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ASTP_Town _Planning_Rpt
Town Planning Report
Development Application for a Material Change of Use and
Operational Work to establish Low Impact Industry and
Caretaker’s Accommodation
3 Taylor Ct, Cooroy
Lot 4 on SP324340
Prepared for
The Isaacs Taylor Court Trust
December 2024
Our Ref: 240806
Job Ref: 190304
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Page 2
Applicant Details
The applicant for the proposed Material Change of Use and Operational Work to establish Low Impact Industry
and Caretaker’s Accommodation is The Isaacs Taylor Court Trust. It is requested that all project correspondence
is provided to The Isaacs Taylor Court Trust care of ADAMS + SPARKES.
Contact Details and Project Team
Specialty Field Company Contact Person
Town Planning ADAMS + SPARKES Cameron Adams
[email protected]
Architecture Blackburne Jackson Rohan Jackson
[email protected]
Civil Engineering Ingeniir Daniel Kenna
[email protected]
Landscape Design Bird Landscape Design Brian Bird
[email protected]
Bushfire Assessment North Coast Environmental Joshua Lee
Services [email protected]
Document Control and Verification
This Town Planning Report has been prepared and reviewed by the identified key personnel, in accordance with
the requirements of the Planning Act 2016.
ADAMS + SPARKES is led by Directors Cameron Adams and Pete Sparkes, who have a combined experience of
over 30 years in both public and private sectors. ADAMS + SPARKES have extensive experience in the
management of development applications including residential, commercial, retail and mixed-use
developments, industrial projects and mining and infrastructure projects.
Project Principal Project Assistant Project Reviewer
Cameron Adams Emma Ialeggio Aspen Dunn
Managing Director Town Planner Senior Town Planner
Confidentiality
All information contained within this document is provided in strict commercial confidence and is the property
of ADAMS + SPARKES. This document and the information are solely for the use of the authorised recipient and
this document may not be used, copied or reproduced in whole or part for any purpose other than that for which
it was supplied by ADAMS + SPARKES. ADAMS + SPARKES makes no representation, undertakes no duty and
accepts no responsibility to any third party who may use or rely upon this document or the information. This
document is not to be disclosed or reproduced in part or in full, without express written authority from ADAMS
+ SPARKES.
© ADAMS + SPARKES TOWN PLANNING
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Contents
1 Introduction ..................................................................................................................................... 5
2 Site Details and Characteristics ....................................................................................................... 6
2.1 Site Details .............................................................................................................................................. 6
2.2 Surrounding Land Uses ........................................................................................................................... 7
2.3 Site Background ...................................................................................................................................... 8
2.4 Pre-lodgement Meeting .......................................................................................................................... 9
3 Proposed Development ................................................................................................................. 10
3.1 Proposal Overview ................................................................................................................................ 10
3.2 Operational Details ............................................................................................................................... 11
3.3 Design and Built Form ........................................................................................................................... 11
3.4 Landscaping .......................................................................................................................................... 13
3.5 Waste Management ............................................................................................................................. 13
3.6 Access and Parking ............................................................................................................................... 13
3.7 Stormwater Management .................................................................................................................... 14
4 Statutory Framework ..................................................................................................................... 15
4.1 State Planning Policy ............................................................................................................................. 15
4.2 State Interests (State Assessment Referral Agency) ............................................................................. 15
5 Local Planning Instrument – Noosa Plan 2020 .............................................................................. 16
5.1 Assessment of Development Application ............................................................................................. 16
5.2 Cooroy Local Plan Code ........................................................................................................................ 17
5.2.1 Acceptable Outcomes AO7.2-AO7.3 & AO7.5 – Built Form and Streetscape ................................ 17
5.3 Low Impact Industry Zone Code ........................................................................................................... 19
5.3.1 Acceptable Outcome AO9.1 – Building Height.............................................................................. 21
5.3.2 Acceptable Outcome AO36 – Front Fencing Setback .................................................................... 23
5.4 Industry Activities Code ........................................................................................................................ 24
5.5 Caretaker's Accommodation, Dwelling Unit and Rural Workers' Accommodation Code .................... 24
5.6 Driveways and Parking Code ................................................................................................................ 25
5.7 Earthworks Code................................................................................................................................... 25
5.8 Existing Services Code ........................................................................................................................... 25
5.9 Landscaping Code ................................................................................................................................. 26
5.10 Transport Code ..................................................................................................................................... 26
5.11 Sustainable Building Design Code ......................................................................................................... 26
5.12 Water Quality and Drainage Code ........................................................................................................ 26
5.13 Waste Management Code .................................................................................................................... 27
5.14 Overlay Codes ....................................................................................................................................... 27
6 Conclusion and Recommendations ............................................................................................... 29
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Tables
Table 1 Site Summary Table ...................................................................................................................................................... 6
Table 2 Development Particulars............................................................................................................................................. 13
Table 3 Statutory Framework Mapping Layers ........................................................................................................................ 15
Table 4 Planning Scheme Particulars ....................................................................................................................................... 16
Table 5 Assessment Against Relevant Overlay Codes .............................................................................................................. 27
Figures
Figure 1 Aerial photo of site (Source: QLD Globe 2024) ............................................................................................................ 7
Figure 2 Broad Site Context (Source: Noosa Plan Mapping 2024) ............................................................................................. 8
Figure 3 Proposed Site Plan (Source: Blackburne Jackson, 2024) ............................................................................................ 10
Figure 4 Building Renders (Source: Blackburne Jackson, 2024) ............................................................................................... 11
Figure 5 Extent of proposed height exceedance (Source: Blackburne Jackson, 2024) ............................................................ 12
Figure 6 Examples of surrounding built form character (Source: Noosa DA Tracking & Realestate.com) ............................... 18
Figure 7 Current Approved Design - MCU22/0003 (Source: Noosa DA Tracking).................................................................... 19
Figure 8 Extent of proposed height exceedance (Source: Blackburne Jackson, 2024) ............................................................ 22
Figure 9 Proposed front fence alignment (Source: Blackburne Jackson, 2024) ....................................................................... 23
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1 Introduction
1. This Town Planning Report has been prepared in support of a Code Assessable Development Application
for a Material Change of Use and Operational Works to establish Low Impact Industry and Caretaker’s
Accommodation. This documentation has been prepared by ADAMS + SPARKES Town Planning
(hereafter; ‘ADAMS + SPARKES’) for and on behalf of the applicant, The Isaacs Taylor Court Trust, over
the site at 3 Taylor Court, Cooroy.
2. The local government, which applies to the subject site is the Noosa Council. In accordance with Schedule
8 of the Planning Regulation 2017, Noosa Council is the Assessment Manager of the Development
Application. The applicable planning scheme is the Noosa Plan 2020 (hereafter ‘the planning scheme’).
Under the planning scheme, the proposed land uses are best defined as ‘Low Impact Industry’ and
‘Caretaker’s Accommodation’, which are specifically defined as:
Low impact industry means the use of premises for an industrial activity—
(a) that is the manufacturing, producing, processing, repairing, altering, recycling, storing,
distributing, transferring or treating of products; and
(b) that a local planning instrument applying to the premises states is a low impact
industry; and
(c) that complies with any thresholds for the activity stated in a local planning instrument
applying to the premises, including, for example, thresholds relating to the number of
products manufactured or the level of emissions produced by the activity.
Caretaker’s accommodation means the use of premises for a dwelling for a caretaker of a
non-residential use on the same premises.
3. The subject site is located within the Low Impact Industry Zone of the Cooroy Local Plan Area. In
accordance with Table 5.5.9 Low Impact Industry Zone, a Development Application for a Material Change
of Use to establish Low Impact Industry, with an associated Caretaker’s Accommodation (not exceeding
65m2 GFA), is subject to Code Assessment. It is noted that the level of assessment is not altered by the
Local Plan. Furthermore, the Operational Work component is also subject to Code Assessment.
4. This Town Planning Report will describe the site, the proposed development, and address the relevant
town planning and design issues with respect to the proposal. This report should be read in conjunction
with the following supporting documentation:
Appendix 1 Title Search
Appendix 2 Architectural Plans prepared by Blackburne Jackson
Appendix 3 Landscape Plans prepared by Bird Landscape Design
Appendix 4 Civil Engineering Plans prepared by Ingeniir
Appendix 5 Stormwater Management Plan prepared by Ingeniir
Appendix 6 Bushfire Hazard Assessment and Management Plan prepared by
North Coast Environmental Services
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2 Site Details and Characteristics
2.1 Site Details
5. A desktop review of the site was undertaken by ADAMS + SPARKES as part of the preparation of this Town
Planning Report. Observations from these investigations have been incorporated into the following
sections of the report.
6. Table 1 below provides a summary of the details applying to the subject site.
Table 1 Site Summary Table
Address 3 Taylor Court, Cooroy
Property Description Lot 4 on 324340
Site area 5,677m²
Locality Cooroy Local Plan Area
Zone Low Impact Industry Zone
Tenure Freehold
Registered Landowner Isaacs Taylor Court Pty Ltd (Refer to Appendix 1)
• Easement E on SP197517 – burdening the land to Council
• Easement BA on SP324339 – burdening the land to Unitywater
Registered Easements
• Easement BE on SP324340 – burdening the land to the
adjoining lots (Lots 1, 2 and 3)
Covenants (i.e. vegetation) Nil
Notable site features • Vacant land (refer to Figure 1)
• The site is devoid of vegetation
• Irregular shaped lot with 46 metre frontage to Taylor Court
• Relatively level with a slight fall from the front boundary to the
rear drainage reserve
• The site is part of a wider industrial estate and is therefore
surrounded by industrial uses to the north, east and west
• The site adjoins rural land to the south
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Figure 1 Aerial photo of site (Source: QLD Globe 2024)
2.2 Surrounding Land Uses
7. As demonstrated in Figure 2 below, the subject site forms part of a broader industrial estate
development, which is located on the western side of the Bruce Highway. The sites within Taylor Court
comprise new industrial buildings and storage yard premises. The broader area comprises both rural and
residential land uses, as well as environmental conservation zoned land. The site is located 2km from the
Cooroy town centre.
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Rural Zone
Industrial area
Residential Dwellings
on large lots
Subject site
Environment Management
Rural Zone and Conservation
Figure 2 Broad Site Context (Source: Noosa Plan Mapping 2024)
2.3 Site Background
Higher Order Approvals
8. On 12 July 2006 an approval was issued by Noosa Council for a Preliminary Approval for a Material Change
of Use Overriding the Planning Scheme and Reconfiguration of a Lot (1 into 6 lots) (Council ref:
132005.2159 - 2005/2159). The application was lodged by the Department of State Development in
response to a need for planned industrial land in the Noosa Region (specifically Cooroy).
9. At Council’s Ordinary Meeting on 30 November 2006, it was agreed to issue a Negotiated Decision Notice,
which required an amended plan to be submitted to Council for assessment. The amendment required
the development to include a 10 metre wide landscape buffer to Holts Road (north-east boundary) to
visually screen the development from the Bruce Highway. This landscape buffer has since been delivered.
The plan of subdivision was endorsed in 2008.
10. In December 2020, a parcel of land in the estate (Lot 6 on SP197517) was further subdivided via a
Development Permit for Reconfiguring a Lot and Operational Works (1 into 4 lots) (Council ref:
RAL20/0017 & OPW20/0144). The lots were created in 2021, which includes the subject site (Lot 4). It is
noted that Lot 4 was constructed with a 10 metre wide landscape buffer with a 1 in 3 batter along the
southern boundary. Any future development proposal over the site must retain this land formation and
maintain the landscape buffer for the life of the development accordingly.
Previous Approval Over Subject Site
11. On 7 July 2022 a Development Permit for Material Change of Use and Operational Works was granted
over the site to establish Low Impact Industry (Council ref: MCU22/0003 & OPW22/0014). The application
originally included a proposal for Caretaker’s Accommodation, however, this component was removed
following Council’s Information Request. Overall, it was determined that the proposal did not warrant
the establishment of a Bonafide caretaker and that the premises would suitably operate without this
component.
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12. Whilst this approval is still in effect over the site, Council have requested that the current development
proposal be submitted via a new Development Application, in lieu of a change to the existing approval.
2.4 Pre-lodgement Meeting
13. A pre-lodgement meeting was conducted on 11 September 2024 (Council ref: PLM24/0039). The key
outcomes of the meeting were as follows:
• Council recommended that a new application be lodged, rather than an Other Change to the
existing approval, noting that the proposal is substantially different in their view;
• Sufficient information about the car servicing use and the role of the caretaker must be provided
with the application to demonstrate compliance with the relevant outcomes of the scheme;
• The Caretaker’s Accommodation unit must be reduced in scale to what was submitted for review
to remain Code Assessable (less than 65m2 GFA);
• Based on the information provided, the built form, vehicle parking and landscaping outcomes
appear to generally comply with the planning scheme provisions. Further detail is to be provided
at lodgement (elevation drawings, height compliance etc);
• Waste storage areas must be adequately screened from the road and the storage area must be
of a sufficient size to service the development, with servicing carried out onsite; and,
• It is recommended a maximum of five (5) tandem parks (i.e. 10 parks in total) be proposed.
14. Overall, Council identified that they were generally supportive of the development proposal, subject to
the issues raised in the pre-lodgement meeting being addressed.
15. Along with this Town Planning Report, Council requested that the following specialist reporting and
design plans be provided:
• Architectural Plans (provided – refer to Appendix 2)
• Landscape Plans (provided – refer to Appendix 3)
• Civil Engineering Plans (provided – refer to Appendix 4)
• Stormwater Management Plan (provided – refer to Appendix 5)
• Bushfire Management Plan (provided – refer to Appendix 6)
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3 Proposed Development
3.1 Proposal Overview
16. The proposed development is illustrated on the Architectural Plans prepared by Blackburne Jackson in
Appendix 2.
17. The proposed development consists of two (2) detached buildings. The primary built form comprises two
(2) Low Impact Industry tenancies separated by a firewall, with Tenancy T02 also comprising a mezzanine
level. The smaller building comprises the Caretaker’s Accommodation unit and a small industrial tenancy
which will facilitate an ancillary office space and vehicle handover area (i.e. to drop off keys and make
payments) for use as part of the wider business that intends to operate onsite. Tenancy T01 provides end
of trip facilities that can be used by any employee working onsite. Overall, the development comprises
an industrial gross floor area (GFA) of 2,675m2.
18. Further, the Caretaker’s Accommodation unit has a GFA of 64m² with ancillary garage. The caretaker is
provided with one (1) bedroom, a bathroom and open plan living, kitchen and dining space. The bedroom,
living room and private open space alfresco all face away from the industrial use areas onsite and have a
desirable north-eastern orientation.
19. The development provides a communal staff recreation area in the north-western corner of the site
(adjoining T03) which has sufficient room for a shelter, table, chairs and rubbish bin. The T01
office/vehicle handover area is also provided with a breakout area for use by staff occupying that building.
20. The layout of the proposed development is depicted in Figure 3 below.
Figure 3 Proposed Site Plan (Source: Blackburne Jackson, 2024)
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3.2 Operational Details
21. The business that will occupy the site conducts alterations to and the servicing of high-end luxury vehicles,
catering to a niche market in the south-east Queensland region. The use of the tenancies will comply with
the planning scheme definition for Low Impact Industry at all times. In accordance with the use definition,
the proposed business operations will require the storing of high-value vehicles, equipment and parts
overnight and for longer than normal periods of time while they are worked on.
22. To ensure the security of the vehicles and expensive equipment/parts, and to aid the comfort of
customers, it is proposed to provide an onsite, live-in caretaker for the premises. This person works in
the business during the day and will operate the office/vehicle handover area adjoining the proposed
Caretaker’s Accommodation unit. The caretaker will provide 24/7 oversight of the premises to facilitate
casual surveillance and create a presence in the estate that will support the security of the proposed
tenancies onsite, as well as those on the surrounding lots.
3.3 Design and Built Form
23. Please refer to the Architectural Plans in Appendix 2. The proposed built forms will be constructed using
concrete tilt panels with a variety of feature cladding finishes and a contrasting dark and light grey colour
scheme to the external walls to aid variation. Further, the built form utilises white vertical aluminum
screening devices to add visual interest and define the pedestrian entry to the Caretaker’s unit. Finally,
glazed entry doors are provided throughout. Overall, the proposal delivers a high-quality industrial design
with a modern skillion roof form that provides a positive contribution to the streetscape (refer to Figure
4 below). This is further enhanced by thoughtfully designed landscaping to soften the built form and
promote onsite amenity for all users.
Figure 4 Building Renders (Source: Blackburne Jackson, 2024)
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24. The proposed development is significantly setback from the boundaries of the site, with the existing 10
metre wide landscape buffer (and 1 in 3 batter slope) retained along the southern (rear) boundary of the
site. The proposed buildings are setback a minimum of 3 metres to the side boundaries (including
Caretaker’s unit) and minimum 6 metres from the street frontage.
25. Whilst the majority of the built form complies with the maximum 10 metre building height limit, a small
section of the roof (south-west corner) sits above the height limit due to a sudden drop in the natural
ground from an existing stormwater field inlet (refer to Figure 5 below). This corner of the building is 10.4
metres from natural ground but will only be 9.8 metres above the proposed finished ground level onsite
(once earthworks are complete). Overall, the proposed built form will be a consistent height across the
site, and this minor encroachment will not be detectable when viewing the development externally from
the site.
Figure 5 Extent of proposed height exceedance (Source: Blackburne Jackson, 2024)
26. Table 2 below provides the relevant development particulars, relative to compliance with the planning
scheme.
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Table 2 Development Particulars
Development Required/Permitted Proposed Compliance
Particulars
Building Height 2 storeys max 2 storeys No – discussed in
10 metres 10.4 metres at highest point section 5.3.1
Industrial GFA N/A 2,675m2 N/A
Caretaker’s GFA Max 65m2 GFA 64m2 GFA ✓
Landscaping 15% (851m2) 35% (1,983m2) ✓
Car Parking 33 34 ✓
(incl. 32 industrial spaces and 1 (incl. 32 industrial spaces and 2
covered caretaker’s space) covered caretaker’s spaces)
Motorbike Spaces 8 spaces 8 spaces ✓
Bicycle Spaces 10 spaces + end-of-trip cycle 10 spaces + end-of-trip cycle ✓
facilities facilities in T01
Boundary Setbacks Frontage (Taylor Court): 6m Frontage (Taylor Court): 6.5m ✓
Side (east): 0m Side (east): 4.5m ✓
Side (west): 0m Side (west): 3m ✓
Rear: 3m Rear: 10m
✓
3.4 Landscaping
27. Please refer to the Landscape Plans prepared by Bird Landscape Design in Appendix 3. The subject site
will be densely landscaped, with new planting concentrated towards the frontage of the site. The
proposed development seeks to establish a minimum 2 metre wide front landscape strip that is up to 7
metres wide in the eastern portion of the site’s frontage. Overall, 35% of the site will be landscaped with
trees, shrubs and ground covers, including the existing landscape buffer at the rear.
28. The proposed front fencing reflects the urban design outcomes achieved throughout the built form,
including the contrasting light and dark grey tone colour scheme. The main section of front fence uses a
mix of rendered blockwork and an aluminum batten gate to aid visual interest. The remainder of fencing
onsite (side, rear and the western extent of the front boundary) will comprise chain wire security fencing.
29. For the main part of the frontage (eastern extent) the fence is setback between 3m-7m from the front
boundary of the site. The security fence is located directly on the front boundary for the western extent.
This is appropriate on the basis that the adjacent verge widens (approx. 7m) in this location. As such, the
fence will not directly interface with Taylor Court.
3.5 Waste Management
30. A screened refuse area is proposed to be established in front of car park #7, as shown on the Site Plan in
Appendix 2. Bulk bins servicing the entire industrial development will be stored in this enclosure and
serviced onsite by a Waste Collection Vehicle (WCV). The driveway access has been designed to enable a
WCV to stand within the driveway for servicing and turn around onsite to exit in forward gear, in
accordance with the planning scheme.
3.6 Access and Parking
31. Please refer to the Civil Engineering Plans prepared by Ingeniir in Appendix 4.
32. The subject site will be accessed via a 6.1 metre wide two (2) way driveway crossover to Taylor Court.
The proposed development provides sufficient onsite vehicle maneuvering area to enable all vehicle
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types to enter and exit the site in forward gear (including AV) as demonstrated by the vehicle
maneuvering diagrams on sheets C11 and C12 of Appendix 4.
33. As detailed in Table 2 above, the proposed development has provided a compliant vehicle parking
outcome with 34 car parks, 8 motorcycle bays and 10 bicycle spaces provided onsite to accommodate
the demand generated by the proposed land uses.
3.7 Stormwater Management
34. Please refer to the Civil Engineering Plans prepared by Ingeniir in Appendix 4 and the Stormwater
Management Plan prepared by Ingeniir in Appendix 5. The development proposes to use on site bio-
retention to satisfy water quality requirements. Further, the development achieves effective non-
worsening of peak stormwater discharge rates.
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4 Statutory Framework
35. This section of the Town Planning Report describes the statutory planning framework applicable to the
proposed development application.
36. Table 3 below outlines the applicable State Mapping Triggers, which require consideration as part of this
Town Planning Report. In addition to this, Table 3 details whether the application requires referral to any
Referral, or Advice Agencies as part of the application.
Table 3 Statutory Framework Mapping Layers
State Planning Policy Benchmark Natural Hazards Risk & Resilience
Mapping o Flood Hazard Area - Local Government Flood
Mapping Area
o Bushfire Hazard – Potential Impact Buffer
Regional Plan South East Queensland Regional Plan 2023 – Urban Footprint
SARA DA Mapping Water Resource Planning Area Boundary
o Water Resources
Referrals Nil
4.1 State Planning Policy
37. The State Planning Policy 2017 is identified as being reflected in the Planning Scheme, with the exception
of matters relating to coastal hazards, which revert to the policy for assessment where applicable. The
site is not mapped by the SPP as being subject to any costal hazard, and as such, the State Planning Policy
is not directly applicable to the development of the site.
4.2 State Interests (State Assessment Referral Agency)
38. A review of Schedule 10 of the Planning Regulation 2017 confirms that the application does not require
referral to the State.
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5 Local Planning Instrument – Noosa Plan 2020
39. Development of the site is subject to the provisions contained within the Noosa Plan 2020. A review of
the planning scheme confirms the below relevant particulars apply to the subject site.
40. Table 4 below provides a breakdown of the planning scheme particulars, which relate to each of the lots
and proposed development.
Table 4 Planning Scheme Particulars
Planning Instrument Noosa Plan 2020
Zone Low Impact Industry Zone
Precinct N/A
Local Plan Cooroy Local Plan Area
Overlays Bushfire Hazard Overlay – Potential Impact Buffer
Landslide Hazard Overlay – Moderate and High Hazard Areas
Regional Infrastructure Overlay – Water Supply Buffer Area
5.1 Assessment of Development Application
41. The Planning Scheme includes assessment codes, which apply to the locality and zone, land use, overlays,
and general development parameters. The applicable codes that apply to the proposed development
include:
Cooroy Local Plan Code
Low Impact Industry Zone Code
Industry Activities Code
Caretaker's Accommodation, Dwelling Unit and Rural Workers' Accommodation Code
Works Codes:
o Driveways and Parking Code
o Earthworks Code
o Existing Services Code
o Landscaping Code
o Sustainable Building Design Code
o Transport Code
o Water Quality and Drainage Code
o Waste Management Code
Overlay Codes:
o Bushfire Hazard Overlay Code
o Landslide Hazard Overlay Code
o Regional Infrastructure Overlay Code
42. The proposed development generally complies with the Assessment Benchmarks of all applicable codes
identified above. The pertinent issues identified throughout the assessment of the application are
detailed below. Where the below sections are silent in relation to an assessable element, the
development is seen to comply with the relevant assessment criteria and no further assessment is
required.
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5.2 Cooroy Local Plan Code
43. The site is located within the Cooroy Local Plan Area. The proposal complies with the relevant Acceptable
and Performance Outcomes of the Local Plan Code as follows:
• The proposal contributes to the range of range of business and employment services in the
Cooroy area (PO1);
• The proposed development occurs in an industrial estate where the uses are appropriate in
the zone. As such, the development will not impact the lifestyle or amenity of residents (PO2);
• The site is not subject to any features on Figure 7.2.2.4 (Cooroy Framework and Character Plan)
(AO3.1-AO3.3, AO19);
• The site does not contain any landmarks, memorials, monuments or heritage places (AO5.1,
AO7.1);
• The proposed development maintains the 10 metre wide vegetated landscape buffer along the
rear/southern boundary of the site, as required by the higher order subdivision approval
(AO5.2);
• The development does not intrude upon important sightlines to Mt Cooroy (AO6.1);
• The layout of the development provides significant setbacks and accommodates landscaping
(including trees) along the boundaries of the site (AO7.6);
• PO8 to PO15 are not applicable to the subject development application;
• The site is not located on or near a laneway (PO16, PO17);
• The site does not contain any habitat vegetation or open space corridors. Further it is not
proposed to remove any vegetation onsite (AO20, AO21); and,
• The development will not adversely impact on the Lake Macdonald water supply. Stormwater
quality will be managed onsite in accordance with the Stormwater Management Plan in
Appendix 5 (PO22).
44. In summary, the proposed development generally complies with the relevant Assessment Benchmarks of
the Cooroy Local Plan Code, with the exception of the following.
5.2.1 Acceptable Outcomes AO7.2-AO7.3 & AO7.5 – Built Form and Streetscape
45. Acceptable Outcomes AO7.2-AO7.5 seek that buildings and structures in the Cooroy area reflect a
traditional Queensland style building design with pitched gable style roofs that incorporate timber
elements and verandahs/balconies. The proposed development comprises a contemporary industrial
built form with skillion roofs. Further, due to the nature of the use, verandahs/balconies are not proposed
and the external building materials consist of concrete tilt panel walls and metal cladding.
46. This outcome is appropriate given that the proposed development will be established in an industrial
estate fronting the Bruce Highway and not in an area of Cooroy that reflects its historical value or
traditional architectural character. Further, as shown in Figure 6 below, the approved/constructed
industrial developments in the estate (notably on the adjoining sites) reflect a similar contemporary
urban design outcome as proposed, with skillion roof designs and concrete tilt panel walls with metal
cladding.
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Adjoining development to the west (Lots 0-39 on SP309776): Adjoining development to the east (Lots 0-20 on SP339618): Adjoining development to the east (Lots 0-3 on SP349456): Figure 6 Examples of surrounding built form character (Source: Noosa DA Tracking & Realestate.com) ASTP Ref: 240806 Page 18 of 29
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47. The proposed urban design outcomes achieved also reflect that of the approved development onsite for
Low Impact Industry (Council ref: MCU22/0003 & OPW22/0014), which comprises a skillion roof form
and concrete tilt panel construction (refer to Figure 7). This approval is still active over the site and can
be acted upon at any time.
Figure 7 Current Approved Design - MCU22/0003 (Source: Noosa DA Tracking)
48. Overall, the proposed development is appropriate when considering the context of the site and is
understood to meet Council’s expectations for new industrial buildings in the area, given the precedence
set by the surrounding developments also assessed and approved under the provisions of the Noosa Plan
2020.
5.3 Low Impact Industry Zone Code
49. The subject site is located within the Low Impact Industry Zone. Under Table 5.5.9 Low Impact Industry
Zone of the Planning Scheme, Low Impact Industry and Caretaker’s Accommodation are both consistent
land uses that are subject to Code Assessment.
50. The proposal complies with the relevant Acceptable and Performance Outcomes of the Zone Code as
follows:
• The proposed development will accommodate low impact industries and businesses. Council
may condition the approval to ensure that any supporting ancillary use area does not exceed
30% of the GFA of the industrial use (max 802m2). Currently, only the 45m2 T01 area is
proposed to be used for administration function ancillary to the industrial use (PO1);
• PO2-PO6 are not relevant to the development proposal;
• The proposed Caretaker’s Accommodation unit (1 unit only) is directly associated with and
subordinate to the industry activity on site as discussed in section 3.2 (Operational Details) of
this report above. The Caretaker is an employee of the industrial business that will occupy the
site and will provide 24/7 care for the operations occurring onsite, increasing security onsite
and in the estate. The requirement for an onsite caretaker was discussed with Council at the
pre-lodgement meeting on 11 September 2024, and it was agreed by Council that the
requirement for an onsite caretaker is genuine, when considering the intended use of the
premises (PO7);
• The subject site exceeds 2,000m2 in area and the Caretaker’s Accommodation unit does not
exceed a GFA of 65m2 (64m2 proposed) (PO7);
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• The proposed development provides a bulk and scale that is compatible with surrounding
development, comprising a site coverage of only 41.9%, a building height relfective of
surrounding built forms and ample setbacks to all boundaries (min 3m up to 10m) (PO10);
• The proposed built form comprises substantial articulation, with projecting and recessed bult
form elements and varied external building materials used throughout, such that the buildings
will not present an appearance of bulk to roads or other areas in the vicinity of the site. Further,
a complying front setback has been provided to Taylor Court (PO10);
• It is proposed to retain the existing 10 metre wide landscape buffer along the southern
boundary of the site. No vegetation is proposed to be removed from the site. Due to the
generous setbacks proposed, planting will be provided along all site boundaries as shown on
the Landscape Plans in Appendix 3 (PO10);
• There is sufficient area remaining at ground level to accommodate appropriate stormwater
management (refer to Appendix 5) and staff recreation areas (refer to Site Plan in Appendix
2). The main staff recreation area comprises sufficient area for a shelter, seating, tables and
rubbish bins. This area is accessible to people of all mobilities (PO10, AO34);
• As shown in Figure 6 above, the proposed development is relfective of the urban design
outcomes provided on adjoining sites (PO10);
• As detailed in Table 2 (Development Particulars) of this report, the development provides
complying setbacks to all boundaries and greater than the minimum required landscaping area
(35% provided in lieu of 15%) (AO14, AO23.1);
• As detailed in Section 3.3 (Design and Built Form) of this report, the development provides a
well-articulated façade with projecting and recessed built form elements, a mix of external
building materials and an articulated skillion roof form to provide visual interest and reduce
the bulk of the building. This is further enhanced by thoughtfully designed landscaping to
soften the built form and promote onsite and streetscape amenity. Overall, the development
provides a high quality architectural design (AO15.1, AO15.2, PO20);
• The external walls are finished with muted environmental tones, consistent with that of
adjoining developments, and uses colour blocks to break up the appearance of long blank walls
(AO15.3);
• The tenancies are designed to provide for a range of potential users by allowing for adaptable
floor designs and adequate floor to ceiling heights (PO18);
• The bin store is screened from the street by a purpose built enclosure/front fencing (min 1.8m
high). The approval can be conditioned to ensure mechanical plant is screened from the street
(AO19.1, AO19.2, AO30);
• Minimum 2 metre wide of soft landscaping garden beds are provided along the road boundary
where adjacent to uncovered visitor car parking. The frontage landscapes expand up to 7
metres wide in parts (eastern extent of frontage) (AO23.2);
• The development approval can be conditioned to comply with PO24/AO24.1-PO25, AO33.1-
AO33.4, PO39 and PO40;
• The site does not adjoin a residential zone (AO26);
• The site will be well lit at nighttime, secured with locked gates and minimum 1.8 metre high
security fencing along all boundaries and monitored by an onsite caretaker to ensure a safe
environment. Windows from the industrial tenancies, office area and Caretaker’s
Accommodation unit further support the casual surveillance of the site (PO27, AO28.1,
AO28.2, PO29, AO35);
• External storage of goods is not proposed (AO31);
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• Landscaping is provided between the fence and the street to limit vandalism opportunities.
Further, anti-graffiti paint can be used (AO32);
• As demonstrated by the Civil Engineering Plans in Appendix 4 and the Stormwater
Management Plan in Appendix 5, the required earthworks have been designed to ensure non-
worsening of overland flow or flooding impacts. Further, stormwater quality will be managed
onsite to ensure that no sediment or other material including building materials or waste
products are deposited or released into the road reserve, stormwater drain or adjacent
properties (AO37, AO38.1);
• The development will be connected to reticulated water supply, sewerage and electricity
infrastructure networks. The development does not adversely impact on the continued
operation, viability and maintenance of existing infrastructure or compromise the future
provision of planned infrastructure (AO41, PO42); and,
• As detailed in Table 2 (Development Particulars) of this report, the proposed development has
provided a compliant vehicle parking outcome with 34 car parks, 8 motorcycle bays and 10
bicycle spaces provided onsite to accommodate the demand generated by the proposed land
uses (AO43).
51. In summary, the proposed development generally complies with the relevant Assessment Benchmarks of
the Low Impact Industry Zone Code, with the exception of the following.
5.3.1 Acceptable Outcome AO9.1 – Building Height
52. Acceptable Outcome AO9.1 of the Code seeks that buildings and structures are no more than 10 metres
in height.
53. Whilst the majority of the built form complies with the maximum 10 metre building height limit, a small
section of the roof (south-west corner) sits above the height limit due to a sudden drop in the natural
ground from an existing stormwater field inlet (refer to Figure 8 below). This corner of the building is 10.4
metres from natural ground, but will only be 9.8 metres above the proposed finished ground level onsite
(once earthworks are complete).
54. The remainder of the roof form is less than 10 metres in height. Notably, the smaller building at the front
of the site is only 4.5 metres in height, and the front of the larger building is just 7.5 metres in height.
55. Overall, the proposed built form comprises a suitable building height across the site when viewed overall,
and this minor encroachment will not be detectable when viewing the development externally from the
site.
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Figure 8 Extent of proposed height exceedance (Source: Blackburne Jackson, 2024)
56. The proposed development complies with PO9 of the Code as follows:
• The majority of the built form is low rise, with the sections of building at the front of the site
being considerably lower than the maximum building height permitted onsite, offsetting the
height exceedance at the rear;
• As detailed throughout this report, and shown in Figure 6, the proposed development has a
visual bulk and architectural scale consistent with structures on adjoining and nearby land in the
industrial estate;
• The buildings contain a maximum of 2 storeys;
• With complying setbacks throughout and reduced building heights towards the front of the site,
the proposed building will not visually dominate the street or surrounding spaces. Further, the
minor roof encroachment into the 10 metre height limit at the rear will not be detectable to the
naked eye when viewing the site from surrounding properties;
• The rear of the building (where the encroachment is located) is visually buffered from adjoining
rural land by a 30 metre wide vegetated Environmental Management Zone parcel and a 10 metre
wide landscape buffer along the rear boundary of the site. Accordingly, the development will
not impact the visual amenity of the adjoining non-industrial premises to the south;
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• The building height encroachment will not impact the privacy, views or access to sunlight of
surrounding non-industrial premises;
• The proposed development responds to the topography of the site, accounting for the dip at the
rear of the site in the required earthworks; and,
• As detailed in Section 3.3 (Design and Built Form) of this report, the proposed development is
well articulated with strong horizontal and vertical elements included in the design of the
buildings to provide interest to the street.
5.3.2 Acceptable Outcome AO36 – Front Fencing Setback
57. Acceptable Outcome AO36 of the Code seeks that fencing on any frontage is setback an average of 2
metres provided that no part of the fencing is within 1 metres of the property boundary. For the main
part of the frontage (eastern extent) the fence is setback between 3m-7m from the front boundary of the
site. The security fence that extends along the western extent of the frontage is located directly on the
front boundary of the site as shown in Figure 9 below.
Figure 9 Proposed front fence alignment (Source: Blackburne Jackson, 2024)
58. This is appropriate on the basis that the adjacent verge widens (approx. 7m) in this location for the
purpose of a pump station. As such, the fence will not directly interface with Taylor Court and will not
impact the visual amenity of the street. Further, this section of chain wire fence is existing, and is not
proposed to be replaced.
59. Overall, the proposal complies with PO36 as the erected security fencing on the western extent of the
street frontage is in keeping with the surrounding area and does not have an adverse impact upon the
appearance of the streetscape given the presence of the pump station in front. It is also noted that the
proposed frontage landscapes behind will be visible through the chain wire fence, enhancing the amenity
of the streetscape where the frontage is visible behind the pump station.
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5.4 Industry Activities Code
60. The applicable development code for the proposed Low Impact industry Use is the Industry Activities
Code. The proposal complies with the Assessment Benchmarks of the Code on the following basis:
• The site is suitable for the proposed industrial development, as demonstrated by the plans and
reports submitted with this development application (refer to Appendices 2-6) and the site is
adequately serviced by infrastructure networks (PO1);
• As shown in Figure 6 above, the proposed development is relfective of the urban design
outcomes provided on adjoining sites. Further, the scale and intensity of the development is
similar to the adjoining sites (PO2);
• The proposed development provides a bulk and scale that is compatible with surrounding
development, comprising a site coverage of only 41.9%, a building height relfective of
surrounding built forms and ample setbacks to all boundaries (min 3m up to 10m) (PO2);
• The development will accommodate Low Impact Industry uses that contribute to the local
economy in a variety of ways, including employment (PO3);
• The site does not adjoin a residential zone or the Rural Residential Zone (AO4);
• The site is buffered from surrounding rural land by a 30 metre wide vegetated Environmental
Management Zone parcel. Further, a 10 metre wide landscape buffer is retained along the rear
boundary of the site. Accordingly, the development will not impact the visual amenity of the
adjoining non-industrial premises to the south (AO5);
• The development approval can be conditioned to comply with AO6.1-AO6.3, PO9, PO10;
• The bin store is screened from the street by a purpose built enclosure/front fencing (min 1.8m
high) (AO7);
• External storage of goods is not proposed (AO8);
• As detailed in Table 2 (Development Particulars) of this report, the proposed development has
provided a compliant vehicle parking outcome with 34 car parks, 8 motorcycle bays and 10
bicycle spaces provided onsite to accommodate the demand generated by the proposed land
uses (AO11); and,
• An Extractive Industry is not proposed (PO12-PO37).
61. In summary, the proposed development complies with all relevant Assessment Benchmarks of the
Industry Activities Code.
5.5 Caretaker's Accommodation, Dwelling Unit and Rural Workers' Accommodation Code
62. The applicable development code for proposed Caretaker’s Accommodation unit is the Caretaker's
Accommodation, Dwelling Unit and Rural Workers' Accommodation Code. The proposal complies with
the Assessment Benchmarks of the Code on the following basis:
• The proposed Caretaker’s Accommodation unit is the only residential use onsite (AO2.2,
AO4.2, AO4.4);
• The Caretaker’s Accommodation unit is directly associated with and subordinate to the
industry activity on site as discussed in section 3.2 (Operational Details) of this report above.
The Caretaker is an employee of the industrial business that will occupy the site and will
provide 24/7 care for the operations occurring onsite, increasing security onsite and in the
estate. The requirement for an onsite caretaker was discussed with Council at the pre-
lodgement meeting on 11 September 2024, and it was agreed by Council that the requirement
for an onsite caretaker is genuine, when considering the intended use of the premises (AO2.2,
AO4.1);
• The subject site exceeds 2,000m2 in area (AO2.2);
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• The Caretaker’s Accommodation unit will not be separately leased or titled, which can be
conditioned on a development approval (AO4.3);
• The Caretaker’s Accommodation unit adjoins the industrial use areas onsite (AO4.5);
• The Caretaker’s Accommodation unit does not exceed a GFA of 65m2 (64m2 proposed) and
does not have more than one (1) bedroom (AO4.7);
• Due to the nature of the proposed industrial use (low impact) the caretaker will not be subject
to risk of exposure to noise levels, air emissions or odour levels that would cause unacceptable
health risks. Further, the private open space, living room and bedroom face away from
industrial activities on the site, providing a north-eastern orientation towards the driveway of
the adjoining site, rather than industrial use areas on that site. The caretaker’s areas are
screened by boundary fencing and landscapes. It is requested that Council condition the
approval to require a solid fence section along the eastern boundary of the caretaker’s private
open space area (PO5, AO6.2, AO6.8, AO6.9);
• The Caretaker’s Accommodation unit is suitably separated and secured to prevent
unlawful/unwanted entry by others (AO6.1);
• The caretaker is provided with a patio and adjacent garden area in excess of 150m2 (min 15m²
required) with a minimum horizontal dimension of at least 5 metres (min 2.5m required)
(AO6.3);
• The Caretaker’s Accommodation unit is setback at least 3 metres from any waste servicing area
or property boundary (AO6.6);
• The site is not located within 150 metres of a Resource Area/ Processing Area and operational
area of any Key Resource Area, any intensive animal industry or any high impact industry
(AO6.7); and,
• Garaged parking is provided for the exclusive use of the caretaker (AO7).
63. In summary, the proposed development complies with all relevant Assessment Benchmarks of the
Caretaker's Accommodation, Dwelling Unit and Rural Workers' Accommodation Code.
5.6 Driveways and Parking Code
64. As detailed in Table 2 (Development Particulars) of this report, the proposed development has provided
a compliant vehicle parking outcome with 34 car parks, 8 motorcycle bays and 10 bicycle spaces provided
onsite to accommodate the demand generated by the proposed land uses. Accordingly, the development
complies with Table 9.4.1.4 - Minimum parking requirements including end of trip facilities.
65. Please refer to the Civil Engineering Plans in Appendix 4, which demonstrate that the development
complies with the relevant Assessment Benchmarks of the Driveways and Parking Code.
5.7 Earthworks Code
66. Please refer to the Civil Engineering Plans in Appendix 4, which demonstrate that the development
complies with the relevant Assessment Benchmarks of the Earthworks Code. Overall, minimal earthworks
are required to deliver the proposed development, on the basis that bulk earthworks were carried out
when the lot was created in 2021.
5.8 Existing Services Code
67. Please refer to the Civil Engineering Plans in Appendix 4, which demonstrate that the development has
been designed around the underground infrastructure onsite and will not impede the function of this
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infrastructure or cause any damage. As such, the proposal does not impact upon any existing services
and therefore complies with the Existing Services Code.
5.9 Landscaping Code
68. Please refer to the Landscape Plans in Appendix 3, which demonstrate that the development complies
with the relevant Assessment Benchmarks of the Landscape Code.
69. It is proposed to retain the existing 10 metre wide landscape buffer (with 1 in 3 batter slope) along the
southern boundary of the site. Overall, no vegetation is proposed to be removed from the site. Further,
due to the generous setbacks proposed, planting will be provided along all site boundaries with significant
tree and shrub planting concentrated towards the street frontage and around the Caretaker’s
Accommodation unit. Shade trees are also provided to the west of the building to aid shading during
summer afternoons.
70. The majority of the front fence is transparent, with some sections of blockwall proposed at the driveway
entry. Overall the fence is more than 50% transparent and 1.8 metres high. Landscapes are generally
provided between the front fencing and the street, with the exception of the western extent which
interfaces with the pump station, and not the road.
71. Overall, the proposal suitably complies with the relevant Assessment Benchmarks of the Landscape Code.
5.10 Transport Code
72. The proposed development is not of a size which would generate significant traffic that might impact on
the surrounding transport network. The proposed development is suitably located in a purpose-built
industrial estate that is constructed to withstand the traffic generated by the volume and type of vehicles
expected to access the site. Overall, it is not proposed to construct any new streets as part of the
proposed development. Nor is it required to upgrade the pedestrian or cycle facilities in the area.
5.11 Sustainable Building Design Code
73. Please refer to the Stormwater Management Plan in Appendix 5, which demonstrates compliance with
the relevant Assessment Benchmarks of the Sustainable Building Design Code, with respect to water
sensitive urban design objectives.
74. Further the Architectural Plans in Appendix 2 and the Landscape Plans in Appendix 3 demonstrate
compliance against the remainder of the Code. At Building Certificaiton stage, the proposed built forms
will be assessed for their energy efficiency and conditioned to comply with minimum industry
requirements. Notably, minimal building openings are provided to the western façade and the
Caretaker’s Accommodation unit bedroom, living room and private open space alfresco are provided with
a desirable north-eastern orientation. Further, shade trees are provided to the west of the building to aid
shading during summer afternoons.
5.12 Water Quality and Drainage Code
75. Please refer to the Civil Engineering Plans in Appendix 4 and the Stormwater Management Plan in
Appendix 5, which demonstrate compliance with the relevant Assessment Benchmarks of the Water
Quality and Drainage Code.
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5.13 Waste Management Code
76. The proposed development seeks to provide a screened refuse area onsite, in front of car park #7, as
shown in Appendix 2. The bin enclosure provides minimum 1.8 metre wide screening with a dense
landscape buffer in front that is between 5 metres and 7 metres wide. The bin store area is sufficiently
sized to accommodate recycling and general waste.
77. Bulk bins servicing the entire industrial development will be stored in the enclosure and serviced onsite
by a Waste Collection Vehicle (WCV). The driveway access has been designed to enable a WCV to stand
within the driveway for servicing and turn around onsite to exit in forward gear, in accordance with the
planning scheme.
78. The development approval can be conditioned to require the industrial use operating onsite to comply
with the provisions of the Code, relating to storage and disposal of hazardous materials.
79. Overall, the development complies with the nominated Acceptable Outcomes of the Waste Management
Code.
5.14 Overlay Codes
80. Table 5 below provides an assessment against all relevant Overlay Codes:
Table 5 Assessment Against Relevant Overlay Codes
Relevant Overlay Comments
Bushfire Hazard Overlay
The subject site is mapped as being in the potential impact buffer
area of the Bushfire Hazard Overlay.
With respect to the industrial use of the lot, bushfire hazard was
dealt with as part of the higher order subdivision approval that
created the site (RAL20/0017) and does not require further
consideration as part of this application for Low Impact Industry.
Please refer to the Bushfire Hazard Assessment and
Management Plan prepared by North Coast Environmental
Services in Appendix 6, which addresses the Overlay Code, with
respect to the proposed Caretaker’s Accommodation unit.
The proposed development suitably complies with the
Assessment Benchmarks of the Bushfire Hazard Overlay Code.
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Landslide Hazard and Steep Land Overlay
Whilst the subject site is mapped as being prone to moderate
and high landslide hazard, the proposed built form will be
constructed predominately clear of the mapped extent, with
the mapped area being primary limited to the 10 metre wide
vegetation buffer located at the rear of the site.
Overall, the mapped landslide hazard was dealt with as part of
the higher order subdivision approval that created the site
(RAL20/0017) and does not require further consideration as
part of this application.
As such, no further assessment against the Landslide Hazard
and Steep Land Overlay Code is required.
Regional Infrastructure Overlay
The development will not adversely impact on the Lake
Macdonald water supply. Stormwater quality will be managed
onsite in accordance with the Stormwater Management Plan
in Appendix 5.
The proposed development suitably complies with the
Assessment Benchmarks of the Regional Infrastructure
Overlay Code.
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6 Conclusion and Recommendations
81. This planning report demonstrates that approval of the proposed Material Change of Use and Operational
Work to establish Low Impact Industry and Caretaker’s Accommodation over the site at 3 Taylor Ct,
Cooroy is warranted, subject to reasonable and relevant conditions on the following basis:
The application complies with the State Planning Policy, noting that it has been appropriately
reflected in the Noosa Plan 2020;
The use of the site supports the intent and the description of the Urban Footprint of the South
East Queensland Regional Plan 2023;
The proposed development generally complies with the Acceptable Outcomes of the Cooroy
Local Plan Code, with the non-complying urban design outcomes suitably addressed against
the Performance Outcome;
The proposed development generally complies with the Acceptable Outcomes of the Low
Impact Industry Zone Code, with the non-complying building height and front fencing
outcomes suitably addressed against the Performance Outcomes;
The proposed development complies in full with the Acceptable Outcomes of the Industry
Activities Code and the Caretaker’s Accommodation, Dwelling Unit and Rural Workers'
Accommodation Code, with no departures sought;
The proposed development provides a high quality industrial design, which prioritises
architectural features, substantial articulation of the building facades, dense landscaping and
amenity.
82. On the basis of the assessment contained within this report, it is requested that Council favorably
consider the development proposal subject to reasonable and relevant conditions.
ADAMS + SPARKES
TOWN PLANNING
Cameron Adams Aspen Dunn
MANAGING DIRECTOR SENIOR TOWN PLANNER
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