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Minor Change Report OPW16 0303 02 (As Published) · OPW16/0303.02
APPLICATION FOR A MINOR CHANGE TO A DEVELOPMENT APPROVAL
Author(s) Ecologist, Conor Neville
Stacey Clohesy, Environment Officer
Development Assessment
APPLICATION DETAILS
Application No. OPW16/0303.02
Development Approval REC15/0031 & MCU15/0111
Applicant Palm Lake Works Pty Ltd
Request Received On 2 October 2025
PROPERTY DETAILS
Property Address 19 Trading Post Rd Cooroy Qld 4563
RP Description Lot 102 SP287641
Land Area 12.13 Hectares
Existing Use of Land Multiple housing
STATUTORY DETAILS
SEQRP Designation Urban footprint
Locality Cooroy
Zone Community facilities
Overlays Biodiversity, Waterways and Wetlands
Assessment Type Minor Change to Development Approval
1. PROPOSAL
The applicant seeks approval to change to an existing development approval for landscaping.
2. BACKGROUND
Council approved the development for a Material Change of Use of Premises – Multiple Housing
Type 3 -Retirements and Special Needs in July 2016. Condition 8.1.7 and condition 9 required the
provision of landscaping buffers to the road frontages.
A development approval for an Operational Works-Landscaping permit was issued 1 February
2017. A request to change to this approval was approved on 16 October 2019 which permitted the
removal of vegetation along the Elm Street frontage which posed a threat to residents, as
documented by a qualified arborist.
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A further request to change this development approval for landscaping was received by Council
on 2 October 2025. The requested change primarily relates to vegetation clearing along the Elm
Street frontage to facilitate construction/remodelling of stormwater overland flow paths between
the development and the formed road and address the issue of non-compliant landscaping buffer.
The portions of non-compliant landscaping buffers include missing sections of landscaping to the
Elm Street frontage.
3. ASSESSMENT
Condition 1
LANDSCAPE CONDITIONS
Plans and Documents
1. Development undertaken in accordance with this approval must generally comply with the
approved plans of development, with annotations by Council. The approved and annotated
plans are listed in the following table unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
TP-00 A Cover Sheet as annotated by Council 11/11/16
Prepared by Hamilton Landscape Architects
TP-01 A Landscape Masterplan as annotated by 11/11/16
Council
Prepared by Hamilton Landscape Architects
TP-02 A Landscape Fencing Plan as annotated by 11/11/16
Council
Prepared by Hamilton Landscape Architects
TP-03 A Surface Finishes Plan as annotated by 11/11/16
Council
Prepared by Hamilton Landscape Architects
TP-04 A Planting Plan 11/11/16
Prepared by Hamilton Landscape Architects
TP-05 A Trading Post Road Design as annotated by 11/11/16
Council
Prepared by Hamilton Landscape Architects
TP-06 A Tree/Palm Planting Plan 11/11/16
Prepared by Hamilton Landscape Architects
TP-07 A Shrub Planting Plan as annotated by 11/11/16
Council
Prepared by Hamilton Landscape Architects
TP-08 A Bioretention Basin 1 as annotated by 11/11/16
Council
Prepared by Hamilton Landscape Architects
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TP-09 A Central Bioretention Basin as annotated by 11/11/16
Council Prepared by Hamilton Landscape
Architects
TP-10 A Bioretention Basin 2 as annotated by 11/11/16
Council
Prepared by Hamilton Landscape Architects
TP-11 A Elm Street Landscape Plan Stage 1- Part A Undated
as annotated by Council
Prepared by Hamilton Landscape Architects
TP-12 A Elm Street Landscape Plan Stage 1- Part B Undated
as annotated by Council
Prepared by Hamilton Landscape Architects
Arborist Report Palm Lakes Resort Cooroy 02 August
prepared by GTS Tree Logistics 2019
Applicant’s Request
The applicant seeks to amend the condition to update the Elm Street landscaping plans with new
plans to reflect current conditions and include a new arborist report as the approved document.
The applicant has provided civil drawings documenting the extent of works required to facilitate
stormwater overland flow paths.
The applicant states “TMR have provided a renewal to conditional approval TMR16-018981 to
carry out the necessary drainage works along the boundary of Elm Street. The arborist impact
assessment supports the removal of all trees existing where the swale is required to be reinstated.
This will ensure that the swale works can be successfully completed and mitigate any future
disturbance of the swale. Proposed replanting where the swale is located is in line with the
arborist’s recommendations, refer to Appendix C for landscape drawings.
There are additional trees outside of the swale that are in poor health and are recommended to be
removed. The assessment outlines the trees of which are in Council’s jurisdiction, as well as the
trees within TMR’s jurisdiction. TMR provided advice that they have no objection to the removal of
vegetation within the road corridor that is impacting the property provided the relevant approvals
are obtained from council. The landscape plans reflect the removal as such and provide proposed
replacement species, refer to Appendix C.
The amended landscape plans propose buffer planting along the boundary that is suitable for the
constraints of the area. The proposed vegetation is inclusive of species that will grow to reasonable
heights and do not have roots that will impact the existing acoustic fence. The chosen species also
consider the drainage works to ensure that the swale won’t be impacted.”
Assessment of Request
It is considered reasonable to accept the findings of the arborist report and civil works required and
support the change in landscaping plans. The proposed landscaping plans are generally
acceptable and any non-compliant elements have been marked-up by Council to provide the
required landscaping buffer to the Elm Street frontage.
The revised landscape plans nominates a mix of ground cover (max height ~1m) within the
landscape buffer between and including lots 142-146, 204, 205 and 212. Lots 17-139 propose tree
removal, retention, and replacement plantings. It is considered the proposed vegetation will not
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achieve an adequate vegetated screen to buffer the acoustic fence in some sections. Additional
species, including a selection of small trees and large shrubs are recommended to enhance visual
amenity and natural landscape of the area and reduce the visual impact of the acoustic fence, in
accordance with condition 2 of OPW16/0303, the higher order approval MCU15/0111 and Noosa
Landscaping Code (9.4.5, Noosa Plan 2020).
The proposed landscape plans have been marked up to ensure an adequate species mix and
buffer planting to including large shrubs or trees at 1.5m centre intervals along Elm Street frontage
(from lots 17-146, 204, 205 and 212). The species selection recommended by Council (as
annotated on the revised landscape plans – drawing no. 213-001-CD003) are consistent with
recommendations in the arborist report.
It is recommended that an additional Condition 24 to be included in the approval to require a
prestart meeting to ensure final species selection and placement are satisfactory to address
matters outlined above.
Condition 3
2. Elm Street Frontage landscape works between, and including, lots 17 to 65 must be in
accordance with permit approval conditions for operational works (civil) Council File
OPW16/0203 including plans:
TP-03 A Elm Street Landscape Plan Stage 2- Part A Undated
as annotated by Council
Prepared by Hamilton Landscape Architects
TP-04 A Elm Street Landscape Plan Stage 2- Part B Undated
as annotated by Council
Prepared by Hamilton Landscape Architects
TP-05 A Elm Street Landscape Plan Stage 2- Part C Undated
as annotated by Council
Prepared by Hamilton Landscape Architects
Applicant’s Request
The applicant seeks to amend the condition to update the Elm Street landscaping plans with new
plans to reflect current conditions and include a new arborist report as the approved document, as
per rationale given for condition 1.
Assessment of Request
It is considered reasonable to accept the findings of the arborist report and civil works required and
support the change in landscaping plans in principle. However, it is considered additional small
tree and large shrub plantings should be required to ensure adequate screening of the fence along
Elm Street. The proposed landscaping plans are generally acceptable and any non-compliant
elements have been marked-up by Council to provide the required landscaping buffer to the Elm
Street frontage, to achieve no gaps greater than 1.5m, between trees/large shrubs or as agreed to
by Council.
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Condition 22
On Maintenance
22. Maintenance periods* must be:
a. 12 months for Trading Post and Pearson Road Streetscape.
b. 36 months for Elm Street Road and Elm Street 2m buffer plantings.
c. 36 months for Water Treatment Devices Landscape
Applicant’s Request
The applicant’s request “that the current 3 year on -maintenance period of 36 months for Elm Street
Road and Elm Street Buffer plantings to be reduced to 1 year for the buffer plantings… Given the
time between the completion of the original landscaping being approximately 7 years ago, an on-
maintenance period of 1 year for the buffer planting seems far more reasonable than the current
period.
Assessment of Request
The request for a 12 month maintenance period is consistent with Council’s standard maintenance
period for street tree plantings, however the Elm Street buffer plantings are not similar to street
tree plantings due to the mix of species, densities, mounding, mulching and maintenance required
to successfully be established. The applicant has stated they had seven 7 years to establish and
maintain this area in accordance with the approved plans and requirements of the higher order
approval (MCU15/0111 condition 8.1.7 and condition 9), however this has not been achieved to
date. For these reasons, the request is not supported.
Applicant’s Request
The applicant requests “a condition be added to the OPW that states in circumstances where trees
are considered to be in poor health or dangerous, that” the applicant “can remove them with
Council’s acceptance in writing. This will avoid the requirement for a further amendment to remove
additional trees in the future for those that were not supported to be removed by the arborist.”
Assessment of Request
This request is supported where the trees pose a well-founded risk to life and/or property, with
documentation from a qualified arborist (minimum level AQF 5). A suitable condition is provided
below.
Additional Condition 25
Existing mature trees along the Elm Street road frontage, as documented in the approved Arborist
report, must be retained in good health for the life of the development by the landholder. In the
event of decline in health any of these trees and where they have been documented by a qualified
arborist, with a minimum qualification of International Society of Arboriculture (ISA) certification or
Diploma of Arboriculture (minimum AQF Level 5), to pose an unacceptable risk to life and/or
property, the landholder must notify Council in writing and provide the qualified arborist
documentation prior to, or within 48 hours of, the required vegetation management.
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4. CONCLUSION & REASONS FOR DECISION
RECOMMENDATION
With regard to Application No. OPW16/0303.02, to make a minor change to an existing approval
for Operational Works - Landscaping situated at 19 Trading Post Rd Cooroy Qld 4563 described
as Lot 102 SP287641, is provided in accordance with Section 63(5) of the Planning Act 2016,
Council on 12 December 2025 decided to:
A. Approve the change in part and refuse the change in part.
B. Amend condition 1 and 3 to read as follows:
Plans and Documents
1. Development undertaken in accordance with this approval must generally comply with the
approved plans of development, with annotations by Council. The approved and annotated
plans are listed in the following table unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
TP-00 A Cover Sheet as annotated by Council 11/11/16
Prepared by Hamilton Landscape
Architects
TP-01 A Landscape Masterplan as annotated by 11/11/16
Council
Prepared by Hamilton Landscape
Architects
TP-02 A Landscape Fencing Plan as annotated by 11/11/16
Council
Prepared by Hamilton Landscape
Architects
TP-03 A Surface Finishes Plan as annotated by 11/11/16
Council
Prepared by Hamilton Landscape
Architects
TP-04 A Planting Plan 11/11/16
Prepared by Hamilton Landscape
Architects
TP-05 A Trading Post Road Design as annotated 11/11/16
by Council
Prepared by Hamilton Landscape
Architects
TP-06 A Tree/Palm Planting Plan 11/11/16
Prepared by Hamilton Landscape
Architects
TP-07 A Shrub Planting Plan as annotated by 11/11/16
Council
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Prepared by Hamilton Landscape
Architects
TP-08 A Bioretention Basin 1 as annotated by 11/11/16
Council
Prepared by Hamilton Landscape
Architects
TP-09 A Central Bioretention Basin as annotated by 11/11/16
Council Prepared by Hamilton Landscape
Architects
TP-10 A Bioretention Basin 2 as annotated by 11/11/16
Council
Prepared by Hamilton Landscape
Architects
IAS17818 1 Arboricultural Impact Assessment and 22/08/2025
Visual Tree Assessment prepared by
Independent Arboricultural Services
12 December 2025
213-001-CD001 D Landscape Cover Sheet prepared by 01/10/2025
Citicene
213-001-CD002 D Landscape Specification Notes prepared by 01/10/2025
Citicene
213-001-CD003 D Landscape Schedules prepared by Citicene 01/10/2025
as annotated by Council
213-001-CD600 D Landscape Plan prepared by Citicene 01/10/2025
as annotated by Council
213-001-CD601 D Landscape Plan prepared by Citicene 01/10/2025
as annotated by Council
213-001-CD602 D Landscape Plan prepared by Citicene 01/10/2025
as annotated by Council
213-001-CD800 D Landscape Details prepared by Citicene 01/10/2025
Condition 3
3. Elm Street Frontage landscape works between, and including, lots 17 to 65 must be in
accordance with permit approval conditions for operational works (civil) Council File
OPW16/0203 including plans
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213-001-CD603 D Landscape Plan prepared by Citicene 01/10/2025
as annotated by Council
213-001-CD604 D Landscape Plan prepared by Citicene 01/10/2025
as annotated by Council
C: Refuse to change condition 22(b) for the reasons:
i. The request for a reduction in the maintenance period for buffer planting from 36 months to
12 months is not supported due to the time required to successfully establish the mix of
species, densities, mounding, mulching and maintenance.
D: Include additional conditions 24 & 25 to read as follows:
Additional Condition 24
A prestart meeting must be organised with Council’s delegate by calling 5329 6500 (giving at least
five business days’ notice). The prestart meeting must be attended by the responsible persons for:
a. Landscape works
Additional Condition 25
Existing mature trees along the Elm Street road frontage, as documented in the approved Arborist
report, must be retained in good health for the life of the development by the landholder. In the
event of decline in health any of these trees and where they have been documented by a qualified
arborist, with a minimum qualification of International Society of Arboriculture (ISA) certification or
Diploma of Arboriculture, to pose an unacceptable risk to life and/or property, the landholder must
notify Council in writing and provide the qualified arborist documentation prior to, or within 48 hours
of, the required vegetation management.
Include the following Advisory Note:
This approval does not permit any vegetation removal or planting on land within Department of
Transport and Main Roads jurisdiction. Landholder permission should be obtained from
Department of Transport and Main Roads prior to works commencing.
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