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GENERAL COMMITTEE MEETING | 6 OCTOBER 2026
General Committee
Meeting
Agenda
Tuesday, 6 October 2026
Commencing at 10:00am
Council Chambers, 9 Pelican Street, Tewantin
Committee: Crs Jessica Phillips (Chair), Karen Finzel, Amelia Lorentson, Brian
Stockwell, Tom Wegener, Frank Wilkie, Nicola Wilson
“Noosa Shire – different by nature”
Page 1 of 438
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Full text of sections 2 to 53 (of 449)
Section 2
GENERAL COMMITTEE MEETING | 6 OCTOBER 2026
ORDER OF BUSINESS
1. DECLARATION OF OPENING
2. ACKNOWLEDGEMENT OF COUNTRY
3. ATTENDANCE & APOLOGIES
4. CONFIRMATION OF MINUTES
4.1 GENERAL COMMITTEE MEETING MINUTES DATED 8 SEPTEMBER 2026
5. PRESENTATIONS
6. DEPUTATIONS
7. GENERAL COMMITTEE REPORTS
7.1 REPORTS FOR NOTING
7.1.1 PLANNING APPLICATIONS DECIDED BY DELEGATED AUTHORITY – AUGUST
2026
7.2 REPORTS FOR ACTION
7.2.1 MCU23/0007 & RAL23/0001 - MATERIAL CHANGE OF USE FOR MULTIPLE
DWELLINGS - AFFORDABLE RENTAL PREMISES (19 SMALL DWELLING
UNITS) AND RECONFIGURING A LOT (4 LOTS INTO 2) AT 45-47A MAPLE
STREET & 9 MYALL STREET, COOROY
7.2.2 NOOSA BIOSECURITY PLAN 2026-2031
7.2.3 DESTINATION STEWARDSHIP COUNCIL DRAFT TERMS OF REFERENCE
7.2.4 ZERO EMISSIONS NOOSA (ZEN) INC. ALLIANCE AGREEMENT
7.2.5 NOOSA EVENTS STRATEGIC FRAMEWORK, POLICY, AND GOVERNANCE
7.2.6 NOOSA AQUATICS CENTRE UPGRADE PLAN AND NOOSA AQUATICS
FACILITIES STRATEGIC PLAN
7.2.7 NOOSA SHIRE COUNCIL SOLE AND SPECIALISED SUPPLIER LISTS
7.2.8 COUNCIL MEETING SCHEDULE – 2027
Page 2 of 438
Section 3
GENERAL COMMITTEE MEETING | 6 OCTOBER 2026
7.2.9 CHANGE OF TIME & VENUE FOR ORDINARY MEETING DATED 17 DECEMBER
2026
8. CLOSED SESSION
NOOSA
8.1. REGIONAL GALLERY DETAILED BUSINESS CASE AND
CONSIDERATIONS
9. MEETING CLOSURE
Page 3 of 438
Section 4
GENERAL COMMITTEE MEETING 6 OCTOBER 2026
4.1 GENERAL COMMITTEE MEETING MINUTES DATED 8 SEPTEMBER 2026
Recommendation
That the Minutes of the General Committee Meeting held on 8 September 2026 be received and
confirmed.
Page 4 of 438
Section 5
GENERAL COMMITTEE MEETING | 8 SEPTEMBER 2026
General Committee Meeting
Minutes
Tuesday, 8 September 2026
10:00am
Council Chambers, 9 Pelican Street, Tewantin
Committee: Crs Jessica Phillips (Chair), Karen Finzel, Amelia Lorentson, Brian
Stockwell, Tom Wegener, Frank Wilkie, Nicola Wilson
“Noosa Shire – different by nature”
Page 1 of 6
Page 5 of 438
Section 6
GENERAL COMMITTEE MEETING | 8 SEPTEMBER 2026
MINUTES
1 DECLARATION OF OPENING
The meeting was declared open at 10.00am.
2 ACKNOWLEDGEMENT OF COUNTRY
Noosa Council respectfully acknowledges the Traditional Custodians of the lands and
waters of the Noosa area, the Kabi Kabi people, and pays respect to their Elders, past,
present and emerging.
3 ATTENDANCE & APOLOGIES
COMMITTEE MEMBERS
Cr Jessica Phillips (Chair)
Cr Brian Stockwell
Cr Karen Finzel
Cr Amelia Lorentson
Cr Tom Wegener
Cr Nicola Wilson
EXECUTIVE
Chief Executive Officer Larry Sengstock
Director Corporate Services Margaret Gatt
Director Development & Regulation Richard MacGillivray
Director Strategy and Environment Kim Rawlings
Director Infrastructure Services Shaun Walsh
APOLOGIES
Cr Frank Wilkie
4 CONFIRMATION OF MINUTES
4.1 GENERAL COMMITTEE MEETING MINUTES DATED 11 AUGUST 2026
Committee Resolution
Moved: Cr Karen Finzel
Seconded: Cr Nicola Wilson
That the Minutes of the General Committee Meeting held on 11 August 2026 be
received and confirmed.
Carried.
For: Cr Brian Stockwell, Cr Karen Finzel, Cr Amelia Lorentson, Cr
Jessica Phillips, Cr Tom Wegener, Cr Nicola Wilson
Against: None
Page 2 of 6
Page 6 of 438
Section 7
GENERAL COMMITTEE MEETING | 8 SEPTEMBER 2026
5. PRESENTATIONS
Nil.
6. DEPUTATIONS
Nil.
7 GENERAL COMMITTEE REPORTS
7.1 REPORTS FOR NOTING
7.1.1 PLANNING APPLICATIONS DECIDED BY DELEGATED AUTHORITY –
JULY 2026
The following material was presented to the meeting in relation to this item:
refer to Attachment 1 to the Minutes of the General Committee Meeting dated
8 September 2026 - Cooroy Police Station
Committee Recommendation
Moved: Cr Tom Wegener
Seconded: Cr Karen Finzel
That Council note the report by the Development Assessment Manager to the
General Committee Meeting dated 8 September 2026 regarding applications that
have been decided by delegated authority for July 2026 as provided at Attachment 1
to the Report.
Carried.
For: Cr Brian Stockwell, Cr Karen Finzel, Cr Amelia Lorentson, Cr
Jessica Phillips, Cr Tom Wegener, Cr Nicola Wilson
Against: None
7.2 REPORTS FOR ACTION
7.2.1 PEREGIAN DIGITAL HUB - TENANCY AGREEMENT
Committee Resolution
Moved: Cr Karen Finzel
Seconded: Cr Amelia Lorentson
That the meeting be closed to the public in accordance with Section 254D(3) of the LG
Regulation 2012 (this is not publicly available as it contains information that is confidential
to the local government) and pursuant to section 254J(3)(g) of the Local Government
Regulation 2012 for the purpose of discussing Item 7.2.1 Peregian Digital Hub -
Tenancy Agreement.
Carried.
For: Cr Brian Stockwell, Cr Karen Finzel, Cr Amelia Lorentson, Cr
Jessica Phillips, Cr Tom Wegener, Cr Nicola Wilson
Against: None
Page 3 of 6
Page 7 of 438
Section 8
GENERAL COMMITTEE MEETING | 8 SEPTEMBER 2026
Committee Resolution
Moved: Cr Jessica Phillips
Seconded: Cr Amelia Lorentson
That the meeting be re-opened to the public.
Carried.
For: Cr Brian Stockwell, Cr Karen Finzel, Cr Amelia Lorentson, Cr
Jessica Phillips, Cr Tom Wegener, Cr Nicola Wilson
Against: None
Committee Recommendation
Moved: Cr Karen Finzel
Seconded: Cr Amelia Lorentson
That Council
A. Note the report by the Director, Digital Hub & Innovation to the General
Committee dated 8 September 2026 regarding the proposed commercial
lease of Tenancy C at the Peregian Digital Hub; and
B. Agree to enter a commercial lease for Tenancy C at the Peregian Digital Hub,
Peregian Beach, to HubMind Pty Ltd for a three-year term with one three-year
option, as generally outlined in the report.
C. Note the full attachment names as follows:
1. Confidential Attachment 1 – Leasing Overview - IAW Section
254D(3) of the LG Regulation 2012 - this is not publicly available as it contains
information that is confidential to the Local Government.
2. Confidential Attachment 2 – Lease Proposal - IAW Section
254D(3) of the LG Regulation 2012 - this is not publicly available as it contains
information that is confidential to the Local Government.
Carried.
For: Cr Brian Stockwell, Cr Karen Finzel, Cr Amelia Lorentson, Cr
Jessica Phillips, Cr Tom Wegener, Cr Nicola Wilson
Against: None
7.2.2 BIOSECURITY SURVEILLANCE PROGRAM 2027-2031
Motion
Moved: Cr Brian Stockwell
Seconded: Cr Karen Finzel
That Council
A. Note the report by the Environmental Services Manager to the General
Committee Meeting dated 8 September 2026 and approve the following
Biosecurity Surveillance Program for 2027- 2031 for the Noosa Council region
in accordance with section 235 of the Biosecurity Act 2014:
1. Survey Area 1: 1 January to 31st March each year until the end of 2031
for the localities of Cooroy, Cooroy Mountain, Tinbeerwah, Cooroibah and
that part of Doonan that is within the Noosa Council boundary;
2. Survey Area 2: 1 April to 30 June each year until the end of 2031 for
the localities of Black Mountain, Federal, and those parts of Ridgewood and
Eerwah Vale that are within the Noosa Council boundary;
Page 4 of 6
Page 8 of 438
Section 9
GENERAL COMMITTEE MEETING | 8 SEPTEMBER 2026
3. Survey Area 3: 1 July to 30 September each year until the end of 2031
for the localities of Kin Kin, Pinbarren, Cooran and that part of Como that is
within the Noosa Council boundary; and
4. Survey Area 4: 1 October to 31 December each year until the end 2031
for the localities of Pomona, Lake MacDonald, Ringtail Ck, Cootharaba and
Boreen Point.
Amendment
Moved: Cr Amelia Lorentson
Seconded: Cr Jessica Phillips
That B be added to read:
B. Notes that
1) the Biosecurity Surveillance Program will be conducted in accordance with the entry
and landholder protection provisions of the Biosecurity Act 2014, including notification
and entry procedures under sections 259 and 270, and the right of landholders to seek
an external review through QCAT under section 367; and
2) program outcomes, including inspection activity, education and compliance actions,
will be reported to Council through the Environment Strategy Annual Report, with a
final report provided to Council at the conclusion of the Program in 2031.
Carried.
For: Cr Brian Stockwell, Cr Karen Finzel, Cr Amelia Lorentson, Cr
Jessica Phillips, Cr Tom Wegener, Cr Nicola Wilson
Against: None
Committee Recommendation
Moved: Cr Brian Stockwell
Seconded: Cr Karen Finzel
That Council
A. Note the report by the Environmental Services Manager to the General
Committee Meeting dated 8 September 2026 and approve the following
Biosecurity Surveillance Program for 2027- 2031 for the Noosa Council region
in accordance with section 235 of the Biosecurity Act 2014:
1. Survey Area 1: 1 January to 31st March each year until the end of 2031
for the localities of Cooroy, Cooroy Mountain, Tinbeerwah, Cooroibah and
that part of Doonan that is within the Noosa Council boundary;
2. Survey Area 2: 1 April to 30 June each year until the end of 2031 for
the localities of Black Mountain, Federal, and those parts of Ridgewood
and Eerwah Vale that are within the Noosa Council boundary;
3. Survey Area 3: 1 July to 30 September each year until the end of 2031
for the localities of Kin Kin, Pinbarren, Cooran and that part of Como that
is within the Noosa Council boundary; and
4. Survey Area 4: 1 October to 31 December each year until the end 2031
for the localities of Pomona, Lake MacDonald, Ringtail Ck, Cootharaba and
Boreen Point.
B. Note that
1. The Biosecurity Surveillance Program will be conducted in accordance
with the entry and landholder protection provisions of the Biosecurity Act
2014, including notification and entry procedures under sections 259 and 270,
and the right of landholders to seek an external review through QCAT under
Page 5 of 6
Page 9 of 438
Section 10
GENERAL COMMITTEE MEETING | 8 SEPTEMBER 2026
section 367; and
2. Program outcomes, including inspection activity, education and
compliance actions, will be reported to Council through the Environment
Strategy Annual Report, with a final report provided to Council at the
conclusion of the Program in 2031
Carried.
For: Cr Brian Stockwell, Cr Karen Finzel, Cr Amelia Lorentson, Cr
Jessica Phillips, Cr Tom Wegener, Cr Nicola Wilson
Against: None
8 CLOSED SESSION
Nil.
9 MEETING CLOSURE
The meeting closed at 11.16am
Page 6 of 6
Page 10 of 438
Section 11
GENERAL COMMITTEE MEETING 6 OCTOBER 2026
7.1.1 PLANNING APPLICATIONS DECIDED BY DELEGATED AUTHORITY –
AUGUST 2026
Author Development Assessment Manager, Patrick Murphy
Development & Regulation Department
Index ECM/Subject/All Applications
Attachments 1. ATTACHMENT 1 - Delegated Report August 2026
EXECUTIVE SUMMARY
Attachment 1 provides a snapshot of the total applications decided by delegated authority during the
month of August 2026 (excluding applications seeking to remove a tree(s) adjacent to a building or
structure).
RECOMMENDATION
That Council note the report by the Development Assessment Manager to the General Committee
Meeting dated 6 October 2026 regarding applications that have been decided by delegated authority
for August 2026 as provided at Attachment 1 of the Report.
REPORT
The Local Government Act 2009 allows, by resolution, a local government to delegate its powers to
the Mayor, CEO, a standing committee or a joint standing committee and the CEO to delegate those
powers to another employee of Council.
Under the current delegations for the Planning Act 2016 the ability to manage, assess and decide a
range of development applications are delegated to officers with the exception of the following which
are reported to Council for a decision:
a. An application for a variation request mentioned in section 61 of the Planning Act 2016 to vary
the effect of the Planning Scheme;
b. An application which is for an inconsistent use as defined in the Planning Scheme;
c. An application for a proposed development where more than 30 submissions have been received
during the notification part objecting to the proposed development;
d. An extension of an approval that was made under a superseded Planning Scheme (i.e. pre-
Noosa Plan 2020) and/or where there is a resolution of Council to amend the Planning Scheme
in a way that is relevant to the approval;
e. An impact assessable application involving the clearing of vegetation which is mapped as being
in an area of biodiversity significance on the Biodiversity, Waterways and Wetlands Overlay Map
and containing an endangered regional ecosystem, except in circumstances where the clearing
is exempt clearing;
f. The removal or demolition of a structure or place identified within the Planning Scheme’s
Heritage and Character Overlay Map;
g. A development where Council is the applicant requiring impact assessment.
It should be noted though that due to the strict time frames of the Planning Act 2016, officers under
the current delegations have the ability to decide an application where the application has the
potential for ‘deemed approval’.
Page 11 of 438
Section 12
GENERAL COMMITTEE MEETING 6 OCTOBER 2026
In accordance with the current delegations, a wide range of development applications are decided
by Council officers each month, with a limited number of applications reported to Council for a
decision.
Link to Corporate Plan
Theme No 1 - Environment
Focus areas include the natural environment, built environment, waterways and coasts and
conservation and heritage.
Objective 1.8 Reinforce Noosa Design Principles to shape the look and feel of our distinctive built
environment to ensure it responds to our climate, environment and unique character.
Theme No. 2 - Liveability
Liveability encompasses housing, facilities and services, transport, health and wellbeing to enable
an inclusive, connected and vibrant community.
Objective 2.1 Facilitate greater housing choice which meets the changing needs of the community,
improves liveability and affordability and includes partnering to increase provision of social and
affordable housing.
Previous Council Consideration
Nil.
Finance
Nil.
Risk & Opportunities
Nil.
Human Rights
Human Rights Compatibility Statement
In developing this Report, the subject matter has been considered in accordance with the
requirements of the Queensland Human Rights Act 2019. It is considered that the subject matter
does not conflict with any human rights and supports a human rights approach to decision making
by Council. Council representatives will endeavour to act and make decisions under this report in a
manner that is compatible with human rights. This report should be read in conjunction with
Council’s Human Rights Policy.
Consultation
External Consultation - Community & Stakeholder
Nil.
Page 12 of 438
Section 13
GENERAL COMMITTEE MEETING 6 OCTOBER 2026
Internal Consultation
Departments consulted:
Office of the CEO, Mayor & Community Services Corporate Services
Councillors
Mayor & Councillors Director Director
Chief Executive Officer Community Connection Financial Services
Executive Officers Sport & Active Lifestyles Revenue Services
Community Engagement Arts & Culture ICT
Governance Customer Experience Procurement
People & Culture
Strategy & Environment Development & Regulation Infrastructure Services
Director x Director Director
Strategy & Sustainability x Development Assessment Civil and Asset operations
Economic Development & Infrastructure Planning, Design
Local Laws
Destination Management and Delivery
Environmental Services Environmental Health Waste
Innovation & Digital Hub Building & Plumbing Building & Facilities
Commercial Property Property / Permits Disaster Management
Fleet
Page 13 of 438
Section 14
ATTACHMENT 1
Decisions Issued Under Delegated Authority
Development Applications Decided - August 2026 Approved Refused
Material Change of Use 6 0
Building Work Assessable Against the Planning Scheme 5 0
Exemption Certificate 0 0
Operational Works 7 0
Reconfiguring a Lot 2 0
Referral Agency Response 4 0
Minor Change 7 0
Other Change 0 0
Superseded Planning Scheme 1 0
TOTAL - APPLICATIONS DETERMINED UNDER DELEGATION 32 0
TOTAL - APPLICATIONS DETERMINED BY COUNCIL 0 0
Application ID Primary Group Primary Category Full Details Stage/Decision Decision Made
MCU25/0067 NP20MCU Code 23 Bottlebrush Avenue Noosa Heads - Rooming Accommodation (16 units) Approved 7/08/2026
MCU26/0003 NP20MCU Code 3 Gradys Street Kin Kin - Dwelling House Approved 3/08/2026
168 Eumundi Noosa Road Noosaville - Food & Drink Outlet and Service Industry
MCU26/0008 NP20MCU Code Approved 31/08/2026
TO BE ASSESSED UNDER THE SPS
18 Taylor Court Cooroy - Low Impact Industry (54 units), Transport Depot
MCU26/0040 NP20MCU Code Approved 7/08/2026
COMBINED WITH OPW26/0066 & RAL26/0013
MCU26/0047 NP20MCU Code 122 Musa Vale Road Cooroy - Short Term Accommodation Approved 27/08/2026
Botanical Gardens, Lake Macdonald Drive Lake Macdonald - Outdoor Sport &
MCU26/0060 NP20MCU Code Approved 26/08/2026
Recreation (Rowing Club)
263 Wahpunga Lane Kin Kin - Adds to Dwelling House (Secondary Dwelling Exceeding
DBW26/0023 NP20DBW Code Approved 10/08/2026
65 m²)
6 Enterprise Street Sunshine Beach - Dwelling House (Roof Terrace & Demolition)
DBW26/0028 NP20DBW Code Approved 17/08/2026
COMBINED WITH ERR26/0004
DBW26/0069 NP20DBW Code 4/2 Crank Street Sunshine Beach - Balcony Extension Approved 6/08/2026
24 Eucalypt Way Cootharaba - Adds to Dwelling House (Secondary Dwelling Exceeding
DBW26/0073 NP20DBW Code Approved 31/08/2026
65 m²)
DBW26/0082 NP20DBW Code 50 Queen Street Cooran - Adds to Existing Fire Station & Fence Height Approved 20/08/2026
Page 14 of 438
Section 15
Application ID Primary Group Primary Category Full Details Stage/Decision Decision Made
30 Pottery St POMONA - Road & Drainage work, Stormwater, Earthworks, Clearing
OPW26/0033 NP20OPW Code Approved 7/08/2026
Veg
OPW26/0060 NP20OPW Code 33 Witta Circle NOOSA HEADS - Vehicle Crossover Approved 4/08/2026
18 Taylor Court Cooroy - Op Works - Road Work, Drainage Work, Stormwater,
OPW26/0066 NP20OPW Code Earthworks & Landscaping Approved 7/08/2026
COMBINED WITH MCU26/0040 & RAL26/0013
OPW26/0069 NP20OPW Code 62 Lake MacDonald Drive - Road, Drainage, Landscaping, Stormwater, Earthworks Approved 5/08/2026
OPW26/0079 NP20OPW Code 18 Shearwater St PEREGIAN BEACH - Vehicle Crossover Approved 25/08/2026
OPW26/0086 NP20OPW Code 125 Cooroy Belli Creek Rd COOROY - Vehicle Crossover Approved 19/08/2026
OPW26/0092 NP20OPW Code 69 Kauri St COOROY - Vehicle Crossover Approved 19/08/2026
RAL26/0001 NP20RAL Code 25 Tulip Street Cooroy - Reconfiguring a Lot - 1 Lot into 2 Lots Approved 13/08/2026
18 Taylor Court Cooroy - Reconfiguring a Lot - Community Title Subdivision
RAL26/0013 NP20RAL Code (1 Lot into 54 Lots) Approved 7/08/2026
COMBINED WITH MCU26/0040 & OPW26/0066
Early Referral
ERR26/0013 NP20RAP 28 Driftwood Drive Castaways Beach - Dwelling House (Site Cover & Setback) Approved 3/08/2026
Response - Planning
Early Referral 49 Wavecrest Drive Castaways Beach - Dwelling House (Height & Setback)
ERR26/0012 NP20RAP Approved 6/08/2026
Response - Planning COMBINED WITH DBW25/0154
Early Referral 6 Enterprise Street Sunshine Beach - Dwelling House (Storeys & Setbacks)
ERR26/0004 NP20RAP Approved 17/08/2026
Response - Planning COMBINED WITH DBW26/0028
Early Referral
ERR26/0010 NP20RAP 21 Eugarie Street Noosa Heads - Adds to Dwelling House (Site Cover & Setback) Approved 20/08/2026
Response - Planning
Minor Change to TPC 293 - 3/5 Natasha Avenue Noosa Heads - Change to DA - Amalgamate Unit 3 & 4
51901.3746.02 NP20MCU Approved 6/08/2026
Approval into 1 (MULTIPLE DWELLING 4 UNITS)
Minor Change to TPC 995 & TPC 2914 (02817 TC) - 1/46 Avocet Parade Peregian Beach - Change to DA -
51901.4008.02 NP20MCU Approved 11/08/2026
Approval Adds to Unit 1 (MULTIPLE DWELLING 2 UNITS)
Minor Change to TPC 900 - 41 Pacific Avenue Sunshine Beach - Change to DA - Replace & Enlarge Patio
51901.4080.01 NP20MCU Approved 10/08/2026
Approval Unit 2 (MULTIPLE DWELLING 2 UNITS)
Minor Change to TPC 2627 - 3/16 Avocet Parade Peregian Beach - Change to DA - Alts & Adds to Unit 3
51993.1209.02 NP20MCU Approved 12/08/2026
Approval (GROUP HOUSING DEVELOPMENT - 3 UNITS)
Minor Change to 637 Black Mountain Road Black Mountain - Change to DA - Amend Approved Plans
MCU24/0143.01 NP20MCU Approved 26/08/2026
Approval (Short Term Accommodation (2 cabins)
Page 15 of 438
Section 16
Application ID Primary Group Primary Category Full Details Stage/Decision Decision Made
9 George Street Noosaville - Change to DA - Amend Plans (Dual Occupancy (&
Minor Change to
MCU25/0057.01 NP20MCU Demolition) Approved 10/08/2026
Approval
COMBINED WITH OPW25/0078.01 & RAL25/0010.01
Minor Change to 1 Olivine Street Cooroy - Change to DA - Minor Amendments to Plans (Multiple
MCU25/0136.01 NP20MCU Approved 10/08/2026
Approval Dwelling (5 Units)
Superseded Planning
SPS26/0007 NP20SPS 31 Orient Drive Sunrise Beach - Request for SPS for Dwelling House Approved 6/08/2026
Scheme
Page 16 of 438
Section 17
GENERAL COMMITTEE MEETING 6 OCTOBER 2026
7.2.1 MCU23/0007 & RAL23/0001 - MATERIAL CHANGE OF USE FOR MULTIPLE
DWELLINGS - AFFORDABLE RENTAL PREMISES (19 SMALL DWELLING
UNITS) AND RECONFIGURING A LOT (4 LOTS INTO 2) AT 45-47A MAPLE
STREET & 9 MYALL STREET, COOROY
Author Coordinator Planning, Ben Micallef
Development & Regulation Department
Index ECM/APPLICATIONS/MCU23/0007
Attachments 1. ATTACHMENT 1 – MCU23/0007 & RAL23/0001 – PROPOSED
CONDITIONS
2. ATTACHMENT 2 – MCU23/0007 AND RAL23/0001 – COORDINATOR
PLANNING REPORT
3. ATTACHMENT 3 - MCU23/0007 & RAL23/0001 - PROPOSAL PLANS
APPLICATION DETAILS
Applicant Myall Rise P/L
Proposal Material Change of Use – Multiple Dwellings - Affordable Rental
Premises (19 small dwelling units) and Reconfiguring a Lot – 4
lots into 2 lots
Properly Made Date 11 May 2026 (Amendment) 16 January 2023 (Original)
Information Request Date 25 May 2026 (Amendment) 17 February 2023 (Original)
Information Response Date 25 June 2026 (Amendment) 8 May 2023 (Original)
Decision Due Date 8 September 2026
Number of Submissions 1
PROPERTY DETAILS
Property Address 45 & 47A Maple Street Cooroy and 9 Myall Street Cooroy
RP Description Lots 15 & 18 C 5605
Lots 1 & 2 RP 99323
Land Area Lot 15 - 1156m²
Lot 18 - 1335m²
Lot 1 -377m²
Lot 2 - 243m²
Existing Use of Land One Dwelling and vacant land
Page 17 of 438
Section 18
GENERAL COMMITTEE MEETING 6 OCTOBER 2026
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Community Facilities - Health Services
Precinct Not Applicable
Local Plan Area Cooroy Local Area Plan
Overlays Lot 15 C5605 & Lot A RP99323 & Lot 2 RP 99323
- Heritage and Character Area
Assessment Type Impact
EXECUTIVE SUMMARY
This report reviews an application for a Multiple dwelling development of 19 small affordable rental
premises and to reconfigure 4 lots into 2, with the existing character dwelling to be retained on
proposed lot 1 fronting Maple Street the multiple dwellings being developed on the residual lot.
The site is zoned Community Facilities and is annotated Healthcare Services. While the primary
intent of the zone is to accommodate community and health-related activities, the Community
Facilities Zone specifically contemplates affordable rental premises, accessible housing and other
special residential uses that meet an identified community need. In this regard, the proposal is
considered consistent with the broader intent of the zone by delivering 19 small affordable rental
premises in a well-serviced location close to existing healthcare, community services, public
transport and the Cooroy town centre. The proposal also aligns with the recommendations of the
Noosa Housing Strategy 2022 and the outcomes sought under the State Planning Policy in relation
to housing supply, diversity, and affordability.
The application is supported by a Deed of Agreement with BlueCHP – a tier 1 housing provider that
would manage the 19 small affordable rental premises for their ongoing use as affordable rental
premises. Conditions captured as part of this recommendation require a preservation covenant to
the site to ensure the continued operation as affordable rental premises for a duration of 20 years.
Given the recognised need for affordable rental accommodation in Cooroy and across the Shire, the
subject site is well suited to residential development due to its proximity to commercial amenities,
services and community facilities, and absence of significant physical or environmental constraints.
RECOMMENDATION
That Council:
A. Note the report by the Planning Coordinator to the General Committee Meeting dated 6
October 2026 regarding Application No. MCU23/0007 & RAL23/0001 for a Material Change
of Use – Multiple Dwellings - Affordable Rental Premises (19 small dwelling units) and
Reconfiguring a Lot – 4 lots into 2 lots situated at 45-47a Maple St Cooroy and 9 Myall St
Cooroy;
B. Approve the Development Application for Material Change of Use – Multiple Dwellings -
Affordable Rental Premises (19 small dwelling units) and Reconfiguring a Lot – 4 lots into 2
lots in accordance with the proposed conditions outlined in Attachment 1; and
C. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
Page 18 of 438
Section 19
GENERAL COMMITTEE MEETING 6 OCTOBER 2026
Page 19 of 438
GENERAL COMMITTEE MEETING 6 OCTOBER 2026
Page 19 of 438Section 20
ATTACHMENT 1 – (MCU23/0007 & RAL23/0001) – PROPOSED CONDITIONS
MATERIAL CHANGE OF USE – MCU23/0007
PLANNING
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with
prior to the use commencing, and then compliance maintained at all times while the use
continues.
Currency Period
2. This development approval lapses if the use has not happened by 6 October 2032,
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. The plans must be amended to
incorporate the amendments and resubmitted to Council prior to the issue of any
Development Permit.
Plan No. Rev. Plan/Document Name Date
0002 B Demolition Plan prepared by Push 16/04/2026
1000 D Site plan prepared by Push 14/09/2026
1001 F Roof Plan prepared by Push 14/09/2026
1002 C Ground Floor Plan prepared by Push 14/09/2026
1003 E Upper Ground Floor Plan prepared by Push 14/09/2026
1004 C Lower Ground Floor Plan prepared by Push 06/08/2026
1005 C Landscape Plan prepared by Push 14/09/2026
2000 D Site Elevations prepared by Push 06/08/2026
2001 D Site Sections prepared by Push 06/08/2026
2002 D Site Sections prepared by Push 06/08/2026
2003 C Site Elevations prepared by Push 06/08/2026
9000 D Maple Street Aerial Elevation prepared by 06/08/2026
Push
9001 D Myall Street Elevation prepared by Push 06/08/2026
9002 D Maple Street Elevation Render prepared by 06/08/2026
Push
9003 C Myall Street Elevation Render prepared by 10/06/2026
Push
Page 20 of 438
Section 21
9004 B Myall Street Elevation Render prepared by 10/06/2026
Push
9005 D Internal Perspective View prepared by Push 14/09/2026
9006 D Internal Perspective View prepared by Push 14/09/2026
9007 B Internal Perspective View prepared by Push 10/06/2026
9008 B Internal Perspective View prepared by Push 10/06/2026
010 D Overall Layout Plan – Ground Floor prepared 18/09/2026
by RECOR
020 D Bulk Earthworks Layout Plan prepared by 18/09/2026
RECOR
040 D Roadworks and Drainage Layout Plan 18/09/2026
prepared by RECOR
Nature and Extent of Approved Use
4. The existing dwelling must be retained on proposed lot 1.
5. The approved use within proposed lot 2 is limited to 19 small dwellings to operate as
Affordable Rental Premises’
6. All 19 small dwelling units must be used exclusively for Affordable Rental Premise for a
minimum of 20 years calculated from the date of occupation of the first affordable rental
premises.
7. Prior to the occupation of the first affordable rental premises’, the Owner must enter into
a use or preservation covenant (as described in section 107 of the Planning Act 2016)
with Council for the purpose of ensuring that the small dwelling units are used exclusively
for affordable rental premises for duration of the 20-year timeframe identified in this
development approval. The covenant must be on terms acceptable to Council, prepared
at the cost of the Owner, and registered on the title of proposed lot 2 in accordance with
the Land Title Act 1994 prior to the issue of a certificate of classification or building final
for any part of the approved development.
8. The affordable rental premises must remain on a single title; and must not be subdivided
into individual or separate strata titles until after the expiry of the 20-year timeframe
referred to in development approval conditions.
9. The tenancy of the Affordable Rental Premises’ is to be managed by a tier 1 community
housing provider for the life of the agreement.
Building Height
10. The maximum height of the development must not exceed 8 metres above the ground
level including where excavation is undertaken, to the exposed portion of the external
façade of the building, unless otherwise shown in the approved plans.
11. Certification must be submitted to Council from a Registered Cadastral Surveyor (Qld)
which certifies that the buildings do not exceed the maximum height requirement of this
Decision Notice.
Page 21 of 438
Section 22
Performance Bond
12. Security in the form of a cash bond or trading bank guarantee to the sum of $50,000
must be submitted to Council, to secure performance of all conditions of this approval,
prior to the issue of a Development Permit for Operational Works. The cash bond or
trading bank guarantee will be returned on performance of the conditions of approval
less any costs incurred by Council in respect of enforcing performance of this permit.
Council reserves the right to call upon the bond or guaranteed sum to effect compliance
with conditions.
Building Appearance
13. External design features, materials and finishes must be as shown on the Approved
Plans, with no inclusions or alterations made without approval in writing by Council.
14. External finishes of the building must be a mix of lightweight and textured external
finishes, with masonry areas incorporating a variety of textured finishes to break up the
surface.
15. All deck and balcony areas must not be enclosed with shutters, louvres, glass panelling
or the like thus remaining as open structures, except where required to be enclosed by
the Department of State Development, Infrastructure, Local Government and Planning
(SARA) in their referral agency response (2605-52275 SRA) on 11 June 2026.
16. All air conditioning units or other mechanical equipment must be fully enclosed or
screened such that they are not visible from the street frontages nor adjoining properties.
17. Waste storage areas and external storage areas must be screened from view of the
street.
18. Each unit must be provided with access to an outdoor clothesline which is screened from
public view (external to the development site) and where achievable, internal to the
development
Protection of Privacy
19. To ensure privacy is protected between adjoining residential zoned properties to the
south of the site, the windows located on the southern building elevations of units 9, 11,
14 & 17 must either:
a. have a minimum window sill height or 1.7 metres above floor level
b. be fitted with translucent glazing or
c. be fitted with a fixed external screen
Fencing and Walls
20. The existing low level stone wall and timber picket fence must be maintained and
retained to Maple Street.
21. Street fencing to Myall Street must not exceed 1.8 metres in height, be set back an
average of 1 metre and articulated to provide visual interest by stepping the design. Any
fencing on the front boundary must either:
a. not exceed a maximum height of 1.2 metres
b. be of open construction.
Page 22 of 438
Section 23
Landscaping Works
22. 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:
a. the landscape area and works shown on the approved landscape plan
b. vegetated screening of any electrical transformers, bin storage areas and the like
from the road frontage
c. provision of one (1) street tree within the road reserve for every eight (8) metres
of road frontage
d. planting of shrubs and trees along the site frontage to soften the appearance of
buildings and structures and enhance the streetscape character
e. screen planting along the side and rear boundaries to provide privacy screening
and to assist in maintaining a suitable interface with adjoining properties
23. All landscape works must be established and maintained in accordance with the
approved design for the life of the development, and in a manner that ensures healthy,
sustained and vigorous plant growth. All plant material must be allowed to grow to full
form and be refurbished when its life expectancy is reached.
24. All landscape works must be maintained generally in accordance with the approved
design for the life of the development.
Street Identification
25. The street address of the development must be clearly visible and discernible from the
primary frontage of the site by the provision of a street number and, where appropriate,
the building name.
Waste Management
26. A waste storage area must be designed and maintained in accordance with Planning A
waste storage area must be provided in accordance with Planning Scheme Policy 9,
Waste Management and the Noosa Plan’s Waste Management Code, including an
external imperviously paved area correctly sized for all refuse and recycling containers
and suitably screened from public places and neighbouring properties.
External Works – Maple Street
27. Myall Street must be upgraded for the length of its frontage to the subject site. The
works must be undertaken in accordance with an Operational Works, be generally in
accordance with RECOR’s Overall Layout Plan (C010, Rev. D) dated 18 September
2026 and must include in particular:
a. construction of a 2.0-metre-wide pedestrian footpath in accordance with the
conditions of this Decision Notice; and
b. removal of the existing Myall Street property access 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.
c. the construction of eight (8) 60-degree angled, ‘nose-in’, on-street carparks in
accordance with AS2890.05. The carparks must be designed for a “Medium” on-
street parking classification (table 3.2, AS2890.05).
Page 23 of 438
Section 24
External Works – Myall Street
28. Myall Street must be upgraded for the length of its frontage to the subject site. The
works must be undertaken in accordance with an Operational Works, be generally in
accordance with RECOR’s Overall Layout Plan (C010, Rev. D) dated 18 September
2026 and must include in particular:
a. construction of a 2.0-metre-wide pedestrian footpath in accordance with the
conditions of this Decision Notice; and
b. removal of the existing Myall Street property access 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.
Site Access and Driveways
29. A sealed access driveway must be provided from Maple Street to all parking and
manoeuvring areas of the development in proposed Lot 1. The works must be
undertaken in accordance with an Operational Works approval, be generally in
accordance with RECOR’s Roadworks and Drainage Layout Plan (C040, Rev. D) dated
18 September 2026 and Council’s standard drawing RS-049 & RS-050.
30. A sealed access driveway must be provided from Maple Street to all parking and
manoeuvring areas of the development in proposed Lot 2. The works must be
undertaken in accordance with an Operational Works approval, be generally in
accordance with RECOR’s Roadworks and Drainage Layout Plan (C040, Rev. D) dated
18 September 2026, Driveway Longitudinal Section (041, Rev. C) dated 6 August 2026
and Council’s standard drawing RS-051.
Concrete Bin Pad
31. Two (2) concrete bin pads for the development must be constructed on the kerbside of
Myall Street. The concrete bin pads must be located generally in accordance with
RECOR’s Waste Management Plan (Rev. D) dated 12 August 2026 to ensure minimal
disturbance to the local road network during collection. The construction of the bin pads
must be undertaken in accordance with an Operational Work approval.
Car Parking
32. A minimum of 24 car parking spaces must be provided and marked on the site. The
works must be undertaken in accordance with an Operational Works approval, be
generally in accordance with RECOR’s Linemarking Layout Plan (C048, Rev. D) dated
18 September 2026 and must include in particular:
a. 5 visitor parking spaces within the total, which are clearly marked for that purpose
and accessible at all times for visitor use;
b. pedestrian routes in accordance with the conditions of this Decision Notice;
c. 1 disabled parking space within the total; and
d. dimensions, crossfalls and gradients in accordance with Australian Standard
AS2890: Parking Facilities.
Service Vehicles
33. Service and waste collection vehicle parking, manoeuvring and standing spaces must
be provided on the site. The works must be undertaken in accordance with an
Operational Works approval, be generally in accordance with RECOR’s Linemarking
Layout Plan (048, Rev. D) dated 18 September 2026 and must include in particular:
a. 1 WCV space.
Page 24 of 438
Section 25
Pedestrian and Bicycle Facilities
34. Pedestrian and bicycle facilities must be provided for the development. The works must
be undertaken in accordance with an Operational Works approval, be generally in
accordance with RECOR’s Linemarking Layout Plan (C048, Rev. D) dated 18
September 2026 and must include in particular:
a. a 2.0-metre-wide concrete footpath within the road verge for the entire length of
the site’s frontage to Maple Street;
b. a 2.0-metre-wide concrete footpath within the road verge for the entire length of
the site’s frontage to Myall Street;
c. pedestrian pathways between the proposed car parking area and the building/s;
and
d. adequate separation of all specific pedestrian routes from vehicle access and
manoeuvring areas, and clear demarcation by pavement marking, signposts or
changes in surface materials or levels.
Stormwater Drainage
35. 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, be generally in accordance with RECOR’s Stormwater Management
Plan (P0478-26-001, Rev. 1) dated 24 June 2026 and RECOR’s Technical
Memorandum (P0478-26-01) dated 12 August 2026, and must include in particular:
a. details of a stormwater quality device that satisfies the load reduction targets
specified in Planning Scheme Policy 6 Engineering Design Standards; and
b. additional modelling demonstrating that the peak mitigated flows during the 10%
AEP event will not exceed the pre-development flows.
Stormwater Quality Management
36. A stormwater quality treatment system must be provided for the development. The
device must be SQIDEP verified and be maintained in accordance with the User Manual
for the lifespan of the development.
Services
37. Underground reticulated electricity and telecommunication services must be provided to
each lot in accordance with the standards and requirements of the relevant service
provider.
38. 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.
39. 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
40. An easement for drainage purposes must be registered in favour of proposed Lot 1
against the title of all lots (nominally proposed Lot 2) which convey stormwater from
proposed Lot 1 through proposed Lot 2 to a Lawful Point of Discharge in Myall Street.
The easement must be a minimum width of 1.5 metres located centrally over the
proposed drainage structures or of sufficient width to wholly encompass the drainage
structures. The easement must be granted prior to the commencement of any works
associated with this approval.
Page 25 of 438
Section 26
41. 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.
42. 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.
43. All works must be kept clear of any existing or proposed easements on the subject land,
unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
44. All fill and associated batters must be undertaken in accordance with an Operational
Works approval, be generally in accordance with RECOR’s Bulk Earthworks Layout Plan
(C020, Rev. D) dated 18 September 2026 and contained entirely within the subject site
unless written permission from the respective landowner(s) is provided to Council.
45. All retaining walls must be designed and constructed in accordance with the planning
scheme and must be certified by an RPEQ where exceeding 1.0m in height. All retaining
walls that are publicly accessible and exceed 1.0m in height must be fitted with a
commercial grade safety fence.
Damage to Services and Assets
46. 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.
Roofwater Harvesting
47. Operating roofwater harvesting and detention tanks must be provided for the
development. The tanks must be provided in accordance with an approval for Building
Works and must include in particular:
a. the details identified in section 3.0 and 4.2.1.1 of RECOR’s Stormwater
Management Plan (P0478-26-001, Rev. 1) dated 24 June 2026;
b. a total tank capacity of 50 kilolitres for reuse and 50 kilolitres for detention;
c. a catchment of 100% of the building roof area;
d. re-use of harvested stormwater for internal non-potable uses and outdoor uses;
and
e. The roofwater drainage system flowing to the tanks is to be designed to cater for
the 1%AEP event including a 20% increase in rainfall intensity due to climate
change.
Page 26 of 438
Section 27
RECONFIGURING A LOT – RAL23/0007
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 6 October 2030,
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
0003 B Subdivision Plan prepared by Push 14/09/2026
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
Property Access and Driveways
6. Vehicle access to proposed Lots 1 and 2 is limited to the constructed driveway only. A
clause must be included in the contract of sale for the lots which requires vehicle access
to be from the constructed driveway only, and which prohibits the driveway from being
relocated without Council agreement.
Easements
7. An easement for drainage purposes must be registered in favour of proposed Lot 1
against the title of all lots (nominally proposed Lot 2) which convey stormwater from
proposed Lot 1 through proposed Lot 2 to a Lawful Point of Discharge in Myall Street.
The easement must be a minimum width of 1.5 metres located centrally over the
proposed drainage structures or of sufficient width to wholly encompass the drainage
structures. The easement must be granted prior to the commencement of any works
associated with this approval.
Page 27 of 438
Section 28
8. 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.
9. 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.
10. All works must be kept clear of any existing or proposed easements on the subject land,
unless agreed otherwise in writing by the Grantee.
Services
11. Underground reticulated electricity, telecommunication, reticulated sewer and
reticulated water services must be provided to each lot in accordance with the standards
and requirements of the relevant service provider.
12. 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.
13. 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.
Page 28 of 438
Section 29
ATTACHMENT 2 – (MCU23/0007 AND RAL23/0001) – COORDINATOR PLANNING
REPORT
REPORT
1. PROPOSAL
This application seeks a Development Permit for Multiple Dwellings - Affordable Rental Premises
(19 x small dwellings) and Reconfiguring a Lot – 4 lots into 2 lots to facilitate an affordable housing
development at 45 & 47a Maple Street and 9 Myall Street, Cooroy.
The proposal includes the reconfiguration of the existing site into two lots, retaining the existing
character dwelling on proposed Lot 1 fronting Maple Street, with a new lot area of approximately
574sqm. Proposed Lot 2, with an area of approximately 2,544sqm, is proposed to accommodate
a total of 19 small dwelling units, to operate as affordable rental premises.
The proposed development comprises a mix of 1-bedroom and 2-bedroom units arranged across
lower ground, ground and upper levels. In total, 7 x one-bedroom units and 12 x two-bedroom units
are proposed. All dwellings have been designed with accessibility considerations in mind, with the
ground floor dwellings particularly suited to accommodating a broad range of mobility and access
needs.
Vehicular access to the development is proposed via a shared driveway from Maple Street, while
pedestrian access is provided from both Maple Street and Myall Street, including a new footpath
connection along the Maple Street frontage. A total of 24 car parking spaces have been provided
on site in conjunction with 20 bicycle parking spaces. A communal refuse collection and
manoeuvring area is also provided centrally within the site to facilitate on-site waste collection.
The proposal includes the retention of the existing character dwelling and stone/timber paling
boundary fence fronting Maple Street, intended to respond to the Heritage Overlay and local
character of the Cooroy township. Extensive landscaping is proposed, including street tree
planting, landscape buffers to adjoining properties, and within private open space areas.
To facilitate the access arrangement, the proposal includes the construction of a new crossover
and provision of 8 angled on-street parking bays along the Maple Street frontage to replace the 7
existing parallel car parking spaces. The removal of 2 parallel on-street parking spaces is sought
to account for sight line considerations, with the provision of an additional crossover and
intensification of the existing access, the proposal results in a net loss of 1 on-street parking space
along the Maple Street frontage.
Page 29 of 438
Section 30
Figure 1 – Site Aerial (subject site in blue)
Figure 2 – Surrounding Area (subject site in blue)
Page 30 of 438
Section 31
Figure 3 – Site Plan
Figure 4 – Upper Floor Plan
Page 31 of 438
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Page 31 of 438Section 32
Figure 5 –Lower Floor Plan (built form exclusively fronting Myall Street frontage)
Figure 6 –Aerial site context showing proposal as viewed from Maple Street
Page 32 of 438
Section 33
Figure 7 –Render of Maple Street elevation
Figure 8 –Render of Myall Street elevation
Figure 9 –Close up render of Myall Street elevation
Page 33 of 438
Section 34
Figure 10 – Render of proposal as viewed from internal accessway facing Maple St
Note: The yellow, blue and green colours shown in the renders and elevations in Figures 7 – 10,
17 & 20 are not indicative of actual colour palette proposed – refer to materials schedule for
further detail, with muted tones proposed throughout the proposal.
2. SITE DETAILS
2.1. Site Description
The subject site comprises four existing lots with a combined area of approximately 3,119sqm and
slopes in elevation from Maple Street to Myall Street. The site contains an established character
dwelling fronting Maple Street, exhibiting traditional Queensland architectural elements including
weatherboard cladding, verandahs and a pitched roof form, together with an associated shed, both
of which are proposed to be retained. The dwelling is set behind an established stone boundary
wall and is complemented by mature landscaping along the Maple Street frontage. The balance of
the site is largely undeveloped, consisting of open areas and scattered vegetation.
Figure 11 – Existing Dwelling and fence as viewed from Maple Street
2.2. Surrounding Land Uses
The surrounding area is characterised by a mix of residential, medical and community-based uses.
Maple Street contains a concentration of established medical and allied health services, including
the Eden Private Hospital opposite the site and a number of health-related facilities within the
immediate locality. Residential uses adjoin the site to the east and south, while a medical centre is
Page 34 of 438
Section 35
located to the north with access from Myall Street. The southern section of Maple Street is also
characterised by a number of traditional Queenslander-style buildings which contribute positively
to the established streetscape character.
Figure 12 – Site aerial and zone map of the subject site and surrounds. Yellow = Community Facilities Zone.
Red = Medium Density Residential Zone. Pink = Low Density Residential Zone. Blue = District Centre Zone
3. ASSESSMENT
3.1. 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 2017;
• Planning Regulation 2017;
• Noosa Plan 2020 (March 2026).
3.2. State and Other Statutory Instruments
State Planning Policy
The proposal aligns with State Interest 1: Planning for Liveable Communities and Housing, through
the provision of additional affordable dwellings within an established urban area that is well
connected to services, facilities and employment opportunities. Further, the 19 proposed affordable
rental premises comprise a mix of one and two-bedroom units that can cater for households with
accessibility requirements, elderly residents or those requiring assisted living – in line with the
aspirations of the SPP, namely the State Interest.
South East Queensland (SEQ) Regional Plan 2017
The site is located within the Urban Footprint of the SEQ Regional Plan 2017. The proposal is
consistent with the policies of the SEQ Regional Plan.
Planning Regulation 2017
The proposal is for an urban activity within the Urban Footprint and is consistent with the
assessment benchmarks contained in the Planning Regulation 2017 for the SEQ Region.
Page 35 of 438
Section 36
3.3. Statutory Instruments – Planning Scheme
The site is located in Cooroy and is zoned Community Facilities and specifically annotated for
Health Services. Under the Noosa Plan a Multiple dwelling is identified as a consistent use and
required to follow an impact assessment process and assessed against the whole of Noosa Plan
2020 to the extent the provisions are relevant to the development.
3.3.1 Strategic Framework
Section 3.2.2 – A well managed and sustainable Noosa Shire identifies the following as a key
challenge for Noosa and is particularly relevant given the proposal is to locate 19 small dwellings
to be provided as affordable rentals:
Noosa’s population is expected to continue to age and will require specific responses to meet the
housing, transport, health and wellbeing needs of elderly residents. By 2041, the proportion of
residents aged 65 years and over is predicted to rise to around 30 per cent. Hence there is a need
for all forms of housing suitable for retirees and elderly people including residential care, retirement
communities and small dwellings.
Section 3.2.3 – A connected, safe and happy community notes that …Historically, the majority of
dwellings are three or more bedrooms and the predominant household size is only one or two
persons. Consequently, priority is given to increasing opportunities for smaller housing to better
meet the needs of small households. As there is a correlation between the size of housing and the
cost of housing this should improve affordability. New attached housing in or close to centres will
generally be limited to small dwellings.
Further, Section 3.2.4 – Housing to meet the needs of the community identifies the need for
affordable, diverse housing product, noting that… The residents of Noosa Shire are part of an
inclusive community where diversity is valued. Different housing types and styles are needed to
provide choices, ensuring people’s housing needs are catered for, regardless of age and
mobility, household size and budget. By providing housing choice in each local area, a greater mix
of people and ages are accommodated and this can provide a more diverse community.
The proposal generally aligns with the strategic intent of the Noosa Plan as quoted from the
sections above. It is acknowledged that the subject site is proposed to be utilised for housing in
lieu of the prescribed Health Services designation of the Community Facilities Zone. On balance
the proposed outcome, which would deliver 19 affordable rentals comprising 7x one-bedroom and
12x two-bedroom units of a generally high level of accessibility in a well-serviced location broadly
aligns with the strategic intent of the Planning Scheme.
The following Strategic Outcomes capturing Housing Choice are applicable to the proposed
development:
3.3.3 Housing Choice
(e) A wide range of housing is spread throughout the existing urban areas of Noosa Shire and
responds to housing needs associated with factors such as changing demographics,
changing composition of households, and lifestyle choices.
(i) Additional affordable rental premises are provided through public-private partnerships and
development incentives.
The proposal is consistent with the planning scheme’s strategic intent for housing and achieves a
range of the intended Strategic Outcomes that relate to Housing Choice and will meet diverse
needs of the community.
It is also noted that the proposal aligns with the Noosa Housing Strategy adopted by Council on 4
November 2022 which identified the need to focus on providing affordable housing options and
encourage ‘smaller’ dwelling typologies that can accommodate a range of household types, namely
households that can cater for accessibility needs.
Section 7.4 of the Noosa Housing Strategy 2022 recommends that:
Page 36 of 438
Section 37
Council will also seek amendment to the Community Facilities Zone to allow for multiple housing,
dual occupancies and community residences where they specifically meet the fully accessible or
high physical support design criteria.
The proposal would deliver an outcome consistent with what is identified as highly needed in the
Housing Strategy 2022. All dwellings have been designed with accessibility considerations in mind
(door widths, internal dimensions, adaptability etc), with the ground floor dwellings particularly
suited to accommodating a broad range of mobility and access needs for future residents. The
land is also well suited to residential development being in proximity to existing residential
dwellings, close to services and facilities and free of hazardous constraints.
To ensure the site is developed as intended and the use/affordable housing provision is
maintained, the applicant has supplied a signed Deed of Agreement between the applicant and
the housing provider. Further, Council will seek the imposition of a registrable covenant that further
limits the development to operate as an affordable rental premises for 20 years.
3.3.4 Zone Code
The site is zoned Community Facilities – Health Services. The following Overall and Performance
Outcomes of the Community Facilities Zone Code are applicable to the proposal:
(a) 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.
(b) 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.
(e) 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.
(g) Development for health related uses consolidate on the existing Noosa hospital site and
healthcare services sites in Goodchap Street, Noosaville and Maple Street, Cooroy where
possible.
(i) Development for residential purposes, including residential care, retirement facilities,
relocatable homes, accessible housing and affordable rental premises contribute to
housing choice for residents including those with special needs.
The following Performance Outcomes of the Community Facilities Zone Code are applicable to
the proposal:
PO3
Development-
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.
PO5
Uses are of a type, scale and intensity consistent with community needs, locational characteristics
and supporting infrastructure.
PO8
Housing Choice is facilitated through provision of communal housing models, accessible
housing, affordable rental premises and if for a Relocatable home park or Retirement
facility includes small dwellings and affordable housing.
The Overall Outcomes acknowledge the diversity of aspirations for land in the Community Facilities
Zone. The primary function of the zone is to accommodate a wide variation of community related
Page 37 of 438
Section 38
activities and infrastructure, while also recognising that in consideration of the broad community
need/benefit for specific types of housing such as affordable rentals, the Community Facilities Zone
may also provide for these residential outcomes on the basis of community need. On balance, the
proposal is considered to generally align with the Overall Outcomes of the Community Facilities
Zone on the basis that it is providing much needed affordable housing in a location highly suited to
this type of housing product.
The Performance Outcomes specifically contemplate affordable rental premises, accessible
housing and other special residential uses as consistent uses that meet an identified community
need. In this regard, the proposal is considered consistent with the broader intent of the zone.
While this policy outcome may be more so reflective or responsive to the greater strategic focus
on the provision/community need for affordable housing in recent years and the availability of
suitable land in the Community Facilities Zone, the proposal achieves an intended outcomes of the
zone.
The proposed design also generally complies with the key built form parameters for the Community
Facilities Zone and the Dual Occupancy and Multiple Dwelling Code. This is summarised in the
table below:
Criteria Community Facilities Multiple Proposal Comp
Zone Code Dwelling lies
Code
Building height
• storeys 2 storeys N/A 2 storeys
• metres 8 metres 8.65 metres at south- X
west elevation
Site cover 50% 43%
Plot ratio 0:75:1 and Each building 0:50:1 and No building
to not exceed 1000sqm exceeds 1000sqm
Boundary
setbacks Maple St
6m 3.5m to existing dwelling X
Frontage – Maple
7.6m to wall and 6.6m to
eave
Frontage - Myall 6m Myall St
6.6m to wall and 6m to
eave
Southern Side 3 metres South
3m to wall and 2.4 metres
to eave
South-west
2.57m to wall X
North
Northern Side 3 metres 1.5m to wall and
0.9m to eave X
Length of wall 30 metres max Under 30 metres
Page 38 of 438
Section 39
Landscaped open 24% - Lot 2 – Multi-
space Dwelling site
15% 35% min
Soft landscaping 49% - Lot 1- Existing
Dwelling site
Landscape
setbacks 33% - Combined X
- 60% of Can be conditioned
total soft
3m where adjoin
residential zoned land 2m-3m
X
Private open 20sqm min for each Same as Each dwelling afforded
space dwelling unit or 9m2 CF Code between 9sqm to 45sqm
above ground level of POS
Carparking 1 space per dwelling = Same as 24 spaces
19 spaces CF Code
1 visitor space per 4
dwellings = 5 spaces
Total = 24 spaces
Building Height
The proposed building exceeds the prescribed 8 metre height limit in isolated sections of the
development, mainly where the existing ground natural ground level undulates. The extent of
height exceedance across the site ranges from 8.2 metres for the northern building to 8.65 metres
for the southern building. All instances of height exceedance purely relate to the tallest extent of
the roof pitch.
Page 39 of 438
Section 40
Figure 13 – 8 metre height blanket showing isolated extents of height exceedance.
The exceedance is a product of existing site levels, which include localised depressions and
variations in ground level that will be filled and regularised as part of the approved works. The
height calculation is derived from existing natural ground levels rather than the finished ground
level condition, with the marginal fill proposed in these sections, the extent of height exceedance
when measuring the finished ground level to the highest point would be minimised.
Further, the areas of exceedance exclusively relate to the roofing of the proposal, where in the
case of the Southern Building has been designed to incorporate a larger roof form and pitch to
better respond to the existing built form character of Maple Street. The exceedance is considered
marginal in consideration of the existing contours of the land and the challenges associated with
delivering small dwelling units in the proposed format, that involves a staggered, multi-level
development with a number of two-storey buildings that cascade ‘down’ the site with the contours
of the land.
The upper level built form has been designed to so that there is a sense of individuality to each
‘set’ of dwellings, demonstrated in Figure 15 below that shows the marginal extent of height
exceedance occurs at the highest extent of the roof pitch of each individual roof, rather than a
continuous span of roof or form. For these reasons, its considered that the proposed height
exceedance is a reasonable outcome.
Figure 15 – Northern building elevation, showing a maximum height of 8.1 metres in limited sections.
Front and Side Setbacks
The existing dwelling to be retained is setback 3.5 metres from Maple Street. Considering this is
existing dwelling that contributes to the heritage character of Maple Street there are no concerns
Page 40 of 438
Section 41
with maintaining the existing front setback. All proposed built form is setback a minimum of 6.6
metres from Maple Street and 6 metres from Myall Street – achieving the Acceptable Outcome.
The areas of non-compliance are related to the northern side setback of Dwelling 1– where a
setback of 0.9 metres as measured from the eaves (and 1.5 metres from the building) is proposed
to 5 Myall Street in lieu of the required side setback of 3 metres. The reduced setback is detailed
in the image below. The immediate interface on the neighbouring northern site comprises the car
park for the commercial tenancies at 5 Myall Street. Planting within the 1.5 metre ground floor
setback along this interface will also provide additional screening to minimise impacts. The
landscape screening in conjunction with the building design at ground and upper level, which
comprises a mix of materials and windows, will provide for a suitable interface with 5 Myall Street.
Based on the commercial nature of the northern use to the north and the interface comprising an
at grade car park with no buildings in reasonable proximity, the setback is considered reasonable
and unlikely to generate any on site or off-site amenity impacts.
Figure 16 – Interface between northern building and northern boundary with 5 Myall Street
The setback variation sought to the south-west corner of the site, where the southern building is
setback 2.57 metres from the shared boundary with 49 Maple Street. The subject site interfaces
with the private open space of 49 Maple Street, with the dwelling on the neighbouring site some
20 metres away from the shared boundary. The setback will be landscaped with a mix of hedging,
small shrubs and larger vegetation that will work to screen the proposal as viewed from the
southern neighbour. The proposed variation, that accounts for 43 centimetres less than the
Acceptable Outcome is considered reasonable.
Figure 17 – Interface between southern building and southern boundary with 49 Maple Street
Page 41 of 438
Section 42
Landscape Cover
While the proposal achieves a landscaped area of approximately 33% of the site, compared with
the 35% required by the Acceptable Outcome of the Multi-Dwelling Code, the shortfall is minor and
does not undermine the overall landscaping outcomes sought by the Code. The landscape plan
provides a substantial landscaped area of approximately 1,017sqm, incorporating a mix of large
shade trees, feature planting, boundary landscaping, hedging, groundcover and deep planting
zones throughout.
The internal layout and siting of built form have largely been dictated by the contours of the site,
internal vehicle manoeuvrability and the provision of the required on-site car parking spaces.
Given the marginal nature of the variation, the nature of the proposed use, the corridors of
landscaping throughout the proposal will be able to accommodate suitable landscaping and
achieve the intent of the Performance Outcome.
Figure 18– Landscape Plan
3.3.3 Local Plan Codes
The site is subject to the Cooroy Local Plan Code. The following overall outcomes and performance
outcomes of this Code are applicable to the proposal:
(k) Development retains and maintains the country town feel, traditional built form, heritage
and streetscape character of the town centre, with Maple and Emerald Streets enhanced
as wide, attractive and pedestrian-friendly main streets.
(o) Attached housing locates in well serviced areas and increases housing choice
(q) Residential development advances housing choice by incorporating small
dwellings, accessible housing and affordable housing.
(t) A diverse range of community services including the Lower Mill Place Precinct, library,
playgrounds, community hall, schools, medical facilities, sporting and recreational facilities
service local residents, the hinterland and beyond.
PO7
Buildings, structures and landscaping are consistent with and reflective of the traditional country
town character of Cooroy in terms of form, proportion, composition and use of materials.
Page 42 of 438
Section 43
PO14
Development contributes to housing choice and diversity, including small dwellings, affordable
housing and accessible housing..
The proposal generally complies with the Local Plan Area Code outcomes proposing attached
housing in the form of small dwellings that will operate as affordable rentals, close to the town
centre and increasing housing choice in Cooroy. The proposal also maintains the country town
feel, retaining the existing Queenslander to Maple Street with the new buildings generally
respectful of the traditional built form and streetscape.
3.3.2 Overlay Codes
Part of the site (45 Maple St) is mapped as being within the Heritage and Character Area Overlay,
specifically identified as a Character area. The lot fronting Myall Street is not subject to this code.
The following overall outcomes and performance outcomes are applicable to the proposal:
(c) Development in a character area is sympathetic to the streetscape character and heritage
values of the area by retaining buildings, structures and other elements that contribute to
the preferred character of the area and by complementing the predominant building styles
in the street.
(d) For Cooroy-Maple Street Character Area:
(i) The historic business centre of Cooroy extending from Marara St in the north to
Crystal Street in the south, including 9-73 Maple Street and 19 Crystal Street, as
shown on Heritage Overlay Map is retained and protected.
(ii) Business, community and residential buildings from the early to mid-twentieth
century, which influence the character of the area are retained.
(iv) Development reflects country town character elements reminiscent of Cooroy’s
heritage characteristics.
(v) Development maintains and reflects the historic architectural features in Cooroy
including the traditional building designs of a predominately low rise and low impact
scale, typified by lightweight construction, with a timber frame, generally raised above
ground on stumps, many featuring verandah elements, sunhoods and awnings to
window and wall openings and simple roof designs, either gabled or hipped. Typical
materials used include timber for cladding and corrugated iron for roofs.
(viii) Development along Maple Street, south of the business centre maintains a domestic
scale and form consistent with the Queensland vernacular with landscaped setbacks
and front yards without front fences, and low impact domestic scale buildings that
contribute to the open character of this part of the character area.
PO3
Development does not:
(a) reduce public access to the local heritage place;
(b) result in a local heritage place being obscured from public view; and
(c) obscure or destroy any pattern of an historic subdivision, the landscape setting or the scale
and consistency of the urban fabric relating to the local heritage place or character area.
PO8
The valued streetscape character within character areas are protected through the retention of
buildings that contribute positively to that character.
PO9
Development in character areas is compatible with the setting and valued streetscape character
by—
(a) respecting the form, bulk, scale and height of heritage sites or character buildings within the
streetscape;
(b) complementing original roof forms and pitch within the streetscape;
(c) locating building works to the rear of the existing building or to where they are not visible or
overly obtrusive from the street or public places;
Page 43 of 438
Section 44
(d) conforming with the original fencing, veranda and façade design and detailing within the
streetscape;
(e) using materials and elements that reflect the valued character; and
(f) retaining existing mature vegetation around the site.
Figure 19 – Existing dwelling as viewed from Maple Street. Left = Photo from 1960’s. Right = Photo from 2026
Figure 20 – Internal elevation showing buildings visible from Maple Street to left of frame. Noting the gable
roof features, roof pitch, visual prominence of roof and use of weatherboard cladding that responds to the
Cooroy character
Figure 21 – Maple Street elevation showing existing dwelling to be retained (right) with proposed buildings
(left) shown in background.
The proposal includes the retention of the existing dwelling to the Maple Street frontage and locates
the new buildings generally to the rear of this dwelling keeping the streetscape’s valued character
generally intact. Some materials and elements reflective of the character area have also been
incorporated into the new buildings such as weather board cladding, pitched roof, ornamental gable
features, eave overhangs, brickwork and timber posts.
These design elements in conjunction with the retention of the existing dwelling combine to provide
a proposal that is sympathetic to the heritage considerations of the Maple Street streetscape and
to Cooroy. Despite the proposal being quite a substantial change to the existing site conditions,
the contemporary proposal integrates with the heritage streetscape and the incorporation of these
design elements throughout the proposal provide for a reasonably integrated design response.
3.3.5 Reconfiguring a Lot Code
Page 44 of 438
Section 45
The proposed reconfiguring of the 4 lots to 2 lots is reflective of the proposal to retain the existing
dwelling and develop the balance of the land for multi-dwelling proposal. The excision of Lot 1 at
544sqm appropriately contains the existing dwelling, associated private open space and addresses
access considerations through the creation of a new crossover to an existing shed to the north-
west corner of the site. The proposed lot sizes and shapes are appropriate for their intended use
and meet the Code’s requirements.
Total Site Area Lot 1 (existing dwelling) Lot 2 (multiple dwellings) Stormwater
Easement
3118.87sqm 543.72sqm 2575.14sqm 122.92sqm
Figure 22 – Proposed Reconfiguring a Lot Plan
Figure 23 – Site Plan showing the existing dwelling contained within the proposed boundaries of Lot 1
Page 45 of 438
Section 46
3.3.5 Driveways and Parking Code
The proposal provides vehicular access, parking provision and manoeuvring arrangements that
are consistent with the outcomes sought by the Driveways and Parking Code. The provision of 24
car parking spaces on site consists of 22 normal car parking spaces, 1 small car parking space
(located adjacent to the front entrance) and 1 accessible space and meets the required on-site car
parking provision. On-site parking is conveniently located next to the respective dwellings and in
suitable locations throughout the site, with internal circulation and manoeuvring areas designed to
enable safe and efficient vehicle movements throughout the site. The internal accessway can
accommodate on-site manoeuvring of a Council waste collection vehicle, allowing for on-site
collection and for the vehicle to enter and exit in a forward direction.
It’s acknowledged that on-street parking is utilised in this section of Maple Street and near the town
centre, with demand largely driven by the various health-related uses in immediate proximity.
The introduction of a crossover to service the existing dwelling would result in the loss of 1 on-
street parking space. To address this, the proposal has sought to substitute the 7 existing parallel
on-street spaces with the provision of 8 angle parking spaces within the nature strip/road reserve.
This represents a net gain of 1 space in this part of the site’s frontage.
Additionally, review of the sight line requirements for vehicles entering and exiting the site identified
concerns with the 2 spaces immediately east of the internal accessway. Given the proximity to the
Maple Street/Myall Street intersection, Translink bus stop 15 metres north of the accessway and
the volume of vehicle movements on Maple Street it is proposed to remove these 2 spaces to
increase the visibility of southbound vehicles for vehicles exiting the subject site.
Figure 24 – Aerial showing existing on street parking (left) in comparison to the proposed arrangement, noting
the 2 spaces in red are proposed to be removed.
While this results in a net loss of 1 on-street parking space for associated with the site’s frontage,
the site addresses the on-site parking requirements and has sought to maximise the on-street
parking provision where reasonably possible. The application is supported by a Traffic Impact
Assessment and a letter from the community housing provider predicating that the on-site parking
provision should adequately meet the car parking demand generated by the proposal. The net loss
of 1 on-street space is a reasonable outcome that balances the need for safe access to and from
the site with the limitations of the existing site frontage to Maple Street.
Page 46 of 438
Section 47
Accordingly, the proposal is considered to achieve the intent of the Driveways and Parking Code
by ensuring sufficient parking supply, safe access and efficient transport outcomes for both future
residents and visitors.
4. CONSULTATION
4.1. Referral Agencies
The application was referred to the Department of State Development, Infrastructure, Local
Government and Planning (SARA) given the site is near a State transport corridor. The State
responded (2605-52275 SRA) on 11 June 2026 requiring conditions be attached to any approval.
In summary these conditions require:
• Noise attenuation measures to the balconies of Dwellings 12, 13, 14, 18 and 19 with frontage
to Myall Street;
• Solid, gap-free boundary fencing along the southern and eastern boundary;
• Remove existing crossover/vehicle access from Myall Street; and
• Stormwater management to be contained within the site with no discharge to Myall Street.
4.2. Internal Council Referrals
The application was forwarded to the following internal Council officers:
• Strategic Planning Officer;
• Development Engineer;
• Senior Environment Officer;
• Senior Officer – Transport & Traffic Engineering; and
• Waste Officer.
4.3. Public Notification
The application was publicly notified for 15 business days in accordance with the Planning Act
2016. One properly made submissions was received. The submission identified the following
considerations:
Issue Officer Response
Access constraints based on the busy location of The proposal can accommodate adequate sight
the Maple Street crossover lines to allow for safe entry and exit to the site from
Maple Street. Based on anticipated vehicle
movements the access arrangement is considered
acceptable
Inadequate on-site car parking provision Following the public notification process the proposal
has since been amended to ensure there is no
shortfall of on-site car parking, with the proposal
meeting the planning scheme requirement of 24
spaces
Limited on-street parking availability While on-street parking may be limited, the proposal
has sought to balance the need for on-street parking
through the provision of 8 angle spaces off Maple
Street and while a net loss of 1 on-street parking
space is proposed, the on-site parking provision
should adequately address parking demand
generated by the proposal and not unreasonably
impact on-street parking availability
Page 47 of 438
Section 48
Open space provision While communal open space is provided, all
residents have access to usable private open space
and convenient access to nearby parks and
recreation areas within Cooroy
Waste management servicing Waste collection will be serviced on site; the
application is supported by swept path analysis to
ensure waste collection vehicles can manoeuvre
within the site and enter/exit the site in a forward
direction
Based on the above, the proposal reasonably addresses the considerations raised in the
submission.
5. CONCLUSION & REASONS FOR DECISION
The proposal delivers a significant community benefit through the provision of 19 affordable rental
dwellings in a highly accessible and well-serviced location within Cooroy. The development directly
responds to an identified shortage of affordable and accessible housing within the Shire and aligns
with broader strategic planning objectives relating to housing diversity, affordability, accessibility
and community wellbeing.
The proposal comprises a well-considered built form outcome that responds sensitively to the site's
constraints, heritage context and surrounding development pattern. The retention of the existing
character dwelling and stone/paling fence along Maple Street preserves the valued streetscape
character of the Cooroy-Maple Street Character Area, while the design of the new buildings
incorporates architectural elements that reference the established local vernacular. The
development has been refined throughout the assessment process to improve its interface with
adjoining properties, strengthen landscaping outcomes and ensure an appropriate response to the
Heritage Overlay Code and Cooroy Local Plan Code.
Although the proposal includes some minor departures from quantitative planning scheme
provisions relating to height, setbacks and landscaping, these variations are considered
acceptable in the circumstances of the site and do not result in unacceptable impacts on adjoining
properties, streetscape character or residential amenity. The development achieves the underlying
intent and performance outcomes of the relevant assessment benchmarks through its design
outcome, appropriate site planning, landscaping and sensitive treatment of interfaces with
neighbouring land uses.
The proposal provides the full complement of required on-site car parking spaces, appropriate
waste servicing arrangements and safe vehicular access. While a minor net loss of one on-street
parking space will occur because of the new access arrangements, the development incorporates
the provision of 8 angled parking spaces along the Maple Street frontage, representing a
substantial improvement to the organisation and functionality of public parking in the locality.
Traffic, access and servicing impacts are considered acceptable and can be appropriately
managed through conditions of approval.
The community benefits associated with delivering long-term affordable rental housing, including
housing suitable for residents with accessibility needs, are significant and broadly align with the
zone intent. The development is consistent with the broader strategic direction of the Noosa Plan,
the Noosa Housing Strategy and relevant State planning objectives, and is not expected to result
in adverse impacts of a nature or extent that would warrant refusal. Accordingly, the application is
recommended for approval subject to conditions, including mechanisms to ensure the ongoing
provision of affordable rental housing over the long term.
6. HUMAN RIGHTS COMPATIBILITY STATEMENT
In developing this Report, the subject matter has been considered in accordance with the
requirements of the Queensland Human Rights Act 2019. It is considered that the subject matter
does not conflict with any human rights and supports a human rights approach to decision making
Page 48 of 438
Section 49
by Council. Council representatives will endeavour to act and make decisions under this report in
a manner that is compatible with human rights. This report should be read in conjunction with
Council’s Human Rights Policy.
Departments consulted:
Office of the CEO, Mayor & Community Services Corporate Services
Councillors
Mayor & Councillors Director Director
Chief Executive Officer Community Development Financial Services
Executive Officers Sport & Active Lifestyles Fleet
Community Engagement Arts & Culture Revenue Services
People & Culture Community Connection ICT
Governance Customer Experience Commercial Property
Strategy & Environment & Development & Regulation Infrastructure Services
Sustainable Development
Director x Director Director
x Strategic Land Use Planning x Development Assessment x Infrastructure Planning, Design
and Delivery
Economic Development & Local Laws Civil and Asset operations
Destination Management
Environmental Services Environmental Health Asset Management
Innovation & Digital Hub Building & Plumbing Building & Facilities
Property / Permits Disaster Management
Page 49 of 438
Section 50
ATTACHMENT 3 - MCU23/0007 & RAL23/0001 - PROPOSAL PLANS
transmittal
PROJECT: COOROY RESIDENTIAL DEVELOPMENT
DATE OF ISSUE
CURRENT
JOB NUMBER: 1441.24 DAY 24 06 14
MONTH 06 08 09
STAGE: DA SHEET NO: 01.1 YEAR 26 26 26
DOCUMENT NO. DOCUMENT TITLE REVISION NO. ( / = Issued without revision number/letter)
0000 COVER PAGE F. E. F.
0001 CULTURAL & HERITAGE SIGNIFICANCE A.
0002 DEMOLITION PLAN B.
0003 SUBDIVISION PLAN B. A. B.
1000 PROPOSED SITE PLAN D C. D.
1001 ROOF PLAN F. D. E. F.
1002 GROUND FLOOR PLAN C. C.
1003 UPPER FLOOR PLAN E. D. E.
1004 LOWER GROUND FLOOR PLAN C. C.
1005 LANDSCAPE PLAN C. D.
2000 SITE ELEVATIONS D. D.
2001 SITE SECTIONS D. D.
2002 SITE SECTIONS D. D.
2003 SITE ELEVATION C.
9000 CONTEXT MAPLE STREET AERIAL VIEW D.
9001 CONTEXT MYALL STREET AERIAL VIEW D. D.
9002 MAPLE STREET ELEVATION D. D.
9003 CONTEXT MYALL STREET ELEVATION C.
9004 MYALL STREET ELEVATION B.
9005 PERSPECTIVE VIEW D. C. D.
9006 PERSPECTIVE VIEW D. C. D.
9007 PERSPECTIVE VIEW B.
9008 PERSPECTIVE VIEW B
9009 8m HEIGHT BLANKET C C.
9010 8m HEIGHT BLANKET C C.
ATTENTION DISTRIBUTION EMAIL ADDRESS No. OF COPIES
JACK LEWIS TOWN PLANNER [email protected] 1 1 1
DOC. TYPE FOR SENT BY COMMENT
OR - Original A - Approval H - Hand DOCUMENT TYPE E E E
E - Electronic Mail T- Tender CY - Courier Yours REASON R R R
D - Disk / CD R - Revision CO - Courier Ours SENT BY E E E
F - Full size print P - Preliminary P - Post FROM (INITIALS) ZN AC ZN
R - Reduced size print C - Construction E - Electronic Mail NOTES
X - Information C - Collected
architecture
UNIT 4 15 THOMPSON STREET BOWEN HILLS Q4006 master planning
T 07 3252 0949 F 07 3252 2636 [email protected]
ABN 32 637 822 648 interiors
Page 50 of 438
Section 51
H:\PUSH Jobs 1400 - 1499\1441.24 Cooroy Affordable Housing\Archicad\2-Dev Approval\1441.24 Cooroy Social Housing Info Request.pln
26°25'8"S 152°54'32"E 26°25'8"S 152°54'39"E
COOROY RESIDENTIAL DEVELOPMENT
45 MAPLE STREET, COOROY
DEVELOPMENT SUMMARY
DWG # DRAWING TITLE
TOTAL SITE AREA (LOT 1 & LOT 2) 3,119m2
0000 COVER PAGE
0001 CULTURAL & HERITAGE SIGNIFICANCE
EXISTING DWELLING 0002 DEMOLITION PLAN
0003 SUBDIVISION PLAN
EXISTING DETACHED DWELLING, OFF STREET CARPARKING
1000 PROPOSED SITE PLAN
SITE AREA (LOT 1) 544m2 1001 ROOF PLAN
SITE COVER 198m2 (36%)
GROSS FLOOR AREA 182m2 1002 GROUND FLOOR PLAN
1003 UPPER FLOOR PLAN
1004 LOWER GROUND FLOOR PLAN
1005 LANDSCAPE PLAN
2000 SITE ELEVATIONS
2001 SITE SECTIONS
2002 SITE SECTIONS
PROPOSED DEVELOPMENT 2003 SITE ELEVATION
ALL APARTMENTS DESIGNED AS PER LIVABLE HOUSING DESIGN 9000 CONTEXT MAPLE STREET AERIAL VIEW
GUIDELINES. A MIX OF GOLD/SILVER/GENERAL UNIT TYPES CAN 9001 CONTEXT MYALL STREET AERIAL VIEW
BE ACHIEVED AS REQUIRED.
9002 MAPLE STREET ELEVATION
9003 CONTEXT MYALL STREET ELEVATION
LOT 1
9004 MYALL STREET ELEVATION
SITE AREA
SITE COVER
544m2
198m2 (36%)
9005
9006
PERSPECTIVE VIEW
PERSPECTIVE VIEW
N
9007 PERSPECTIVE VIEW
LOT 2 9008 PERSPECTIVE VIEW
9009 8m HEIGHT BLANKET
SITE AREA 2,574m2
9010 8m HEIGHT BLANKET
SITE COVER 1,112m2 (43%)
9200 Layout LOCALITY PLAN
NOT TO SCALE
26°25'14"S 152°54'32"E 26°25'14"S 152°54'39"E
UPPER FLOOR UNIT SUMMARY UPPER FLOOR GFA A product of Legend located on next page
1 BED UNITS: 2X 549m2
0 25 metres
2 BED UNITS: 6X
Scale: 1:1127
GROUND FLOOR UNIT SUMMARY GROUND FLOOR GFA
Printed at: A4
Print date: 24/1/2022
1 BED UNITS: 4X 523m2 Projection: Web Mercator EPSG 102100 (3857)
For more information, visit
2 BED UNITS: 4X Includes material © State of Queensland 2022. You are https://qldglobe.information.qld.gov.au/help-info/Contact-
responsible for ensuring that the map is suitable for your us.html
LOWER FLOOR UNIT SUMMARY LOWER FLOOR GFA purposes. The State of Queensland makes no representation
or warranties in relation to the map contents and disclaims
all liability.
1 BED UNITS: 1X 207m2 If imagery is displayed, imagery includes material © CNES
Department of Resources
reproduced under license from Airbus DS, all rights reserved
© 21AT © Earth-i, all rights reserved, 2019
2 BED UNITS: 2X
TOTAL UNITS 19X TOTAL GFA 1,279m2
PARKING SUMMARY
CARS 24X
BIKES: 20X
COOROY RESIDENTIAL DEVELOPMENT Title
Scale Date Job Number
1:1.43 14/09/2026 1285.20
COVER PAGE
Drawn Stage Drawing No. Issue
45 MAPLE STREET, COOROY t 617 3252 0949 f 617 3252 2636 e [email protected] AC DA 0000 F.
NOT FOR CONSTRUCTION C COPYRIGHT
MYALL RISE PTY LTD ABN 94 109 752 310
Page 51 of 438
Section 52
H:\PUSH Jobs 1400 - 1499\1441.24 Cooroy Affordable Housing\Archicad\2-Dev Approval\1441.24 Cooroy Social Housing Info Request.pln
HERITAGE OVERLAY AND COOROY LOCAL PLAN CODE
RESPONSE
LOCAL BUILT FORM
APPLYING THE BURRA CHARTER PROCESS:
WHAT IS BURRA CHARTER?
THE BURRA CHARTER DEFINES A SET OF PRINCIPLES TO CREATE A NATIONALLY RECOGNISED GUIDELINE FOR THE CONSERVATION AND
MANAGEMENT OF CULTURALLY SIGNIFICANT & HERITAGE PLACES.
THE BURRA CHARTER WAS FIRST ADOPTED BY ICOMOS CHARTER FOR THE CONSERVATION OF PLACES OR CULTURAL SIGNIFICANCE IN
1979
PRINCIPLES AND OUTCOMES ADOPTED IN PROPOSED DEVELOPMENT:
ARTICLE 22 - NEW WORK
QUOTE: "New work maybe acceptable where it does not distort or obscure"..."or detract from its interpretation" (ICOMOS, 2013).
QUOTE: New work maybe sympathetic in its setting (ICOMOS, 2013).
The proposed new works are compatible and readily identifiable (ICOMOS, 2013), as such, do not mimic existing fabric and styles. This is in
accordance with AO.7.2 of the Cooroy Local Plan Code. The new works celebrate and complement Cooroy's identity through siting, bulk, form,
scale, character, colour, texture, and material (ICOMOS, 2013).
Acceptable Outcome 5.2 of the Cooroy Local Plan Code has been a strong focus point in these proposed works. By providing a landscape
buffer of native vegetation between the public footpath and site boundary, the visual setting and contribution towards the setting, character
plan, and the public realm is emphasised. Furthermore, the new works retain and enhance key heritage elements by selectively removing
undesired trees that can pose a threat to existing structures on site and surrounding context.
ARTICLE 4 - KNOWLEDGE, SKILLS AND TECHNIQUES
Traditional techniques and materials are preferable (ICOMOS, 2013) for new works involving culturally significant places or fabric. A modern
approach to traditional techniques & materials is also demonstrating there is merit in reflecting the significant place and fabric. This reflection
in the proposed works is achieved through the incorporation of traditional linear board (matching weatherboard profile) as the predominant
building fabric, with a painted masonry base construction to the lower level. The architecture adopts traditional detailing throughout the site to
better reflect the regional Queensland vernacular and traditional characteristics along Maple and Myall Street.
THE MEMORIAL HALL c.a 1926 (Google Street View, 2021)
Corrugated roof sheeting; battened FC cladding; window hoods & weatherboard
cladding
COOROY UNITING CHURCH c.a 1911 (Google Street View, 2021)
COOROY POST OFFICE c.a 1914 (Google Street View, 2021)
Battened FC cladding; window hoods & weatherboard cladding
Hip roof form & extended verandah eave
Corrugated roof sheeting & weatherboard cladding
COOROY RESIDENTIAL DEVELOPMENT Title
Scale Date Job Number
NTS 27/03/2026 1285.20
CULTURAL & HERITAGE SIGNIFICANCE
Drawn Stage Drawing No. Issue
t 617 3252 0949 f 617 3252 2636 e [email protected] JM DA 0001 A.
45 MAPLE STREET, COOROY
NOT FOR CONSTRUCTION C COPYRIGHT
MYALL RISE PTY LTD ABN 94 109 752 310
Page 52 of 438
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