauri Street: 10 units on 2,030 m²

                 - 64 Lake Macdonald Drive (proposed): 26 units (25 dwellings + 1 community unit) on 3,161 m²

                 This density would be more typical of a larger urban centre, not a town characterised by single
                 detached housing in a low-density setting.

                 The development’s scale, massing, and intensity are not sympathetic to local character and set
                 an undesirable precedent.

                 5. Poor Location and Lack of Connectivity

                 The site sits near the urban boundary, isolated from surrounding residents and lacking safe or
                 convenient pedestrian connectivity.




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                 Access to Cooroy’s main retail centre requires crossing a steep pedestrian bridge unsuitable for
                 many residents. The location does not support green transport, walkability, or ease of access to
                 services.

                 6. Distances to Essential Services Are Excessive

                 Recommended distances to key services are 400m–1000m. This development exceeds that:

                 - Core shops and medical services: approx. 1.8 km

                 - Cooroy Railway Station: approx. 1.4 km

                 - Noosa District High School: approx. 2.5 km

                 The nearest bus stop requires navigating unformed footpaths, rough terrain, a flood-prone
                 creek crossing, and steep inclines—unsafe and impractical for many residents.

                 7. Lack of Public Transport

                 There is no bus service past the site. Cooroy has only limited public transport (usually two bus
                 services a day). Residents will be dependent on cars. Coast2Bay’s CEO has stated most tenants
                 do in fact own cars.

                 8. Inadequate Parking Provision

                 Parking is one space short of the minimum, and actual needs will likely be greater. Care workers
                 require proximate parking, and no on-street parking is available. Meeting use of the community
                 unit will add further demand.

                 9. Traffic and Road Safety

                 Dianella Court was designed for 28 households. The development will increase congestion,
                 reduce safety, and worsen turning and service vehicle access issues. Waste collection access is
                 already problematic.

                 10. Insufficient Landscaping and Cemetery Buffering

                 A 3m western setback cannot accommodate meaningful landscaping or an adequate cemetery
                 buffer. Retaining walls further reduce space. The proposal relies on cemetery land for buffering,
                 reducing future cemetery amenity.

                 Summary of Issues:

                 1. A medium-density development is proposed within a low-density zone.

                 2. The Community Facilities – Cemetery zoning intent should be upheld.




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                 3. The development’s density is excessive and out of character.

                 4. The site is too far from key services and public transport.

                 5. The location will create hardship for tenants.

                 6. Approval would set a negative precedent for Cooroy and hinterland towns.

                 Yours sincerely,

                 Mathew O'Brien

                 Unit 3, 70 Kauri Street, Cooroy.




Document Set ID: 24329282
Version: 1, Version Date: 24/11/2025