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Delegated Report - Code - Planning RAL25 0004 (As Published) · RAL25/0004
DEVELOPMENT ASSESSMENT DELEGATED REPORT
Author Senior Development Planner, Georgina Schramm
Development Assessment
APPLICATION DETAILS
Application No. RAL25/0004
Applicant Noosa Shire Council C/-Murrays and Associates Pty Ltd
Proposal Reconfiguring a Lot – 1 Lot into 6 Lots (including drainage and
park lot)
Properly Made Date 21 February 2025
Information Request Date 6 March 2025
Information Response Date 21 March 2025
Decision Due Date 30 May 2025 (extended by agreement)
Report Reviewed & Patrick Murphy
Finalised By
08.05.2025 and 30.05.2025
External review:
Tim Balcombe (JFP Planning Consultants)
PROPERTY DETAILS
Property Address 62 Lake Macdonald Dr Cooroy Qld 4563
RP Description Formerly Lot 105 SP 118458, now comprising Lot 2 SP348613
& Lot 100 SP 348613
Land Area Total 3.53 hectares
Existing Use of Land Storage and maintenance building associated with cemetery use
occurring on the adjoining site to west (Lot 101 MCH655)
otherwise site is generally vacant.
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Community Facilities (no annotation)
Precinct Not applicable
Local Plan Area Cooroy
Overlays Biodiversity, Waterways and Wetlands – Areas subject to
Biodiversity overlay (Area of biodiversity significance) and Area
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subject to Riparian Buffer Overlay (MSES Regulated vegetation
– Cat R GBR riverine)
Extractive Resources – Resource Separation Area (Local)
Landslide Hazard – Moderate hazard
Flood Hazard – Flooding and inundation extent
Assessment Type Code
1. PROPOSAL
The application seeks approval for Reconfiguring a Lot – 1 Lot into 6 Lots (including drainage and
park lots).
The proposed reconfiguration seeks to create 3 englobo lots and will involve the following areas
and purpose:
Lot Area Purpose
Lot 1 (englobo lot) 3,158m2 Housing
Lot 2 (englobo lot) 6,281m2 Subject to further discussion
and community consultation
Lot 3(englobo lot) 7,917m2
Lot 100 1 hectare (balance lot) Future cemetery expansion
Lot 101 1,542m2 Parkland
Lot 900 471m2 Bioretention basin
The development involves the construction of a new road intersecting with Dianella Court.
The creation of the new road will include 12 on-street car parking spaces and a 2-metre-wide
concrete footpath linking with the existing footpath along Lake Macdonald Drive.
A tee-head turnaround bay will abut proposed Lot 2 and 101 to facilitate a turnaround area for
vehicles and particularly waste management.
A landscaped buffer of 5-10 metres within the new road reserve is proposed along the site’s eastern
boundary to provide a visual buffer to the neighbouring low-density residential zone .
The subject site has access to all urban services including reticulated water, sewer, electricity, and
telecommunications and will be connected as part of this subdivision process.
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The proposal plan is included below.
Figure 1 – Locality
Figure 1 – Proposed Subdivision Layout
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Figure 2 – Development Layout Plan
2. APPLICATION BACKGROUND
An action of the Noosa Housing Strategy 2022 was to investigate sites for housing opportunities,
including the subject Council-owned land at 62 Lake Macdonald Drive, Cooroy.
At its Ordinary Meeting on January 23, 2025, Council approved all remediation and
subdivision works for the revised subdivision layout (PDF, 394KB), including Lot 1 for social
housing. Any future uses of the remaining two lots are to investigate options including
consideration of open space, cultural heritage, housing, community uses, landscaping and
amenity and other land use planning matters. This process will involve community
consultation.
At its Ordinary Meeting on May 16, 2024, Council approved the land to be remediated,
subdivided, and the proposed Lot 1 sold to Coast2Bay Housing Group. Coast2Bay is a local
Tier 1 not-for-profit Community Housing Provider which has been successful in obtaining
funding from the State Government for 25 community housing units. Council signed a
Memorandum of Understanding with Coast2Bay in 2022 and they are a key member of
Council’s Housing Stakeholder Reference Group. A strong working relationship with their
team has helped pave the way for the delivery of this project.
At its Ordinary meeting on December 14, 2023, Council approved in-principle support to
dispose of proposed Lot 1 (3,158m²) of the residential subdivision to an appropriate
community organisation to ensure the delivery of social and/or affordable housing onsite.
On 17 June 2022, a development permit for building works (Storage shed) was approved (Council
ref: BA22/0002).
On 2 September 2024, a development permit for a 1 Lot into 2 Lot subdivision was approved
(Council ref. RAL24/0014). The approval created proposed Lot 100 and a balance lot, Lot 2, refer
to Figure 3. The new lots have been registered.
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Figure 3 – Approved Plan associated with RAL24/0014
On 9 February 2024, a development permit for Operational Works (clearing vegetation) was
approved. This approval only applies to plantation vegetation and has a currency period of 2 years
(Council ref: OPW23/0190).
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3. SITE DETAILS
3.1. Site History
Historical titles indicates the site was used for landfill between 1912 and 1958 – disposing of waste
(excluding inert construction and demolition waste).
3.2. Site Description
The subject site has an area of 3.53ha and is an irregular shaped allotment with 176m frontage to
Lake Macdonald Rd and 46m frontage to Dianella Ct. The site is located on the side of a hill which
includes gentle slopes (<10%) to the north and northeast. Access is limited to Lake Macdonald Rd
due a cutting along this frontage. A small drainage line is also present through the central part of
the site.
The site comprises an existing shed towards the site’s western boundary which is also the top of
the hill. The remainder of the site is a mixture of open grassland and slash pine and Gympie
messmates over the southern portion of the site that are both plantation timber and were planted
in 1973/74 for future harvesting and reducing weed infestation at the time. These species are not
endemic to the area and accordingly Council has recently obtained a tree clearing permit
(OPW23/0190).
The site does comprise contaminated land involving a previous landfill operation under the slash
pine over the southern portion of the site and nightsoil disposal over the cleared northern portion
of the site. The site is listed on the Environmental Management Register but is proposed to be fully
remediated prior to sealing of the plans and the commencement of any future land uses.
Figure 4 - Locality Plan
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3.3. Surrounding Land Uses
North – Parkland, low density residential development
East – Low density residential development
South – Residential development, single detached house and multi-unit, undeveloped state land.
West – Council Cemetery
4. ASSESSMENT
4.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
• State Planning Policy;
• South East Queensland Regional Plan;
• Planning Regulation 2017; and
• Noosa Plan 2020 (25 September 2020).
4.2. State Planning Policy
Part 2 of Noosa Plan states that the Planning Minister is satisfied that the State Planning Policy
(SPP) dated July 2017 is appropriately integrated in the Noosa Council's planning scheme, except
the Natural hazards, risk and resilience - coastal hazards - in part.
A review of the SPP’s state interest indicates that the benchmarks for water quality will apply as
the application involves a reconfiguration of a lot greater than 2,500m2 in area and seeks to create
6 or more allotments. The water quality requirements have been suitably addressed through the
installation of a bio retention basin (Proposed Lot 900) in the northern corner of the site.
Accordingly, the proposal suitably addresses the requirements of the State Planning Policy.
4.3. South East Queensland Regional Plan
The subject site is located within the Urban footprint under the SEQ Regional Plan. The proposed
subdivision is for an urban purpose and as such is consistent with the intent of the SEQ Regional
Plan.
4.4. Planning Regulation 2017
A review of the Planning Regulation indicates that the application is not required to be referred to
the State. It is noted that the site is listed on Environmental Management Register (EMR) due to
the site’s past history being used for landfill site between 1912 and 1958. Despite this, only MCU
application’s are required to be referred to the State in accordance with the requirements of
schedule 10 of the Planning Regulation 2017. Therefore, any future use application will trigger
refer to the State unless the site is suitably remediated to remove the EMR status.
4.5. Noosa Plan 2020
The following codes from the Noosa Plan 2020 are applicable to this development:
• Community Facilities Zone Code;
• Cooroy Local Plan Code;
• Reconfiguring a Lot Code;
• Works Codes;
• Biodiversity, Waterways and Wetlands Overlay Code;
• Flood Hazard Overlay Code.
The subject site is located in Cooroy and is zoned Community Facilities. The proposed
reconfiguration is required to follow a code assessable application process.
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The application has been found to generally comply with all applicable statutory instruments, those
requiring commentary are detailed below:
4.5.1 Cooroy Local Plan Code
The purpose of the Cooroy local plan code is to provide locally relevant planning provisions for the
assessment of development with the Cooroy local plan area.
The purpose of the code will be achieved through compliance with the relevant overall outcomes
and assessment benchmarks of the code.
The Cooroy local plan area includes the following relevant overall outcomes:-
• Cooroy is a vibrant, energetic country town servicing the Noosa hinterland and its own
growing community and provides services and facilities to meet the community needs whilst
retaining its character and protecting the natural and heritage values of the area.
• Development is limited to land within the urban boundary and maintains a defined edge to
the town to protect and reinforce the character and identity of Cooroy.
• Development is sited and designed to protect ecologically important areas, retain
landscape and built form elements, including significant views and vistas to external
elements, that contributes to the setting, character and identity of Cooroy as a town with a
strong sense of place and associations with the past.
• The protection of water quality within Lake Macdonald and waterways
• Development maintains and reflects the form and scale of development in Cooroy as a
modern country town with low density, low rise buildings that cover a comparatively small
area of a site leaving significant areas for landscaping and private open space.
• A diverse range of community services
A comprehensive assessment against the assessment benchmarks of the code is provided below.
An assessment of the application against the Cooroy local plan code demonstrates that the
proposal is consistent with the relevant assessment benchmarks and overall outcomes of the code.
4.5.2 Community Facility Zone Code
The purpose of the community facilities zone code is to provide for community-related uses,
activities and facilities, whether publicly or privately owned, including for example:
a) educational establishments;
b) hospitals;
c) transport and telecommunication networks; and
d) utility installations.
The overall outcomes sought for the Community Facilities zone are as follows:
• The Community Facilities zone primarily accommodates a variety of community related
activities and infrastructure, as well as certain special residential and recreation uses to meet
the current and future needs of the community.
• Development provides for the continued use of community land for the specific purpose
annotated on the zone map, and where the use is no longer meeting a community need, is
replaced with another community related activity.
• Development for community activities provides opportunities for growth in artistic, cultural,
social and community services
• A range of community activities such as cemeteries, childcare centres, clubs (where in
conjunction with a community use), community care centres, community uses, crematoriums,
educational establishments, emergency services, funeral parlours, healthcare services,
hospitals and places of worship are accommodated in the zone.
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• Community activities are located to optimise their accessibility, operational efficiency and
benefit to the community.
• Development does not limit the ongoing operation and expansion of an existing community
facility or prejudice the establishment of a new facility.
• Development for infrastructure activities results in a clear demarcation between public and
private spaces and protects public safety.
• Community activities provide an attractive, safe, pedestrian friendly environment and
integrate with surrounding land uses.
• Where appropriate, compatible community and recreation related activities and facilities are
co-located.
• Adverse impacts on ecologically important areas, including natural habitats, bushland,
wetlands and waterways are avoided or minimised.
Refer below to a complete assessment against the assessment benchmarks of the code.
An assessment of the application against the Community Facilities zone code demonstrates that
the proposed Reconfiguring a lot application has been prepared in such a way to accommodate
future community uses which will require further application. The proposed subdivision is
consistent with the relevant assessment benchmarks and overall outcomes of the code.
4.5.3 Reconfiguring a Lot Code
The purpose of the Reconfiguring a lot code is to ensure that development:
a) results in lots that are appropriate for their intended use;
b) contributes to a high standard of amenity;
c) results in lots that are consistent with the desired character of the local area ensuring high
quality urban design outcomes;
d) is responsive to site constraints;
e) maintains or improves environmental values and avoids adverse off-site environmental
impacts;
f) provides lawful, safe and practical access arrangements; and
g) provides infrastructure and services to new lots.
The purpose will be achieved through compliance with the overall outcomes and the assessment
benchmarks of the code. The reconfiguring a lot code includes the following overall outcomes:
• Development provides for lots that are of a size and have dimensions that are appropriate
for their intended use and are consistent with the sizes of surrounding lots.
• Development provides for lots which are responsive to local character and site constraints.
• Development avoids significant adverse effects on the natural environment and landscape
including waterways, drainage lines, wetlands and other ecologically important areas.
• Development provides for subdivisions that result in the creation of safe and healthy
communities by:
a) avoiding or mitigating the risk to people and property from natural hazards;
b) ensuring lots have a suitable and safe means of access to a public road;
c) promoting walking, cycling and the use of public transport;
d) providing appropriate infrastructure, including reticulated water and sewerage (where
available), sealed roads, pedestrian and bicycle paths, urban and non-urban open
space and community facilities in urban areas;
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A complete assessment against the assessment benchmarks of the code is provided below.
The Reconfiguring a lot code does not include any minimum lot size in the community facilities
zone. The proposal seeks to create englobo lots which are suitably sized lots for future community
uses that will likely be subject to separate assessment via a new application. An assessment
against the assessment benchmarks demonstrates that the proposal is consistent with the relevant
performance outcomes sought by the code.
4.6 Key issues
4.6.1 Contaminated Land
The site was identified as being a former municipal landfill site from 1912-1958. This has led to
the site being listed on the Queensland Government’s - Environment Management Register (EMR)
as a contaminated site. The applicant has engaged a suitably qualified environmental consultancy
to undertake a contaminated land detailed site investigation to assist with the future redevelopment
of the site.
The Detailed Site Contamination Investigation prepared by Environmental advisors on 12/06/24
(Ref: DSI 12032024 Rev 0) confirms the historic use of the site for landfill. The reporting concludes
that site remediation (or management for less sensitive uses) will be required under all future land
uses scenarios. As such the report recommended that a Remediation Action Plan be prepared to
support the future redevelopment of the site.
No referral to the State was required for this application for contaminated land matters under
schedule 10 of the Planning Regulations as this only applies to MCU applications.
4.6.2 Landslide Hazard
The subject site contains mapped areas of moderate landslide hazard areas. The site drops from
the southwestern portion of the site (in proximity to the existing shed) down to the Lake Macdonald
road frontage at an approximate 11% slope, and to the Dianella Court frontage at an approximate
8% slope. The mapping appears to reflect a small gully / overland flow path traversing lot proposed
2.
Mapped landslide hazard areas are also identified on Lot 100 near the MacDonald Rd road
frontage and around the bioretention basin. Some minor filling is proposed to occur over Lot 2 and
construction of the new road will be assessed as part of the subsequent associated operational
works approval process.
Typically, the landslide hazard mapping would trigger the requirement for a geotechnical
assessment to be undertaken to ensure site stability and compliance with PO1. Council’s
engineering officers have assessed the proposal and have not requested that a geotechnical report
to ensure compliance with PO1 of the Landslide Hazard Code. This matter can be further reviewed
and assessed as part of the future operational works application.
4.6.3 Flood Hazard
An area of 100m2 in the northern corner of the development is identified within the Flood Hazard
Overlay. No new lots will be located within land identified within the Flood Hazard Overlay with the
exception of proposed Lot 900, the future bioretention basin.
The creation of the drainage lot does not increase the risk to people or property. The findings of
the flood hazard assessment requires additional drainage infrastructure within this location which
will aid in reducing inundation periods at the Lake Macdonald – Dianella Court intersection.
The proposal does not increase the number of lots within the mapped hazard area.
4.6.4 Biodiversity
The southern part of the site is mapped as containing Area of biodiversity significance.
Environmental assessment of this vegetation has been undertaken and Council officers have
review this assessment and it is identified that the mapped vegetation is non remnant and planted
for plantation purposes. Subsequently, Council has obtained approval to clear this vegetation as
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part of OPW23/0190. The site includes other sporadic vegetation which may need to be assessed
in accordance with Council’s local law (vegetation clearing) requirements prior to the clearing.
4.6.5 Buffers to adjoining sites
The eastern boundary of the site incorporates a 5m and 10m landscape buffer to the adjoining
residential development to the east of the site. It is noted that Lot 100 is anticipated to be utilised
as a future expansion area for cemetery purposes. Therefore, to avoid any future landuse conflicts
or amenity impacts it is considered appropriate to incorporate a 2m landscape buffer along the
western boundary of proposed lots 1 and 2. A condition is recommended to this effect.
4.6.6 Access to 100
The proposed layout provides access to Lot 100 via landscape open space link (within new road
reserve) as shown on the proposal plans. No formal road access is proposed. Lot 100 currently
obtains access via the cemetery site (Lot 101 on MCH655) without any formal easement rights.
Convenient access is not possible to Lake MacDonald Road due to an existing cutting and no
suitable or formal access is proposed as part of new road access link included as part of the subject
application.
The creation of the new road reserve between proposed Lots 1 & 2 will allow the ability for the
operators to formalise future access.
A previous RAL application (Council ref: RAL 24/00014), which created the subject lot (Lot 100)
included a condition (Condition 5) which requires Lot 100 to be provided with a formal access as
part of any subsequent development, the condition will also be included in this approval.
Assessment benchmarks
An assessment against the Cooroy Local Plan Code, Community Facilities Zone Code and
Reconfiguring a Lot Code is provided below.
Performance outcomes Acceptable outcomes
Development in Cooroy
Local Plan Area generally (All
Zones)
PO1 No acceptable outcome provided Proposed Lot 1 is for the
purpose of social housing,
Development enhances the role
which will provide an
of Cooroy as the largest centre
increased housing supply,
in the Noosa Hinterland,
and housing diversity for
providing a wide range of
the Cooroy area.
business and employment
services, recreation facilities,
community services, housing
The future use of the
choice and a limited range of
remaining lots is under
visitor services.
investigation, including
PO2 consideration of open
space, cultural heritage,
Development contributes to the housing, community uses,
lifestyle and amenity of landscaping and amenity
residents of Cooroy and its and other land use planning
surroundings. No acceptable outcome provided
matters. This process will
involve community
consultation.
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PO3 AO3.1 Not applicable.
Development contributes to Development adjacent to a gateway or
the establishment of attractive special place or on land identified as a The subject site is not
streetscapes and gateways to key corner on Figure 7.2.2.4 (Cooroy identified in Cooroy
enhance the sense of arrival
Framework and Character Plan): Framework and Character
and the character of Cooroy.
Plan.
(a) incorporates architectural and
landscape treatments which
emphasise the corner location
as shown in figure AP3-10A and
figure AP3-10B; and
(b) incorporates building materials
such as varied roof forms,
changes in materials and
variations in projected and
recessed elements and facades.
AO3.2 Development adjacent to a
primary streetscape treatment area
identified on Figure 7.2.2.4 (Cooroy
Framework and Character Plan)
provides streetscape improvements
appropriate to the location, setting
and context of the development and
complements existing or proposed
streetscape works in the local area.
AO3.3
Development on Key Development
Sites identified on Figure 7.2.2.4
(Cooroy Framework and Character
Plan) incorporates a high standard of
architectural design and landscape
treatment consistent with the
streetscape character.
Editor’s Note— For further guidance
and context in interpreting the
Framework and Character Plans
please refer to PSP7 Framework and
Character Plans.
PO4 AO4 Not applicable.
The visual amenity surrounding Development adjacent to Myall Street,
the major road network and Mary River Road, Elm Street, Cooroy
entry is protected and Noosa Road, Tewantin Road and
enhanced. Diamond Street incorporates
landscaping that complements the
natural species occurring in the local
area, protects existing vegetation
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within the road reserve and
incorporates design elements that add
visual interest to the streetscape.
PO5 AO5.1 Development retains Not applicable.
landmarks, memorials and
Development retains and
monuments including but not
enhances key heritage and
necessarily limited to those identified The subject site is not
landscape elements including
on the Heritage and Character Areas identified in nor adjoining a
historical landmarks, existing
Overlay maps in Schedule 2. site identified within the
character trees and areas of
Heritage Overlay.
significant vegetation AO5.2
contributing to the setting and
Development retains and
character of the local plan area.
enhances existing mature trees
and character vegetation
contributing to the vegetated
backdrop and streetscape
character of the local plan area
including:
(a) mature trees, particularly along
Maple and Emerald Avenue,
Mary River Road, Myall Street
and Elm Street;
(b) riparian vegetation adjacent to
the Cooroy Creek and
(c) tributaries of Six Mile Creek
within the local plan area; and
(d) other character vegetation and
landscaping where identified on
Figure 7.2.2.4. (Cooroy
Framework and Character Plan)
PO6 AO6.1 Not applicable.
Development retains and Development enhances and does not
enhances key contextual views, intrude upon important sightlines to Mt Cooroy is located
to Mt Cooroy, Black Mountain Mt Cooroy. approximately 4km to the
range and other views to the
south west of the subject
rural and open spaces around AO6.2 site, the subdivision will not
Cooroy.
For Cooroy district centre, buildings impede view lines.
and structures do not significantly
interrupt or encroach upon key
The subject site is not
contextual views as identified on
identified in Cooroy
Figure 7.2.2.4 (Cooroy Framework
Framework and Character
and Character Plan) and shown in
Plan.
Figure 7.2.2.6.
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PO7 AO7.1 Not applicable.
Buildings, structures and Development retains or reuses
landscaping are consistent with buildings that have cultural Future development of the
and reflective of the traditional heritage or townscape site will be subject to a
country town character of
significance, including where development application.
Cooroy in terms of form,
proportion, composition and use subject to the Heritage and
of materials. Character Overlay (as mapped in
Schedule 2) or identified as a
heritage site or character area on
Figure 7.2.2.4 (Cooroy
Framework and Character Plan).
Editor’s Note— Section 8.2.7
(Heritage and Character Overlay)
sets out requirements for
development on heritage places
and in character areas.
AO7.2
Development is compatible with
existing buildings including
Federation and Art Deco styles,
without mimicking such styles.
AO7.3
Roof forms use traditional
Queensland style roof designs,
including gable, hip and valley,
pitched, or multiple gable roof forms
with a roof pitch of no less than five
degrees, examples shown in Figure
AP3-6B.
AO7.4
For residential buildings, roof form is
visible from the street and not
concealed behind parapets.
AO7.5
Buildings are designed to:
(a) reflect the traditional
Queensland vernacular;
(b) suit the local subtropical climate;
(c) incorporate lightweight
materials such as timber;
(d) be elevated above the ground
on sloping or low-lying lots;
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(e) incorporate open verandahs,
open balconies with transparent
or open balustrades or shaded
patios for outdoor living; and
(f) allow for landscaping integrated
with the buildings on site.
Editor’s note—Refer to Figure
AP3-6B for examples of traditional
Queensland vernacular design.
AO7.6
Boundary setbacks provide space for
trees between buildings.
Centres and Services
PO8 No acceptable outcome provided Not applicable.
Cooroy town centre functions as
a district centre with a wide
The subject site is not
range of business and
identified in Cooroy
community functions, servicing
Framework and Character
Cooroy and surrounding
Plan.
hinterland communities.
PO9 AO9 Not applicable.
Maple Street and Emerald Development maintains the primacy of
Street function as traditional Maple Street and Emerald Street as
pedestrian orientated main attractive and pedestrian-friendly main
streets and are the primary retail streets with a concentration of retail
and commercial focus of the and commercial uses.
town.
PO10 AO10 Not applicable.
Development in the District Development in the District Centre
Centre zone: zone:
The subject site is not
(a) is sympathetic (b) respects the adjoining identified in Cooroy
to the country town sites; Framework and Character
character and identity of Plan.
Cooroy; (c) provides detailing and
articulation for horizontal
(b) complements the
emphasis including awnings,
traditional built form,
parapet walls or first floor
street pattern and
balconies;
streetscape;
(d) steps buildings to reflect the
(c) is low-set single or double
natural topographic character of
storey with second
the street as shown in figure
storeys set back from the
7.2.2.7 and figure 7.2.2.8;
property frontage;
(e) incorporates a fine grain shop
(d) addresses the street;
front appearance extending to
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(e) creates vibrant and active roof forms which are to vary
spaces in the public between single tenancies, see
realm;
figure 7.2.2.7 and figure 7.2.2.8;
(f) provides continuous (f) where identified as primary
weather protection for active street frontage on Figure
pedestrians; and 7.2.2.4 (Cooroy Framework and
(g) provides integrated Character Plan)-- provides
and functional parking active street frontages that
and access arrangements incorporate shopfronts,
that do not dominate the indoor/outdoor cafes and
street. restaurants and other activities
that foster casual social and
business interaction for
extended periods. Refer to
Figure AP3-8A for design
outcomes for active
streetscapes;
(g) has building openings
overlooking the street, with the
main entrance visually
emphasised in the ground floor
facade; and addressing key
corner sites where indicated on
Figure 7.2.2.4 (Cooroy
Framework and Character Plan)
and Figure AP3-7A
(h) provides all-weather protection
in the form of continuous
awnings and or light verandah
structures, supported by timber
posts that match the position
and distance between of
adjoining awnings where that is
the dominant character of the
street, otherwise cantilevered as
per Figure 6.4.2.4, figure 6.4.2.5
and figure 7.2.2.7;
(i) incorporates signage mounted
above awnings on parapet walls
reinforcing the fine grain
appearance in the main streets
as per figure 7.2.2.7 and figure
7.2.2.8;
(j) includes the provision of
landscaping, shaded seating
and consistent and simple
paving materials on footpaths
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consistent with the character of
its setting including where
shown as primary streetscape
treatment area on Figure
7.2.2.4 (Cooroy Framework and
Character Plan);
(k) Retains a
pedestrian-friendly low-speed
traffic environment with
on-street parking and provides
off-street car parking at the rear
or to one side of the
development.
PO11 No acceptable outcome provided Not applicable.
Development for centre
activities on the eastern side of The subject site is not
the rail line retains a service located within a Centre
level role supporting the centre Zone.
on the western side of the rail
line by:
(a) providing a range of
small-scale destination
businesses, local
convenience goods and
services for nearby
residents and visitors;
and
(b) having a domestic
scale and not resulting in
reduced amenity for
adjoining residential
uses.
Housing Choice
PO12 No acceptable outcome provided Not applicable.
Sites currently used or
approved for the use of,
relocatable home parks,
retirement facilities or
residential aged care facilities
such as Palm Lakes Resort,
Cooroy Villages and Kabara
continue to provide such
residential accommodation into
the future.
AO13 No acceptable outcome provided Not applicable.
Additional sites suitable for
future use as aged care are
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preserved and protected for
aged care.
PO14 AO14 Not applicable.
Development provides for sites Residential dwellings within
within and in close proximity to the District centre zone:
the District centre zone to a) do not exceed 100m2; and
contribute to housing diversity b) form part of a mixed-
by providing small attached use building with non-
dwellings, including single level residential uses at ground
apartments. level.
Visitor Facilities
PO15 No acceptable outcome provided Not applicable.
A variety of visitor
accommodation options are
provided in the Cooroy local
plan area to meet the needs
of visitors.
AO16
Not applicable.
Development is sited and No acceptable outcome provided
Development is not located
designed such that it does not
on a laneway.
diminish the ability of laneways
to:
a) relieve traffic on
streets;
b) provide convenient
and safe
rear access to
premises including
service vehicles
where relevant;
c) provide safe
pedestrian
linkages;
d) add to the heritage
character of
Cooroy.
PO17 Not applicable.
Development facilitates the No acceptable outcome provided.
Development is not located
widening and upgrading of
on a laneway.
laneways in the Cooroy Local
Plan Area to accommodate
anticipated levels of traffic.
Where:
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a. access to
development is
taken from a
laneway, a 2 metre
resumption from the
laneway frontage is
required for
widening and the
laneway is to be
upgraded to the
appropriate
standard; or
b. development is
undertaken on a
property with a
laneway frontage,
and access is not
taken, a 2 metre
easement is
provided for future
widening and
upgrading
purposes.
PO18 No acceptable outcome provided. The development proposes
Development improves local a new footpath alongside
connectivity by providing safe the newly created lots and
and convenient pedestrian and connects with the existing
bicycle pathways to and network on the western
between key destinations such side of Lake Macdonald
as the town centre, railway Drive.
station, community and sports
facilities and schools.
PO19 AO19 Not applicable.
Development integrates with Development on land including or
and extends the existing street adjoining a key pedestrian/cycle link
and pathway networks shown on Figure 7.2.2.4 (Cooroy The subject site is not
including but not limited to Framework and Character identified in Cooroy
those identified on Figure Plan) facilitates these connections. Framework and Character
7.2.2.4 (Cooroy Framework Plan.
and Character Plan) such that
connections to and between
key local destinations are
provided and reinforced.
Environment, natural resource and recreation values
PO20 AO20 The subject site is identified
on the Environmental
Development has no significant Connecting Habitat Areas as identified
Management Register
adverse effects on biodiversity, on Map SFM-4 - Biodiversity (Strategic
(EMR) and has a section of
natural vegetation, native Framework Map) are protected from
the site identified as an area
fauna habitat, landscape fragmentation and encroachment by
of biodiversity significance.
quality, water quality or cultural development.
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heritage values, including To facilitate the
those related to: decontamination and
Editor’s Note— Council may request
remediation process,
a) changes to natural additional information on the proposed
vegetation removal is
drainage; method of effluent disposal to ensure
required, as permitted
b) disturbance to any of the nature of the development is through a recent operational
the wetland systems; compatible with environmental values.
works approval.
c) management of Refer to PSP1 – Preparing a well made
landslide and fire risk; application..
d) erosion and the
transport of sediments
off-site;
e) unmanaged public
access;
f) effluent disposal; and
g) changes to fauna
habitat and behaviour.
PO21 AO21
Development maintains and Open space corridors identified as
protects an integrated open Ecological Linkages and Major
space network throughout the Recreation areas on Map SFM-1 -
locality to— Settlement and Map SFM-4 -
Biodiversity (Strategic Framework) are
a) provide for both passive
enhanced and protected from
and active recreational
fragmentation and encroachment by
pursuits; development.
b) provide connectivity for
pedestrians, cyclists,
and horse riders;
c) provide habitat
connectivity for wildlife
and fish passage;
d) protect watercourses
and drainage lines;
e) protect vegetation on
steep slopes; and
f) form a scenic backdrop
for residential
development.
PO22 No Acceptable outcome provided. The development is not
Development does not located within the Water
adversely impact on the Lake Supply buffer.
Macdonald water supply.
Editor's Note— Section 8.2.9
(Regional Infrastructure
Overlay code) sets out
requirements for the provision
of the Lake Macdonald Water
Supply catchment.
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PO23 No Acceptable outcome provided.
The number and location
of access points to
watercourses is controlled and
managed to prevent adverse
impacts on water quality in
Lake Macdonald.
Community Facilities Zone Code
Performance outcomes Acceptable outcomes
Role and function
PO1 The subject site is zone
Community Facilities and
The Community facilities zone No acceptable outcome provided
does not have a “purpose”
accommodates a range of annotation.
community activities, infrastructure
activities, special residential uses,
recreation activities and limited low The subdivision will improve
scale ancillary business uses. the accessibility of the site,
and opportunity to
PO2 accommodate a variety of
uses in demand by
Development maintains the ongoing
community.
provision and use of Community No acceptable outcome provided
Facilities zoned land for community Future uses for the site will
related purposes. be determined via separate
application following
PO3 additional consultation with
the community.
Development- No acceptable outcome provided
(a) is consistent with the specific
purpose as annotated on the
zone map; or
(b) where the annotated purpose is
no longer meeting a community
need, replaces it with another
community related use; or
(c) where there is no specific
purpose annotated on the zone
map, provides a use consistent
with the needs of the local
community.
PO4
The site and location are accessible No acceptable outcome provided
and suitable for the intended use and
population catchment it serves.
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PO5 Not applicable.
Uses are of a type, scale and No acceptable outcome provided
intensity consistent with community
needs, locational characteristics and
supporting infrastructure.
Noosa Business Centre AO6 Not applicable.
PO6 The location of the transit facility
is to be generally in accordance
The first stage of development at the
with Figure 7.2.4.4 (Noosa
Noosa Business Centre
Business Centre Framework and
Village mixed use precinct, High Character Plan).
density residential precinct or the
Business park precinct (where
immediately adjoining either the
Village mixed use precinct or the
High density residential precinct)
incorporates provision for a
sub-regional transit facility, on a
separate unencumbered lot with a
minimum area of 5,000m².
Residential care AO7.1 Not applicable.
PO7 The following sites are retained as
residential care facilities:-
Existing and approved sites for
retirement facilities and residential (a) ‘Kabara Noosa Care’ at 20
care facilities are retained and Topaz Street, Cooroy, over
continue to provide such residential Lot 102 SP236318;
uses on the site.
(b) ‘Carramar Noosa Care’ at
186 Cooroy-Noosa Road,
Tewantin, over Lot 2 on
RP177554 and Lots 18 and
19 on RP162486;
(c) ‘Japara Noosa Aged Care’ at
119 Moorindil St, Tewantin,
over Lot 1 on SP146053;
(d) ‘Ozcare Noosa’ 100 Cooyar
St, Noosa Heads, over Lot 9
on RP225312
AO7.2
The following sites are developed
and retained as integrated
residential care and retirement
facilities:
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(a) Land at 82 -100 McKinnon
Drive, Tewantin, described
as
Lot 2 on RP220516 and Lot
86 on MCH1415;
(b) Land at Ben Lexcen Drive
and Grasstree Court, Sunrise
Beach, over Lot 9 SP252905
and Lot 6 RP901384; and
"Palm Lake Resort" at 15 Pearsons
Road, Cooroy, over Lots 102 and
103 SP287641.
PO8 Not applicable.
Residential care and retirement
facilities develop where there is local No acceptable outcome provided
community demand for such
residential uses.
Short-term accommodation No acceptable outcome provided Not applicable.
PO9
Short-term accommodation develops
in conjunction with an educational
establishment or hospital on the
same site.
Indoor sport and recreation No acceptable outcome provided
PO10
Indoor sport and recreation develops
in conjunction with a community
activity on the same site and does not
include an amusement parlour or
bowling alley.
Markets No acceptable outcome provided
PO11
Temporary or periodic markets are
supported by existing facilities and do
not significantly impact on the
amenity, safe traffic environment and
character of the surrounding area.
Club
PO12 AO12
Clubs develop in conjunction with a Clubs do not exceed 500m².
community activity on the same site.
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Food and drink outlets and shops AO13.1
PO13 Kiosks, cafés and shops are
ancillary to the main recreation or
Food and drink outlets and shops are
community activity on the same
small scale and ancillary to the main
site and do not exceed a combined
recreation or community activity on
total use area of 150m² and sell
the same site.
only non-alcoholic drinks and light
meals.
AO13.2 Food and drink outlets
within an existing sporting club or
community use, including indoor
and outdoor dining space, does not
exceed a gross floor area of 150m²
Built Form
Height AO17.1 Not applicable.
PO17 Within urban boundaries buildings
(a) Buildings and other structures. and other structures are no
are low rise and have a visual more than 8 metres in building
bulk and architectural scale height.
consistent with the character of
the area; AO17.2
(b) do not visually dominate the Outside of urban boundaries
street and surrounding spaces; buildings and structures are no
more than 8 metres in building
(c) preserve the amenity of
height, providing that they may be
surrounding development
up to 9 metres where the pitched
including privacy, views and
roof but no other part of the
access to sunlight to residential
building or structure exceeds 8
dwellings; metres.
(d) respect the scale of the
surrounding vegetation, AO17.3
maintaining a vegetated Where excavation is required,
skyline; and the maximum portion of the
have a maximum building height of exposed external façade of the
two storeys. building cannot exceed 8
metres in building height.
Editor's note—refer to figure
AP3-13A
Editor’s Note—utility installations
and telecommunication facilities
may require a greater height which
would be assessed on a
caseby-case basis but is not likely
to exceed 15 metres within urban
boundaries or 25 metres outside
urban boundaries.
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Site cover, gross floor area and AO18.1 Not applicable.
building bulk
Individual buildings do not exceed
PO18 a gross floor area of 1,000m².
Buildings and other structures:
AO18.2
(a) are fit for purpose and respect
The maximum length of wall in one
the scale of surrounding
plane is 30 metres.
development;
(b) do not present an appearance AO18.3
of bulk to adjacent No more than 50% of the site is
properties, roads or other covered by buildings or roofed
areas in the vicinity of the site; structures.
(c) maintains natural site
characteristics where possible,
including native vegetation and
natural landforms;
(d) allows for adequate area at
ground level for landscaping
and site facilities; and
(e) facilitates onsite stormwater
management and vehicular
access.
Setbacks AO19.1 Not applicable.
Buildings and roofed structures are
PO19
set back:
Buildings and other structures:
a) for sites within urban
(a) provide amenity for users of the premises
boundaries at least:
as well as preserve the visual and
acoustic amenity of adjoining and nearby i. 6 metres from a
properties; road frontage; and
(b) allow space for required vehicle parking; ii. 3 metres from other
boundaries unless
(c) preserve existing vegetation to buffer the the land adjoins the
building; Environmental
Management and
(d) allow for landscaping between buildings;
Conservation Zone
(e) avoid large areas of continuous wall where the
planes by varying the building setbacks minimum setback is
and using appropriate techniques to 5m; or
b) for sites outside of the
provide visual relief; and
urban boundaries at least:
(f) help protect the natural character and
visual amenity of the Noosa River system i. for uses involving
and other watercourses where relevant. towers or tanks, a
distance at least
equal to the height
of the structure;
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ii. otherwise 10
metres from any
boundary.
AND
c) a distance greater
the riparian buffer
area shown on
Biodiversity, Waterways
and Wetlands Overlay
maps.
d) 100 metres from the level of
Highest Astronomical Tide
(HAT) in tidal areas (and to
incorporate
natural vegetation and
other buffer elements)
e) 50 metres from freshwater
habitats (and to incorporate
natural vegetation and
other buffer elements)
AO19.2 Childcare centres
All buildings, structures and
outdoor play areas are set back at
least 3 metres from
all site boundaries adjoining a
residential activity or land included
in a residential zone.
AO19.3 Place of public worship
Buildings, structure and communal
gathering areas are setback 10m
from a residential zone and 3m
from all other zones.
AO19.4
Buildings and structures
with frontage to the Noosa River
system are set back not less than
10 metres from the mean high
water mark as shown in Figure
AP3-15A.
Editor's note— If there is a conflict
between minimum boundary
setbacks, the
greater setback prevails.
Building design and streetscape
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PO20 No acceptable outcome provided The proposed development
Development for community and will provide the opportunity
recreation activities are located, for a variety of services and
designed and operated to: activities to operate on
a) provide focal points for the subject site.
community;
b) relate to the setting and
character of the locality where
relevant;
c) be accessible and functional
for a wide range of users; and
d) maximise opportunities for
co-locating a range of
compatible community and
recreation activities.
PO21 No acceptable outcome provided Not applicable.
Buildings are designed using design
elements and materials that reflect Future development of the
the local streetscape character of the site will be subject to a
area. development application.
PO22 No acceptable outcome provided Not applicable.
Development incorporates a high
standard of architecture, design and Future development of the
landscaping and creates attractive site will be subject to a
and functional buildings, streets and development application.
places.
PO23 No acceptable outcome provided Complies.
Streetscape treatments are provided
to enhance the character and
amenity of the street, particularly
along major roads.
PO24 AO24.1 Not applicable.
Buildings and other structures Buildings incorporate horizontal
present a high level of architectural and vertical articulation. Future development of the
merit with building elements and site will be subject to a
forms that: AO24.2 development application.
(a) are consistent with the bulk and Elevations are no longer than 15
scale of buildings on adjoining metres without articulation of at
and nearby land; least 0.75 metres and present
subtle changes in textures and
(b) break down the facade into finer
materials to break up building
scaled components;
facades.
(c) provide strong visual
relationships to the landscape, AO24.3
natural features and Buildings incorporate:
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(d) recreation areas in the vicinity; (a) variations in plan shape, such
(e) create a pedestrian scale with as steps, recesses,
visual interest; projections or splays;
(f) present subtle changes in (b) variations in the vertical
colours, textures and materials profile, with steps or slopes at
to break up the building different levels;
facades; (c) variations in the treatment
(g) integrate signage with the and patterning of windows,
building design; sun protection and shading
devices, or other elements of
(h) integrate landscaping into the
a façade treatment at a finer
building design and car parking
scale than the overall building
areas;
structure;
(i) is well articulated with strong
(d) balconies, verandas or
horizontal and vertical design
terraces; and
elements providing an
interesting streetscape; and planting, particularly on podiums,
terraces, and low level roof decks
complement landform changes and or incorporate other landscape
landscape features. elements such as green walls.
PO25 No acceptable outcome provided Not applicable.
Buildings and other structures
present a high quality streetscape Future development of the
with design elements and building site will be subject to a
forms that: development application.
(a) define the street and public
spaces;
(b) provide a consistent building
alignment fronting the street
and public spaces;
(c) contribute to the streetscape
activity and vibrancy of the
street if located in a business
centre;
(d) create pedestrian scale and
visual interest;
(e) contribute to their setting,
including the skyline;
(f) enhance corner sites as key
focal points that contribute
positively to defining the street;
and
where a community or recreation
activity, retain and provide areas for
outdoor gathering and meeting
opportunities on the ground level.
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PO26 Not applicable.
Buildings on corner sites define the
street intersection and include
interesting or decorative features and Future development of the
design elements. site will be subject to a
development application.
Landscaping
PO27 AO27.1 Not applicable.
Landscape treatments soften and Entries, outdoor spaces and
improve the visual appearance of the outdoor dining areas are treated
building, outdoor spaces and service with hard and soft landscaping
areas. features.
AO27.2
Landscaping may be used to
conceal, and reduce the noise
generated from, mechanical plant
equipment, loading bays, storage
and service areas.
PO28 AO28.1 Complies.
Landscaped areas are provided to: The minimum area required for The development relates to
a) reduce the impervious area landscaping is no less than 15% of subdivision of land. Any
and enhance the visual the site area with the following future development on the
amenity and natural minimum dimensions: site will be require a new
landscape character of the Frontage— average width of 2 development application,
area, streetscape and local metres; and which will incorporate
area; landscape areas.
b) retain existing native Side boundaries—3 metres width
vegetation and enhance along all boundaries that adjoin
buffer areas around property land in a residential zone
boundaries;
c) suit the relative size and
nature of the development AO28.2
and its setting; Landscaping is designed, planted
d) reduce the visual impact of and maintained in accordance with
large or bulky structures and PSP2 Landscaping.
fencing along watercourses;
e) conceal service, car parking,
loading and service areas of
developments;
f) contribute to pedestrian
comfort through shade; and
g) screen incompatible land
uses.
Safety and Amenity
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PO29 AO29 Complies
Where land adjoins the major road Where adjoining land in a The proposed development
network, land within a residential residential zone or a sensitive land includes a 18-23 wide road
zone or a sensitive land use: use: reserve, between the
a) development is appropriately a) a minimum 1.8 metre high proposed lots and common
setback and buffered by solid acoustic screen fence boundary shared with the
vegetation or other screening; and a 2 metre wide residents of Dianella Court
b) development is of a scale landscape strip is provided and Viola Place. Within the
compatible with buildings in the along the full length of all road reserve there is a 5-10
adjoining residential zone; and common site boundaries; wide landscaped buffer and
c) buildings and other structures and continues along the north-
contribute to the streetscape and b) intrusive or noise eastern boundary of
skyline. generating outdoor proposed Lot 3.
activities are located and
orientated away from
sensitive land uses. The lot adjoining proposed
Lot 3 to the south is zoned
Medium Density Residential,
undeveloped and managed
by the Department of
Environment and Science.
The application does not
propose to replace the
existing fencing treatments
along the northeastern
boundaries, or the shared
boundaries with Lot 33
C56016 and Lot 1
SP118458.
The application meets the
Performance outcome for
the following reasons:
• there is an existing
fence line along the rear
boundaries of adjoining
lots
• future uses of lots have
not been determined
and is under
investigation
• any future development
will trigger a
development
application which will
provide further context
to the nature of the use
and what sort of
screening and acoustic
measures will be
required at the time of
development.
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• the development
includes a significant
degree of screen along
the north-eastern
boundary. Suitable
species will be
determined at
operational works
stage.
The development meets the
intent of the Performance
Outcomes.
PO30 AO30 Not applicable.
Buildings adjacent to land in a Outdoor sport and recreation uses
residential zone or sensitive land are set back 50 metres from
use ensures the siting, design and any sensitive land use.
hours of operation do not
unreasonably impact on the amenity
enjoyed by users of adjoining or
nearby premises.
PO31 AO31 Not applicable
Development maintains reasonable Development is sited to avoid
privacy, amenity and use of indoor overlooking by siting windows and
and outdoor living areas to outdoor areas, (including balconies
surrounding residential uses. and terraces) to not look into
residential dwellings and may
incorporate screening over
building openings.
Not applicable.
PO32 AO32
Service areas including loading, Areas used for the loading or
waste storage areas, mechanical unloading of goods or equipment,
plant and open air storage are mechanical plant, storage of waste
presented in a manner that does not or machinery or stockpiling of other
detract from the visual amenity of the material on site are:
local area.
located no closer than 3 metres
from any boundary; and
screened from view from outside
the site.
PO33 No acceptable outcomes provided Future development of the
site will be subject to a
Development creates a safe
development application.
environment by incorporating key
elements of crime prevention through
environmental design in its layout
considering:
a) casual surveillance and sight
lines;
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b) exterior building design that
promotes safety;
c) lighting;
d) signage and wayfinding;
e) minimising entrapment
locations; and
f) building entrances, loading
and storage areas that are
well lit and lockable after
hours.
Editor’s note—development should
reflect the principles of Crime
Prevention through Environmental
Design Guidelines for Queensland.
Lighting AO34.1 Complies.
PO34 Lighting of appropriate intensities The application includes a
is provided which satisfies the condition to adhere to the
Lighting of appropriate intensities is
requirements of Australian relevant Australian Standard
provided to building entrances,
Standard AS1158: Public Lighting for street lighting.
carparks and pedestrian paths is
Code unless otherwise specified in
provided to maximise safety.
this Code.
AO34.2
Recreation and open space areas
are lit according to AS4282—
Control of the obtrusive effects of
outdoor lighting while still being a
minimum 20 lux at footpath level.
AO34.3
External lighting of a graduated
intensity is provided which starts at
a lower level of brightness at the
perimeter of the site and rises to a
higher level at the entrance to
buildings or at the centre of the
site.
AO34.4
Lighting is directed onto the site
and away from neighbouring
properties.
AO34.5
Vandal-resistant lighting is used in
publicly accessible areas.
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PO35 AO35.1 Not applicable
All property boundaries are clearly Boundaries are identified by such Any future development of
identifiable with public and private means as: the site will be subject to a
spaces clearly defined. a) fencing; or development application.
b) changes in surface
materials or levels; or
c) landscape treatments.
AO35.2 Not applicable
Loading and storage areas are well
lit or can be locked after hours.
PO36 AO36 Not applicable
Sites containing utility installations, Security fencing, signage and
substations, telecommunications landscaping is provided to clearly
facilities, transport infrastructure or delineate private property and
other infrastructure that pose a health prevent unauthorised entry.
or safety risk are secure and maintain
public safety.
PO37 AO37 Not applicable
All premises and access routes are All premises are identified by the The proposal is a englobo
clearly identifiable to all persons, provision of the street number in a subdivision of land and
particularly emergency services prominent location, preferably near future lot numbers will be
personnel. the site entry, (i.e. on the kerb or recognised as part of any
letterbox or by signage on the future uses of the land.
building or site).
PO38 AO38.1 Not applicable.
Building entries are visible and easily The number of entrances and exits
identifiable. are limited and main building
entrances/exits are located at the
front of the site in view of the street.
Where this is not possible, due to
site or existing building constraints,
a well-defined path is provided to
the entrance/exit.
AO38.2 Not applicable
All entrances/exits to buildings are
well lit and signed.
AO38.3
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Entrances/exits are located to Not applicable
provide a direct link to driveways
and car parking areas.
AO38.4
Not applicable
Recessed doorways are avoided
where the recess is of sufficient
size to conceal a person. Where
recessed doorways are
unavoidable, the following
measures are used to enhance
safety:
a) good lighting;
b) strategically placed mirrors;
c) angled approaches; or
d) gates which restrict access.
PO39 AO39 Not applicable.
Buildings and structures are Buildings or structures that are
designed to minimise opportunities visible from and accessible from a
for vandalism. public street or laneway—
avoid the use of solid fences and
blank walls which attract graffiti or
where solid blank surfaces are
unavoidable, employ measures in
the form of landscaping, creepers,
murals, vandal resistant paint;
with windows at ground level use
measures that deter break and
enters; and
are constructed to be vandal and
graffiti proof.
Site Access No acceptable outcome provided Not applicable.
PO40
Development encourages the use of
public transport and access to the
site via alternative motor vehicles
such as scooters.
PO41 No acceptable outcome provided Complies.
Vehicle, cyclist and pedestrian Pedestrian access is
access to a site for community and proposed and is considered
recreation activities is appropriate for appropriate for likely
the intended use and likely users, intended uses of the site.
including emergency vehicles, heavy This will be further assessed
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vehicles, machinery and plant as well at the time of future use
as the general public. applications over the site.
Editor’s note— Development will
meet the requirements of the
Driveways and Parking Code.
PO42 AO42 Not applicable
Where located in the centre of towns Where on land adjacent to a centre
and villages or where involving uses zone, easily navigated car parking
that attract children or aged persons, is located at the rear of the building
particular priority is given to with safe pedestrian movement
pedestrian access, safety and prioritised between the building
amenity. and the street.
Editor’s note— Specific access
requirements are specified with the
Community activities code.
PO43 No acceptable outcome provided. Not applicable
Vehicle access to Carramar Noosa
Care is to be via Cooroy-Noosa Road
only with no vehicular access off
Carramar Street, Tewantin
Vehicle loading and waste AO44 Not applicable
PO44 Vehicle loading/unloading, waste
storage/collection and external
Vehicle loading / unloading and
storage areas are enclosed within
waste storage and collection areas
a service yard or courtyard and
do not significantly impact on the
located to the rear or under the
visual or acoustic amenity of the site
building and not located along any
or it's surrounds.
frontage to a public street or open
space.
Pedestrian and cycling connectivity
PO45 AO45 Complies.
Areas used for community and Areas used for community and The site is connected by
recreation activities complement, recreation activities are physically pedestrian pathways to
and where practicable, are connected by a sealed pathway to nearby open spaces areas
connected to open space or other land in the Community north of the site.
community uses. facilities zone, Recreation and
Open Space zone and the
Environmental management and
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conservation zone within a radius
of 500 metres of the site.
PO46 AO46.1 Not applicable.
Pedestrian safety and convenience Car parking is not located forward
is not threatened or reduced by of the front building line or front
additional vehicular driveways. building setback and is screened
from view from the street.
AO46.2
Provision is made for shared
driveways to minimise the number
of driveways interrupting the flow
of pedestrians along the footpath.
Editor's note—refer to figure AP3-
-11A for design outcomes for car
parking.
PO47 AO47 Not applicable.
Multi deck car parking is located and Car parking is sleeved with active
designed so that it is effectively land uses at street level where
screened to street frontages at possible and include landscaping
ground level with upper floors to be or design features at upper levels
landscaped or designed to have a where visible from public spaces.
good amenity when viewed from
public spaces within and surrounding
the centre.
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Reconfiguring a Lot Code
Performance Outcomes Acceptable Outcomes
Growth management
PO1 Complies with PO1.
Urban residential development: No acceptable outcome provided As the development:
(a) is confined to land within the • Is within the urban
Urban boundaries; boundaries
• Has potential to provide
(b) provides a mix of lot sizes and
a mix of lot sizes
configurations to cater for • Provides an efficient use
variety in housing choice; of land and infrastructure
(c) contributes to efficient use of • Provides appropriate
land and infrastructure; buffers to adjoining
sensitive land and
(d) increases residential densities conflicting uses, and
and reduces lot sizes in close • Contributes positively to
proximity to public transport the amenity and
and centre zones; landscape values of the
area.
(e) provides appropriate buffer
A landscape buffer is
areas between sensitive land
proposed to be conditioned
uses, ecologically important between Lot 100 (future
areas and conflicting uses; cemetery expansion area)
(f) contributes positively to the and proposed lots 1 and 2.
amenity and landscape value
of the local area.
PO2 No acceptable outcome provided Not applicable.
Rural residential development is
confined to land within the Rural
Residential zone and included within
either the Urban Footprint or
Rural Living designations of the
South East Queensland Regional
Plan.
PO3 AO3 Not applicable.
Development of land for business Development of land:
and employment functions occurs (a) at the Noosa Business Centre
within the activity centres and the
is to be generally in
industrial zones.
accordance with Figure
7.2.4.5 (Noosa Business
Centre Framework and
Character Plan);
(b) at the former Bowls site Lot 3
RP884396, Noosa Junction is
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to be generally in accordance
with Figure 7.2.5.4 (Noosa
Junction Framework and
Character Plan).
PO4 No acceptable outcome provided Not applicable.
With the exception of lots intended to
be used by the Council or State for
community infrastructure,
conservation purposes or public
utilities, including road widening, no
additional lots are created:
(a) in the Rural zone unless
resultant lots have a minimum
area of 100 hectares;
(b) in the Environmental
Management and
Conservation zone;
(c) on Noosa North Shore;
(d) in the Low density residential
zone at Cooroibah;
(e) in the Low density residential
zone where access is gained
via:
(i) Noosa Banks Drive,
Tewantin;
(ii) Golf Course Drive, Griffith
Avenue or Carramar
Street, Tewantin;
(iii) Lake Entrance Boulevard,
Noosaville;
(iv) Lake Weyba Drive
Noosaville, south of Eenie
Creek Road; or
(v) Habitat Place, Noosa
Heads;
(f) within a Water Supply Buffer
Area as shown on Regional
Infrastructure Overlay
Growth management
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Lot areas and dimensions
PO5 New lots have areas and AO5.1 Complies
dimensions that:
New lots are of a size and shape that The Community Facilities
a) are consistent with the can accommodate the land uses zone does not prescribe
purpose and overall outcomes intended by the zone. minimum lot sizes. The
of the applicable zone or subject proposal creates 3
zones; englobo lots that will be
b) are consistent with the size subject to further approval
and character of surrounding pending the future use of
lots; the land. It is understood
c) can accommodate land uses Lot 100 will be used for
that are consistent with the future cemetery purposes.
purpose and overall outcomes
of the applicable zone;
d) allow for siting and
construction of buildings, Complies
AO5.2
structures, access ways and In general, lots have a The proposed future
car parking while:- predominantly regular, rectangular development lots are
i. retaining ecologically shape. generally rectangular or
important regular in shape.
areas and ecological Editor's note-topographical
Lot 100 is an irregular
linkages; constraints or environmental values
shaped allotment was
ii. minimising risk of soil may call for irregular property
created through a former
erosion, landslide, boundaries. subdivision approval
flooding and bushfire; (Council ref: RAL24/0014).
iii. minimising earthworks
or retaining walls
associated with Not applicable
AO5.3
construction In residential zones, lots are
on sloping sites; generally arranged so that:
iv. retaining the scenic
amenity and vegetated a) there are no more than five
character of the lots with a frontage width of
landscape; less than 15 metres grouped
v. retaining culturally in a row;
significant features b) there are no more than three
and protecting views lots with a frontage width of
to culturally significant 7.5 metres or less in a row
features; unless serviced by a rear
vi. minimising detrimental lane;
impacts of effluent c) lots with a frontage width of
disposal or storm less than 15 metres are not
water runoff; including located opposite other lots
open space for with a frontage width of less
landscaping; ensuring than 15 metres
safe vehicular
manoeuvring areas Not applicable
without concentration AO5.4
of driveways in one In activity centres and industry
space; and zones, new lots contribute to a mix
of lot sizes that cater for varied
commercial and industrial
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vii. where not in a water or enterprises, such that:
sewerage service
area, allow for water a) smaller lots intended for
storage tanks and intensive development are
suitable effluent clustered near centres;
disposal. b) new lots adjacent to sensitive
e) except where otherwise land uses include sufficient
specified in a local area code, area for buffering of
comply with the minimum lot incompatible land uses; and
size specified in Table 9.5.1.4 c) lot reconfiguration provides
Minimum Lot Size and for
Dimensions shared access arrangements
wherever possible.
PO6 No acceptable outcome provided Not applicable
Development provides for irregular The 3 new englobo lots are
shaped lots to be created only where: generally regular in shape
and Lot 100 was created as
(a) the creation of regular lots is part of a previous
impractical such as at a curve in subdivision (Council ref:
the road or because of RAL24/0014).
topographical constraints;
(b) safe access and visual
exposure to and from the site
can be provided, while not
adversely impacting on the
functionality of the surrounding
road network;
(c) it is desirable to avoid clearing
of vegetation and the
fragmentation of habitat in
ecologically important areas;
and
(d) the irregular lot is demonstrably
suitable for its intended
purpose.
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Site Responsive Design AO7.1 Complies. The northeastern
portion of the site is
PO7 If located in the Low density
identified in the Flood
residential zone, Medium density
Development provides for a lot layout Hazard Overlay Map, where
residential zone, High density
and configuration of roads and the new intersects with
residential zone, Tourist
pathways that is responsive to:- Dianella Court and Lake
accommodation zone or Community
(a) the setting of the site within an facilities zone and intended for a Macdonald Drive.
urban or non-urban context; residential use, any new lot is
(b) any natural environmental located outside the modelled flood A bioretention basin will be
values present on, or adjoining the level of the 1% AEP (1:100 year provided in this small flood
site; ARI) water surface levels or where
affected area, noting a
not modelled, above the highest
(c) any natural hazards affecting known flood level. portion of area is to also be
the site or adjoining land such that truncated.
the number of properties or persons
at risk is not increased;
No new lots suitable for
(d) the terrain of the land, development are captured
minimising the need for earthworks; by the flood hazard
(e) any places of cultural heritage mapping.
significance or character areas
present on, or adjoining the site; and
Not applicable
(f) any important landmarks,
views, vistas or other areas of high
AO7.2 Flood immunity for
scenic quality present on, or able to
development areas is not achieved
be viewed from, the site.
by filling land below the 1% AEP
Editor’s Note— Development of land (1:100 year ARI) flood level.
Performance outcome
affected by constraints shown on
overlay maps will be subject to Proposed Lot 2 is mapped
AO7.3
overlay codes as having moderate land
All reconfigured lots on land subject slide hazard.
to a constraint or valuable feature
The proposed layout
identified on an overlay map
complies with PO7 because
contains a building envelope
it is responsive to:
marked on a plan of development
that demonstrates that there is an • Urban setting
area sufficient to accommodate the • The natural
intended purpose of the lot, that is environmental values of
not subject to the constraint or the site which are limited.
valuable feature or that • Natural hazards affecting
appropriately responds to the the site by including a
constraint or valuable feature. large lot size to allow for
appropriate
management of hazard
constraints.
• The terrain of the land
which seeks to minimise
the extent of earthworks.
It is noted that any future
development of lot 2 will be
subject new development
application which will need
to demonstrate how the
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overlay constraint has
been considered.
Council’s engineers have
reviewed the application
have determined that a
geotechnical assessment is
not required as part of this
application.
Complies
AO7.4
New lots with a site area less than
4,000m² in area have a slope not
exceeding:
(a) 10% side slope (crossfall); or
(b) 5% lengthwise slope
(longitudinal fall). Complies
AO7.5
Lot boundaries, services, utilities
and roads are aligned to avoid
traversing ecologically important
areas and ecological linkages. Complies
AO7.6 The proposal involves some
minor earthworks, which are
Development does not result in not considered significant.
significant modification to natural
landform or landscape features
including:
(a) waterways and drainage lines;
(b) native vegetation or significant
character trees;
(c) understorey vegetation;
(d) slope;
(e) rock outcrops; or
(f) views
Complies
A viable ecological corridor
AO7.7 is proposed along the sites
Development retains or provides eastern boundary which
viable ecological corridors for provides opportunities for
wildlife movement. wildlife movement.
Not applicable
AO7.8
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Where no riparian buffer is
nominated through the Biodiversity,
‘
Waterways and Wetlands Overlay
Map in Schedule 2, a vegetated
buffer is provided no less than 10
metres wide, measured from the
centreline of any stream .
Not applicable
AO7.9 The site’s existing
vegetation is not mapped
Ecologically important areas are
as remnant vegetation and
formally protected for the long term
has recent received
through environmental covenant or
approval for its removal
transferal to public ownership or
(OPW23/0190).
through gazettal of a nature reserve.
Climate Responsive Design AO8.1 Performance outcome:
PO8 The lot design maximises the As a result of the
number of lots where the longest dimensions, configuration
The street design and lot orientation
axis of the lot has a general and the topography of the
facilitates the construction of energy
east-west orientation. site there is limited
efficient buildings that respond to the
opportunity for a subdivision
local climate conditions by:
layout where the longest
(a) maximising solar access to the axis is east-west orientation.
north;
(b) minimising solar access to the
AO8.2 Notwithstanding this, the
west;
The street pattern maximises the future development of the
(c) proportioning lots and building
number of streets running in a englobo lots will be subject
envelopes to accommodate energy to further development
general north-south direction.
efficient building orientation; approvals for which the
(d) maximising access to any proposed use has not been
prevailing summer breezes; and (e) clarified. It is noted that
minimising exposure to opportunities remain to
prevailing winter winds. implement design outcomes
which comprise climate
responsive design.
Not applicable
AO8.3
For development within the Low
density residential zone each lot
contains a rectangular house site
area where the long axis faces true
north or is no more than 20 degrees
off true north and has minimum
dimensions of 10 metres x 15
metres.
Neighbourhood Design AO9.1 Not applicable
PO9 Lots are arranged to front streets
and public open space.
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Development provides for a lot
layout, land use and infrastructure
AO9.2
configuration that:
Development maximises Not applicable
(a) provides for an efficient land
opportunities for casual surveillance
use pattern;
and avoids areas of concealment by
(b) creates compact and walkable ensuring pathways and public open
neighbourhoods that are well space have defined edges and are
connected to centres, employment, visually exposed to roadways.
education facilities, community
services, open space and recreation
facilities; AO9.3
Not applicable
(c) creates useable and Neighbourhoods (including roads,
interconnected movement and open pathways and open space) are
space networks; designed with a high degree of
legibility with public spaces and
(d) effectively connects and
corridors easy to find and recognise.
integrates the site with existing or
planned development on adjoining
sites;
(e) provides for moderate and large
size developments to have multiple
access points;
(f) promotes a sense of community
identity and belonging;
(g) promotes a variety of
streetscapes;
(h) provides for a high level of
amenity, having regard to potential
noise, dust, odour and lighting
nuisance sources;
(i) integrates prominent site
features including landmarks, native
vegetation and views into the design;
(j) discourages crime or antisocial
behaviour by facilitating casual
surveillance of streets, paths and
public open space;
(k) avoids the sporadic or out-of-
sequence creation of lots; and
(l) protects and enhances
ecologically important areas and
provides for the clustering of lots into
cleared areas.
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Infrastructure No acceptable outcome provided. Not applicable.
PO10
Development accommodates and
provides for the efficient and timely
delivery of infrastructure appropriate
to the site’s setting and intended use.
PO11 No acceptable outcome provided. Not applicable
Roadway and pathway layout are
predominantly rectilinear with a high
degree of permeability.
Editor’s Note— Further detail on
traffic and the road network is
addressed in Part 9.4.8 Transport
Code
Infrastructure and services
PO12 AO12.1 Complies.
New lots are located, sized and All lots are connected to power
The subdivision layout will
configured so as to ensure each lot is supply and telecommunications
be serviced by all necessary
capable of being serviced by services and where located within
infrastructure to
appropriate levels of infrastructure the Urban boundaries, power supply
accommodate the future
including: and communications infrastructure
development of the site.
a) power supply; are provided underground.
b) telecommunications; and
c) where within Local Plan Areas AO12.2
d) reticulated water supply; If located in a water service area
e) reticulated sewerage; and each new lot can be connected to
f) stormwater drainage. Unitywater’s water supply network.
AO12.3
If located in a sewerage service area
each new lot can be connected to
Unitywater’s sewerage network.
AO12.4
If located in a Local plan area lots
can be connected to Council’s
stormwater drainage network.
AO12.5
If not in a sewerage service area
each lot has sufficient area and
other attributes to ensure efficient
and effective on-site sewerage
disposal.
PO13 AO13.1 Complies.
Each lot is provided with safe and Vehicular access for the
The proposed layout
convenient vehicle access development is consistent with the
includes a new road which
function and design of the road it
is appropriate for its
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takes access from. purpose and is consistent
with the function and design
of Dianella Ct, from which it
is accessed from.
Not applicable
AO13.2
Development does not require new
or changed access to a state-
controlled road that is a
limited access road unless in
accordance with the
limited access policy for the state-
controlled road .
Not applicable
AO13.3
Access easements are in
appropriate locations for
safe access and egress, and supply
appropriate widths and levels of
service for the number of vehicles
that will utilise them as per the
requirements of Council’s Planning
Scheme Policy PSP6 Engineering
design standards – Roads, drainage
and earthworks.
Editor's note- Reference should be
made to the Queensland
Government's Development
Assessment Mapping System to
confirm which are state-controlled
roads or limited access roads.
Movement Network
Roads and Pathways AO15.1 Complies.
PO15 Where involving the construction of
The proposed road
Development involving the creation a new road, road planning and
servicing the site includes
of new roads and pathways ensures design supports the hierarchy and
6.0m road pavement and
infrastructure— functional aspects identified in
accompanying 2.0m
a) provides convenient, safe and Council’s Planning Scheme
pedestrian footpath, which
efficient movement for all Policy PSP6 on Engineering design are consistent with the
modes of transport between standards – Roads, drainage and design requirements for a
land use activities; earthworks.
Local street in an urban
b) prioritises pedestrian area. The detailed design
movement and bicycle use Editor’s Note— Further detail on of the road will be resolved
over vehicle movements; road and pathway networks is
as part of the future OPW
c) facilitates efficient, safe and provided in Part 9.4.8 Transport application.
accessible bus services that Code
connect to existing and future
public passenger transport
facilities;
d) provides through roads and
minimises the use of culs-de- AO15.2 Complies
sac; The street layout is generally
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e) minimises the extent of rectilinear and does not rely on culs-
The street layout involves a
earthworks required by being de-sac, or where the use of a cul-de-
tee-head turn around area
sympathetic to the terrain; sac is unavoidable because of the
with a similar function as a
f) allows for unimpeded and natural features of the site, it does cul de sac. This situation is
practical access to each not exceed a length of 200 metres. unavoidable due to the
proposed lot; and site’s elongated
g) provides for mature street configuration and is less
trees. than 200m in length.
AO15.3 Complies
Pathways and pedestrian routes are
Pedestrian pathways are
planned to provide clear, safe
included to provide linkages
connections between residential,
to the external pedestrian
open space, transit stops and retail
networks and social
areas, and are located along, or are
infrastructure.
visible from, streets or other public
spaces.
Complies
AO15.4
Sufficient space and soil depth is Sufficient areas have been
provided for the planting of street provided for planting shade
trees for shade, amenity and habitat and amenity trees.
purposes.
PO16 AO16 Complies.
The subdivision layout is designed to If within 1 kilometre of the Pathways
The proposed footpath links
facilitate pedestrian and cyclist Network identified in the Local
with the existing footpath
linkages with adjoining sites in the Government Infrastructure
network in Dianella Ct and
immediate area. Plan located in Part 4, the
Lake Macdonald Drive both
subdivision design and layout
of which are part of the
includes pathways:
existing Pathways network
a) located in accordance with
identified in the Local
the Pathways Network
Government Infrastructure
identified in the Local
Plan.
Government Infrastructure
Plan; or
b) linking to the Pathways
Network identified in
the Local Government
Infrastructure Plan.
PO17 Not appliable.
Development on land within activity
centres with active frontages are
provided with access from a rear
lane or other access streets to
reduce potential conflicts with
pedestrians and cyclists
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Performance outcome:
PO18 Development provides for AO18.1
The subject site is
parks, drainage reserves and open Active parkland or open space which
identified within the
space infrastructure that:- links to active parkland is provided in
Local Government
accordance with the Council’s
a) provides for a range of Infrastructure Plan
infrastructure network planning;
passive and active recreation (LGIP) as future land for
settings, offering a range of Community Facilities.
OR
informal and formal (Table SC3.2.3 identifies
experiences to the the future Trunk
AO18.2
community; Infrastructure as Cooray
Park contributions are paid in
b) accommodates adequate accordance Cemetery expansion).
with the applicable
facilities to meet the needs of infrastructure instrument. The application
the community and is proposes a 1,542m2 lot
designed to maximise use by AO18.3 to be dedicated as
the community it serves; Land intended for public open parkland (proposed Lot
c) provides opportunities for all space complements existing adjacent 101) and a footpath
age groups and levels of and surrounding open space areas and connection to the
mobility; physical linkages to these areas are existing pathway on the
provided. western side of Lake
d) is well distributed and Macdonald, connecting
contributes to the legibility and AO18.4 with Blue Wren parkland.
character of the specific town, Open space is provided adjacent to
village or locality; Lot 101 will be improved
waterways, with roads servicing the
with landscaping
e) creates attractive settings and linear parkland and lots located on the treatments to enhance
focal points for the opposite side of the road to the the visual amenity of the
community, designed as waterways. site.
attractive and enjoyable,
functional and safe places to AO18.5 While the site is
meet and recreate; A park has direct road frontages of a identified within the
minimum of 25% of the Local Government
f) benefits the amenity of total allotment boundary of the park to Infrastructure Plan
adjoining land uses; provide physical access and visibility. (LGIP) as future
g) facilitates the retention and community facilities for
protection of ecologically AO18.6 cemetery expansion, it is
important areas, wetlands, Public open space has good understood that Lot 100
waterways, drainage lines and connectivity for users via pedestrian has been excised for this
native habitat areas, their and cycle paths. purpose.
associated buffers, ecological The balance of the site
linkages and other natural and AO18.7 has been identified by
cultural features; Landscaping is designed to create Council to be utilised for
aesthetically pleasing open space
h) incorporates appropriate areas and to suit the type, setting and alternative community
measures for stormwater and purpose uses and infrastructure.
of the particular park. Lot 1 has been identified
flood management;
for future social housing
i) is cost effective to maintain; AO18.8 and future uses for Lots
and Active parkland in all areas other than 2 & 3 are yet to be
the Low impact industry zone
j) is dedicated as public land in and Medium impact industry zone will determined.
the early stages of the contain embellishment in accordance
subdivision. with the Local Government The park lot will not have
Infrastructure Plan in Part 4 such as: any embellishments as
the future use/s of
a) children’s play facilities catering adjoining Lots 2 & 3 has
for various ages including a soft not been determined.
fall surface where required and a Whilst the parkland may
not be improved with
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shade cover over play infrastructure prior to
equipment; development of the
b) seating; adjoining lots, as the
c) picnic table/s with seats; and development intent for
d) landscaping. the majority site has not
been determined the
intent of the proposed
Editor’s Note— Further detail on
park lot is to provide
Landscaping is addressed in
separation between
Part 9.4.5 Landscaping Code
future uses and
maintained as a
vegetated backdrop.
The proposal complies
with PO18 as the
subdivision will deliver:
• Some passive
settings which
provide improved
amenity experiences
• Potential facilities to
meet the needs of the
community
• Enhanced amenity
outcomes between
nearby uses
• Attractive places and
settings
• Retention of
ecological linkages
• Stormwater
infrastructure
• Cost effective and
easy to maintain
infrastructure, and
• Dedicated public land
early in the
development of the
site.
PO19 AO19.1 Not applicable.
Land provided for active recreation
Active parkland is of a usable shape
areas is of a physical standard and
condition suitable for the intended free of irregular boundaries. The proposed parkland
uses and is not subject to physical or does not constitute active
other constraints including AO19.2 recreation areas.
contamination, environmental or Active parkland is located on land
biophysical constraints or legislative that is exclusive of—
protection that would encumber its
use. a) flood inundation below the
20% AEP (1:5 year ARI
level);
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b) land affected by stormwater
or overland flow discharge
from adjacent allotments;
c) drainage reserves and
detention basins, which
cannot be shown to safely
and effectively contribute to
the network of parks and
open space areas;
d) land with a slope, or subject
to cut or fill with a
batter slope, that exceeds
a slope of 15%;
e) areas of land less than 15
metres wide, such
as access and service and
utility easements;
f) land required to serve
primarily as a buffer area to
any existing development or
major transport corridor; and
g) power easements.
AO19.3
At least 10% of the total open space
provision for active parkland is
exclusive of flood inundation below
the 1% AEP (1:100 year ARI level
or the highest recorded flood level),
whichever is the greatest.
Small Residential Lots
PO20 AO20 Not applicable.
Residential lots less than 600m2: Within the Low Density Residential
a) occur only where they are zone, new lots of less than 600m²:
consistent with the size of a) are no smaller than the size
established adjacent lots; of established adjacent lots;
b) are not less than 500m2 in b) are free of easements;
area; c) are regular in shape with a
c) are free of physical width to depth ratio of
constraints or encumbrances approximately 1:2;
that would restrict the siting of d) do not have a slope greater
a house; than 10%;
d) have area and dimensions e) can accommodate a house
that can accommodate an and sufficient car parking
appropriate house site without encroaching into
area without siting variations; boundary clearances or
e) are distributed across a prescribed building setbacks;
development to create f) allow for landscape and tree
diversity in lots; and planting in deep soil zones to
f) do not result in excessive soften built form elements;
driveways at intersections or
corners.
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g) are not created by further
dividing an existing rear
(battle-axe) lot; and
h) are not located at the end of
a T-intersection or at a bend
in the road.
PO21 AO21.1 Complies. No rear lots
Rear (battle-axe) lots are created The minimum area of the rear lot, proposed.
only where:-: exclusive of any access strip,
a) it would not be desirable nor complies with the lot reconfiguration
practicable for the site to be outcomes in Table 9.5.1.4 Minimum
reconfigured so that all lots lot size and dimensions providing
have full frontage to a road; that no rear access lot has a lot size
b) located in the Low density less than 600m2 exclusive of access
residential zone, Rural strip.
residential zone or Rural
zone; AO21.2
c) development positively No more than 10% of lots within a
contributes to the character of subdivision are rear lots or lots
the neighbourhood; accessed via an access strip.
d) development provides a high
standard of amenity for AO21.3
residents and other users of No more than two rear lots are
the rear lot and adjoining located at the end of a cul-de-sac.
properties;
e) the lot is large enough to AO21.4
accommodate anticipated No rear lot shares a common
land uses including car boundary with more than four other
parking and manoeuvring; lots.
f) development is not
detrimental to the use and AO21.5
amenity of adjoining lots No more than two rear lots or rear
through loss of privacy, lot access strips directly adjoin each
sunlight or breezes once other.
buildings are constructed;
AO21.6
g) vehicular access to rear lots
No existing lot with a primary
will not have a detrimental
street frontage of less than 12
impact on lots adjoining
metres is further divided unless
the access strip due to
safe access to the new lot is
excessive noise, light, dust,
provided to a secondary street to
stormwater runoff and the like;
which a frontage of at least 12
h) access arrangements do not
metres is provided.
adversely affect the safety
and efficiency of the road from
AO21.7
which access is gained;
Where two rear lots adjoin each
i) their creation does not other, a single common driveway
prejudice the anticipated and reciprocal access easements
are provided.
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development of adjoining
land. AO21.8
No more than three lots
gain access from the same access
strip.
AO21.9
Any lot with a road frontage has no
more than one rear lot created to its
rear and has a rear lot access strips
located on no more than one side.
AO21.10
The gradient of the access
strip does not exceed 10%.
AO21.11
Access strips have a minimum width
of 4.5 metres.
Rural lots serviced by road
PO22 No acceptable outcome provided. Not applicable.
In the Rural Zone, one lot may be
divided into two lots less than 100
hectares in area where there is a
compliance with the South East
Queensland Regional Plan and each
resultant lot is relatively free of
physical constraints such that it can
accommodate a dwelling house,
effluent disposal,
vehicular access and other
improvements and land uses that are
consistent with the purpose of the
Rural Zone.
Volumetric Subdivisions
PO23 No acceptable outcome provided. Not applicable.
Development provides that the
subdivision of space above or below
the surface of land facilitates efficient
development in a manner that is
consistent with the overall outcomes
for the zone and Local plan area in
which the site is located.
Stormwater Management
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PO24 No acceptable outcome provided. Complies
Development provides for the
The development provides
effective drainage of lots and roads in
effective drainage of lots
a manner that:-
and roads. This is
a) maintains the natural flow demonstrated in the
regime; engineering plans prepared
b) effectively manages by Covey Associates which
stormwater quality and accompanies the
quantity; and application.
c) ensures no adverse impacts
on receiving waters and
surrounding land.
Editor’s Note— Requirements for the
design and construction of
stormwater management
infrastructure are addressed in Part
9.4.9 Water Quality and Drainage
code
PO25 No acceptable outcome provided. Complies.
New lots for residential development
do not adjoin land located in
the Medium impact industry zone or
the Low impact industry zone.
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5. CONSULTATION
5.1. Referral Agencies
The application does not require referral to the State Assessment Referral Agency.
5.2. Internal Council Referrals
The application was forwarded to the following internal Council officers for review and/or comment:
• Engineering Coordinator, Development Assessment
The creation of the lots requires dedication of new road and associated works (earthworks,
roads, stormwater drainage, linemarking, electrical supply, street lighting and landscaping).
The applicant has submitted concept plans for the required engineering works. The plans
have been reviewed by Council’s Infrastructure section who have recommended approval of
the plans subject to a subsequent Operational Works.
• Senior Environment Officer, Development Assessment
o Vegetation covenant required for Lot 3 to ensure protection of the 10 metre buffer into
perpetuity
o Fauna management plan required for the small amount of vegetation to be removed for
the road and bioretention basin. This vegetation was not captured by the current
vegetation clearing approval OPW23/0190.
o Standard landscape conditions provided.
5.3. Other Referrals
The assessment of the application has been referred to and peer reviewed by an external
consultant.
6. CONCLUSION & REASONS FOR DECISION
The proposed development generally complies with the requirements of the planning scheme and
does not raise any significant issues that cannot be addressed by reasonable and relevant
conditions. The application is therefore recommended for approval.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No RAL25/0004 for a Reconfiguring a Lot – 1 Lot into 6 Lots (including
drainage and park lots) situated at 62 Lake Macdonald Dr Cooroy Qld 4563 and described as Lot
105 SP 118458, it is recommended the application be approved in accordance with the following
details for the Decision Notice:
1. APPLICATION DETAILS
Application No: RAL25/0004
Street address: 62 Lake Macdonald Dr Cooroy Qld 4563
Real property description: Lot 105 SP 118458
Planning Scheme: Noosa Plan 2020 (25 September 2020)
2. DECISION DETAILS
Council decided to issue the following type of approval:
• Development Permit for a Reconfiguring a Lot – 1 Lot into 6 Lots (including drainage and
park)
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3. CURRENCY PERIOD OF APPROVAL
The currency period for this development approval is stated in the conditions below.
4. ASSESSMENT MANAGER CONDITIONS
When Conditions Must Be Complied With
1. Unless otherwise stated, all works required by the conditions of this Decision Notice must be
completed prior to submission of the subdivision plan to Council for compliance assessment
Currency Period
2. This development approval lapses if the requirements of the conditions have not been
completed and an application for plan seal is not lodged with Council by 30 May 2029, unless
an application to extend the currency period is approved by Council.
Approved Plans
3. Development authorised by this approval must be undertaken generally in accordance with
the Approved Plans listed in the table below.
Plan No. Rev. Plan/Document Name Date
100988 E Proposed Subdivision of Lot 105 SP118458 17/02/25
prepared by Murray & Associates Pty Ltd
4. All lot numbering on the subdivision plan to be submitted to Council for compliance
assessment must remain as shown on the Approved Plans.
Boundary Encroachments
5. Certification must be submitted to Council from a Registered Cadastral Surveyor (Qld) which
certifies that:
a. the setback/s to any new boundaries for any existing buildings remaining on the site
comply with the relevant provisions of the planning scheme and the Building Act 1975,
unless varied by this Decision Notice
b. all constructed access and roadworks (including associated fill batters and retaining
walls) are fully contained within a dedicated reserve or registered easement
c. all utility services and connections (eg. electricity, telecommunications, water,
sewerage) are wholly located within the lot they serve or alternatively included within
an easement
d. all retaining walls and structures are fully contained within the lot they retain
e. any fill, including fill batters, are wholly contained within the subject site and not on
adjacent properties
Water & Sewer Connections
6. An underground connection to reticulated water and sewerage must be provided to each lot
in accordance with the standards and requirements of Northern SEQ Distributor–Retailer
Authority (Unitywater).
A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority (Unitywater)
must be submitted to Council that certifies an underground connection to reticulated water
and sewerage has been provided to each lot.
Landscaping Works
7. The development site must be landscaped. The works must be undertaken in accordance
with an Operational Works approval and the Noosa Plan for that specific area and must
include in particular:
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a. 5m and 10m wide landscaped buffers as shown on the Approved Plan of Subdivision.
b. provision of 1 street tree within the road reserve for every 8 metres of new road.
c. Buffer plantings to the landscape open space link that provides access to Lot 100
d. Vegetated landscape planting of the Lot 101 (Park).
e. A 2m landscape buffer to be provided along the eastern boundary of proposed Lot 100,
except where adjoining the road link between proposed lots 1 and 2.
f. planting works to the median strip that do not interfere with driver sight lines both while
plants are growing and when they are fully grown.
g. removal of all weeds species listed in the following standards and legislation:
i. declared plants under the Land Protection (Biodiversity Act 2016 and sub-
ordinate Regulation 2016).
ii. The Noosa Biosecurity Plan 2020
8. All landscape works must be established and maintained in accordance with horticultural
best practice with construction techniques that allow for healthy, sustained and vigorous plant
growth. All plant material must be allowed to grow to full form.
Estate Entrance Feature
9. Any proposed estate entrance feature must:
a. reflect a subdued local character, rather than an overbearing or contrived statement
b. comprise feature vegetation (either existing or planted) in preference to built forms
c. integrate with the landscape design of the balance of the estate
d. be constructed of durable and low maintenance materials
e. be treated with a graffiti resistant coating
f. not restrict pedestrian access
Any estate entrance works must be undertaken in accordance with an Operational Works
approval.
Land Rehabilitation
10. A vegetation protection covenant must be registered over the land area within Lot 3, identified
as 10m Buffer pursuant to Section 97A of the Land Title Act 1994. The covenant document
and a survey plan must be submitted to Council for endorsement prior to lodgement with the
relevant titles authority for registration of title. The covenant document must:
a. incorporate the requirements of this Decision Notice
b. include Noosa Council as Covenantee.
c. reference Queensland Land Title Registry Standard Terms Document No. 715597513
11. If a provision included in the covenant document is requisitioned or refused registration by
the relevant titles authority, a substitute provision must be included in the document which
as nearly as practicable addresses the objective sought by the requisitioned or refused
provision. The wording of the substitute provision must be agreed by Council.
Fauna Management
12. Vegetation must only be removed or disturbed in accordance with a Fauna Management
Plan (or part thereof) prepared by a qualified person* and endorsed through an Operational
Works approval.
*(Refer to Advisory Note)
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External Works
13. The frontages of the subject site to Lake Macdonald Drive and Dianella Court and the
intersection of Lake Macdonald Drive and Dianella Court must be upgraded. The works must
be undertaken in accordance with an Operational Works approval and must be generally in
accordance with drawings numbered 233467 - C003 – Revision C, 233467 – C010 –
Revision C, 233467 – C250 – Revision C, 233467 – C251 – Revision C and 233467 – C252
– Revision C prepared by COVEY dated 14 March 2025. The works must include but not be
limited to:
a. construction of kerb and channelling and underground stormwater drainage;
b. widening and sealing of the existing road pavement;
c. line marking;
d. construction of a pedestrian footpaths;
e. removal of the existing redundant infrastructure and reinstatement of the kerb, footpath
and verge area to match the balance of the site frontage, including the provision of
topsoil and turf where the existing verge is grassed;
f. truncation of the existing property boundary at the intersection of Lake Macdonald
Drive and Dianella Court;
g. installation of street lighting.
Condition 13 is imposed pursuant to s145 of the Planning Act 2016 being non-trunk
infrastructure.
New Roads
14. The new road shown on the Approved Plans must be constructed in accordance with the
conditions of this Decision Notice and dedicated as road reserve.
15. Formalised access must be provided to Lot 100 as part of any subsequent development of
Lot 100.
16. The works must be undertaken in accordance with an Operational Works approval and must
be generally in accordance with drawings numbered 233467 - C003 – Revision C, 233467 –
C010 – Revision C, 233467 – C240 – Revision C, 233467 – C241 – Revision C, 233467 –
C242 – Revision C and 233467 – C243 – Revision C prepared by COVEY dated 14 March
2025.
Condition 16 is imposed pursuant to s145 of the Planning Act 2016 being non-trunk
infrastructure.
Pedestrian and Bicycle Facilities
17. Pedestrian facilities must be provided for the development. The works must be undertaken
in accordance with an Operational Works approval and must include in particular the
footpaths shown on the approved plans.
Condition 17 is imposed pursuant to s145 of the Planning Act 2016 being non-trunk
infrastructure.
Stormwater Drainage
18. The site must be provided with a stormwater drainage system connecting to a lawful point of
discharge. The works must be undertaken in accordance with an Operational Works approval
and must be generally in accordance with drawing number 233467 – C010 – Revision C.
Condition 18 is imposed pursuant to s145 of the Planning Act 2016 being non-trunk
infrastructure.
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Services
19. Underground reticulated electricity and telecommunication services must be provided to
each lot in accordance with an approval for Operational Works and the standards and
requirements of the relevant service provider.
20. Unless otherwise stipulated by telecommunications legislation at the time of construction, the
development must be provided with all necessary conduits, pits and pipes to accommodate
the future connection of optic fibre technology telecommunications.
21. Certification must be submitted to Council from all relevant service providers (Energex, NBN
and Unitywater) which certifies that the development has met the requirements of this
Decision Notice and all applicable legislation at the time of construction.
Easements
22. Unless otherwise agreed in writing by the relevant service provider, any public or third party
infrastructure located on the subject site must be placed within an easement registered
against the title of the property.
23. All easements must be designed in accordance with the planning scheme and granted at no
cost to the Grantee. Where the Grantee is Council or a service authority, the easement
documentation must be in accordance with the Grantee’s standard easement terms. Draft
easement documentation must be submitted to Council for endorsement.
24. All works must be kept clear of any existing or proposed easements on the subject land,
unless agreed otherwise in writing by the Grantee.
Site Remediation
25. Prior to Plan Seal, the lots must be suitably remediated in accordance with the Detailed Site
Contamination Investigation prepared By Environmental Advisors dated 12/06/2024. The
remediation works must be supervised by a suitably qualified person and certified prior to
any future uses commencing upon any allotment subject to this application.
Earthworks and Retaining Walls
26. All earthworks and associated batters must be undertaken in accordance with an Operational
Works approval, and contained entirely within the subject site unless written permission from
the respective landowner(s) is provided to Council.
Damage to Services and Assets
27. Any damage caused to existing services and assets as a result of the development works
must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety, immediately;
or
b. where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and assets
must first be referred to the relevant service authority for approval.
5. REFERENCE DOCUMENTS
Plan No. Rev. Plan/Document Name Date
233467-C003 C Development Layout Plan prepared by Covey 14 March 2024
233467-C010 C Roadworks & Drainage Plan prepared by Covey 14 March 2024
233467-C241 C Road 11 Detail Plan – Sheet 2 prepared by Covey 14 March 2024
233467-C242 C Road 1 Detail Plan – Sheet 3 prepared by Covey 14 March 2024
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233467-C243 C Road 1 Detail Plan – Sheet 4 prepared by Covey 14 March 2024
12062024 0 Detailed Site Contamination Investigation prepared 12 June 2024
by Environmental Advisors
6. REFERRAL AGENCIES
Not applicable.
7. ADVISORY NOTES
The following notes are included for guidance and information purposes only and do not form part
of the assessment manager conditions:
Building and Construction Industry (Portable Long Service Leave) Levy
1. The QLeave levy must be paid prior to the issue of a development permit for Operational
Works where it is required. Council will not be able to issue a Decision Notice without receipt
of details that the Levy has been paid.
Co-ordination of Operational Works Assessment
2. Additional application fees apply to Operational Work applications where the different
aspects of the works are lodged separately. Significant savings in application fees will result
if all works are lodged in a single application.
Preparation of a Preliminary Construction Management Plan
3. A preliminary Construction Management Plan must be submitted with the Operational Works
application and must address the following:
a. traffic management during all aspects of the construction phase including:
iii. a Traffic Management Control Plan in accordance with the Manual of Uniform
Traffic Control Devices (MUTCD) detailing all temporary signage and traffic
control measures prior to construction.
iv. maintenance of safe pedestrian and vehicle access for the areas affected by the
works during and after daily construction has ceased.
v. proposed fencing to the site during the construction phase of the development.
vi. approval of the Traffic Management Control Plan by the Department of Transport
and Main Roads (DTMR) for any works on State controlled roads.
vii. provision for worker car parking.
b. maintenance and protection of water quality and existing drainage lines through the
construction site, through the implementation of appropriate erosion and sediment
control measures
c. works programme identifying key components of the works and their respective
durations
d. establishment of a communication protocol with the general public, adjoining owners,
emergency services and local businesses to advise of agreed construction times,
impacts on traffic, services and other relevant issues
e. Include a post out to the local residents and businesses advising of the proposed
development, the expected time frames and the site contact details.
f. Include signage in prominent locations on the boundaries of the site advising of the
proposed development, the expected time frames and the site contact details.
g. identification of complaint management procedures including:
i. contact details for the on-site manager
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ii. dispute resolution procedures
h. details on the location of external fill/dump sites/sources, the haulage route, type of
vehicle to be utilised during filling operations and frequency of usage. NB any damage
to the existing road system as a result of haulage operations shall be fully repaired at
the applicant’s expense
i. it is acknowledged that the preliminary Construction Management Plan will be a draft
document requiring finalisation upon appointment of the Principal Contractor employed
to construct the works and a final document will be required to be submitted at the Pre-
Start Meeting for the project.
Qualified Person
4. For the purpose of preparing a Landscape Plan, a qualified person is considered to be a
landscape architect, landscape designer or horticulturist with a minimum of 3 years current
experience in the field of landscape design.
For the purpose of preparing a Fauna Management Plan, a qualified person is considered to
be an ecologist with a minimum of 3 years current experience in the field of fauna assessment
and management.
Road & Parks Names
5. Where development creates a new road or park, developers are required to submit a Road
Naming Application to Council for assessment and approval of road names before a plan for
subdivision is lodged for plan seal. Three proposed names in order of preference are required
for each road. Applications from developers will only be accepted on the Road Naming
application form
For full details of Council's policy, please read the Naming of Roads, Parks, Community
Infrastructure and Street Numbering Policy.
Advertising Devices
6. All Advertising Devices must comply with Schedule 10 of Subordinate Local Law No.1
(Administration) 2015 including both temporary and permanent signage. All freestanding,
pylon or pole signs or signage that is illuminated requires approval from Council prior to being
installed. All signage identified in s6 of Schedule 10 of Subordinate Local Law No. 1 is
prohibited from being erected in the Shire.
Infrastructure Charges
7. All developments and/or changes to existing developments may require payment of
“Infrastructure Charges” (as applicable) in accordance with Council’s “Charges Resolution”
made pursuant to the planning legislation and regulations current at the time of issue. For
further information, please refer to https://www.noosa.qld.gov.au/planning-
development/development-tools-guidelines/infrastructure-charges
8. PROPERTY NOTES
RAL25/0004 – Vegetation Protection Covenant
1. The following notation applies to approved lots 3:
A Vegetation Protection Covenant applies to this lot. No clearing of vegetation is to occur
within the covenanted area, except where in accordance with the terms of the covenant.
9. VARIATION APPROVAL DETAILS
Not applicable.
10. FURTHER DEVELOPMENT PERMITS REQUIRED
Type of Development Permit Required Subject of the required Development Permit
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Development Permit for Operational Works Road work, Stormwater, Drainage work,
Earthworks, Landscaping, Street Lighting,
Electrical Supply, Vegetation Clearing.
11. SUBMISSIONS
Not applicable.
12. RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions from the
Planning Act 2016 is attached.
During the appeal period, you as the applicant may suspend your appeal period and make written
representations to Council about the conditions contained within the development approval. If
Council agrees or agrees in part with the representations, a negotiated decision notice will be
issued. Only one negotiated decision notice may be given.
13. OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available online at
www.noosa.qld.gov.au or at Council Offices.
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