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_ASTP Town Planning Report
Our ref: 210705
12 October 2021
The Chief Executive Officer
Noosa Shire Council
PO Box 141
TEWANTIN QLD 4565
Attention: Development Assessment
Via Email: [email protected]
Dear Sir/Madam,
Re: Development Application for Material Change of Use &
Operational Works to establish a Dual Occupancy
9 Ruby Street, Cooroy
Lot 615 on C56014
This correspondence forms part of a Development Application for a Material Change of Use and
Operational Works to establish a Dual Occupancy on land located at 9 Ruby Street, Cooroy, formally
described as Lot 615 on C56014. This Development Application has been prepared by ADAMS + SPARKES
Town Planning (hereafter; ‘ADAMS + SPARKES’) for and on behalf of the applicant, Christopher Robinson.
This correspondence will describe the site, the proposed development, and address the relevant state
and local government planning and design considerations with respect to the proposal. This report should
be read in conjunction with the following supporting documentation:
Appendix 1 Proposal Plans prepared by Valentine Building Design
Appendix 2 Landscape Plan prepared by Bird Landscape Design
Appendix 3 Civil Engineering Plans prepared by Ingeniir
Appendix 4 Services Advice Notice provided by Unitywater
Appendix 5 DA Form 1
Appendix 6 Title Search
Introduction
The local government which applies to the subject site is the Noosa Shire Council (hereafter ‘Council’). In
accordance with Schedule 8 of the Planning Regulation 2017, 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 use is defined as a ‘Dual Occupancy’
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‘Dual Occupancy’
(a) means a residential use of premises for 2 households involving—
(i) 2 dwellings (whether attached or detached) on a single lot or 2 dwellings (whether
attached or detached) on separate lots that share a common property; and
(ii) any domestic outbuilding associated with the dwellings; but
(b) does not include a residential use of premises that involves a secondary dwelling.
The subject site is located within the Medium Density Residential Zone of the Cooroy Local Plan area. In
accordance with Part 5 (Tables of Assessment – Table 5.5.2 Medium Density Residential Zone) of the
Planning Scheme, a Dual Occupancy within the Medium Density Residential Zone is subject to Code
Assessment.
Subject Site and Surrounding Area
The subject site is rectangular in shape with an area of 1,012m2 and frontage of approximately 20 metres
to Ruby Street and 20 metres to Opal Lane. The site is currently improved by an existing Dwelling House,
which is to remain onsite as part of the proposed Dual Occupancy development, with the new Dwelling
unit proposed to be constructed at the rear of the existing Dwelling to front Opal Lane (refer to Figure 1
below).
Figure 1 Subject Site (Source: QLD Globe 2021)
The subject site is surrounded by a mix of medium and low density residential land uses, predominantly
comprising detached Dwelling Houses. Further, the site is located within proximity to District Centre
Zoned properties, which comprise a range of commercial land uses, approximately 40 metres west of the
site.
In a broader context, the site is located approximately 165 metres east of the North Coast/Sunshine Coast
Railway Line, 260 metres south east of the Cooroy Town Centre and approximately 385 metres north east
of Eden Private Hospital.
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Proposal Overview
Please refer to the Proposal Plans prepared by Valentine Building Design in Appendix 1. As demonstrated
on the Proposal Plans, the proposed Dual Occupancy consists of one (1) three (3) bedroom Dwelling unit
and one (1) four (4) bedroom Dwelling unit. Unit 1 (southern Dwelling) is already constructed onsite as a
two (2) storey Dwelling House and will undergo extensive renovations to accommodate a new floor layout
over the two (2) levels to create more livable spaces. Unit 2 will be constructed as a single storey building
at the rear of the existing Dwelling. The units are provided as two (2) detached Dwellings and will appear
as such to both street frontages (refer to Figure 2 below).
The proposed Dual Occupancy development provides varied floor layouts between the two (2) units, as
well as providing a site coverage of 29%, soft landscaping well in excess of the minimum area required
(58% of site area) and mostly compliant setbacks to the site boundaries.
Unit 2
Unit 1
Figure 2 Site Plan (Source: Valentine Building Design 2021)
Table 1 below provides an overview of the development particulars relating to the proposed
development.
Table 1 Development Particulars
Development Proposed Required/Permitted Compliance
Particulars
Lot Frontage 20 metre frontages Minimum 10.5 metres Yes
Building Height Unit 1: Two Storeys (7m) 8m Yes
Unit 2: Single Storey (5m)
Site Cover 29% 40% Yes
GFA/Plot Ratio 273.6m2 – Plot Ratio 0.27:1 404m2 – Plot Ratio 0.4:1 Yes
Landscaping 72.9% landscaping overall 40% landscaping overall Yes
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Development Proposed Required/Permitted Compliance
Particulars
(79% of this is soft landscaping) (60% to be soft landscaping)
Parking 4 parking spaces 2 covered spaces + 1 Yes
additional space (3 spaces)
Private Open Unit 1 – 421m2 Minimum 25m2 Yes
Space Unit 2 – 317m2 Yes
Setbacks Frontage (Opal Ln) – 5.4m Frontage (Opal Ln) – 6m No
(up to 4.5m high) Frontage (Ruby St) – 5.9m *existing Frontage (Ruby St) – 6m No
Side (east) – BTB garage, otherwise Side (east) – BTB garage or Yes
1.5m 1.5m otherwise
Side (west) – 1.1m to existing Side (west) – BTB garage or No
carport 1.5m otherwise
Setbacks Frontage (Opal Ln) – N/A Frontage (Opal Ln) – 6m N/A
(between 4.5m Frontage (Ruby St) – 5.5m *existing Frontage (Ruby St) – 6m No
and 7.5m high) Side (east) – 3.5m Side (east) – 2m Yes
Side (west) – 3.5m Side (west) – 2m Yes
It is noted that the proposed built to boundary garage wall to Unit 2 does not exceed 6.2 metres in length
and does not exceed 3 metres in height from natural ground. As such, the proposed built to boundary
garage wall complies with Acceptable Solution A2(d) of the QDC MP1.3, which does not permit built to
boundary walls for class 10A structures greater than 9 meters in length with a mean height of not more
than 3.5 metres.
It is proposed to retain the existing vehicle crossover to Ruby Street with proposed Unit 1 (existing
Dwelling) utilising this access. A new vehicle crossover will be constructed from Opal Lane to facilitate
access to the Unit 2 Dwelling.
The proposed Dual Occupancy units are depicted in Figures 3 and 4 below.
Figure 3 Unit 1 Existing/Proposed Streetscape Perspective – Ruby Street (Source: Valentine Building Design 2021)
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Figure 4 Unit 2 Streetscape Perspective - Opal Lane (Source: Valentine Building Design 2021)
As demonstrated on the Proposal Plans (Appendix 1) and in Figures 3 and 4 above, the Dual Occupancy
development presents a traditional ‘Queenslander’ style architectural design that features a range of
building treatments that will make a positive contribution to the streetscape.
Both units are to be constructed using lightweight weatherboard cladding to the external walls, pitched
steel roofs and ample window glazing. Substantial variation and articulation in the built form is facilitated
by the provision of extended roof eaves and verandah/alfresco outdoor living areas that extend off each
building. Further, each Dwelling is provided with projections and recesses in the built form, particularly
where it is pertinent to define the upper and lower levels of Unit 1. Overall, the proposed building design
achieves sufficient visual interest, whilst integrating with the ‘country town feel’ and traditional built form
character of the established buildings in Cooroy.
Finally, thoughtfully designed landscaping has been incorporated into the site’s frontage, and further
throughout the site, to soften the appearance of the development as depicted within the Landscape Plans
prepared by Bird Landscape Design in Appendix 2.
3.1 Operational Works
This application seeks a development permit for the relevant Operational Works associated with the
proposal. Please refer to the Civil Engineering Plans prepared by Ingeniir in Appendix 3, which
demonstrates the suitability of the proposed development by providing the following:
• Proposed Site Layout Plan;
• Stormwater and Site Level Layout Plan; and,
• Proposed Earthworks and Section Plans;
It is noted that, as part of the proposed development, it is intended to construct a 2.5m wide section of
concrete hardstand adjacent to the northern boundary of the site (within the Opal Lane road reserve) for
the full length of the site’s frontage. It is proposed to carry out these roadworks to ensure that Opal Lane
will result in a total carriageway width of 5.5 metres (kerb to kerb), as required under Planning Scheme
Policy PSP6 – Engineering Design Standards, Table SC6.7.2 (Collector and Local Classifications).
Further to the above, it is noted that proposed Unit 2 is sought to be constructed over the existing sewer
main that traverses the lot. Please refer to the Services Advice Notice provided by Unitywater in Appendix
4, which details their support for this outcome.
Finally, the Landscape Plans prepared by Bird Landscape Design in Appendix 2 detail the proposed
Operational Works Landscaping outcome.
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Statutory Provisions This section of the Town Planning Report describes the statutory planning framework applicable to the proposed development application. 4.1 State Government Considerations The State Planning Policy is identified as being reflected in the Planning Scheme, with the exception of matters relating to Coastal Hazards, which reverts to the policy for assessment where applicable. Since the commencement of the Planning Scheme no amendments have been made to the SPP. Further, the subject site is not mapped as being subject to Coastal Hazards. As such, no further assessment against the SPP is required. A review of the State Assessment Referral Agency’s (SARA) DA mapping and Schedule 10 of the Planning Regulation 2017 confirms that the application will not require referral to SARA for any relevant State matters. ASTP Ref: 210705 Page 6 of 14
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Local Government Considerations -
The subject site is located within the Medium Density Residential Zone of the Cooroy Local Plan Area.
Dual Occupancies are a consistent use within the Medium Density Residential Zone and Cooroy Local Plan
Area and are subject to Code Assessment.
The following Codes are applicable for assessment of this Development Application:
• Cooroy Local Plan Area Code
• Medium Density Zone Code
• Dual Occupancy and Multiple Dwelling Code
• Works Codes:
o Driveways and Parking Code
o Earthworks Code
o Existing Services Code
o Fire services for common private title code
o Landscaping Code
o Sustainable Building Design Code
o Transport Code
o Water Quality and Drainage Code
o Waste Management Code
The proposed development generally complies with the Acceptable and Performance Outcomes of all
applicable codes. 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 that relevant assessment criteria and no further assessment is
required.
5.1 Cooroy Local Plan Code
The subject site is located within the Cooroy Local Plan Area. The proposed development complies with
the following relevant Acceptable Outcomes of the Local Plan Area Code:
• The proposed development does not inhibit the ability for Cooroy to fulfill its role as the largest
centre in the Noosa Hinterland and supports this intent by seeking to increase the density of
housing in the Medium Density Residential Zone (PO1);
• The proposed development contributes to the lifestyle and amenity of residents through
providing housing diversity whilst delivering dwelling units that contain large private open space
areas and favourable north-south orientation (PO2);
• The subject site is noted identified on the Figure 7.2.2.4 (Cooroy Framework and Character Plan)
as containing any key features (AO3.1 – AO3.3);
• The subject site is not located within proximity to any landmarks, memorials or monuments
(AO5.1);
• It is not necessary to clear any mature trees or character vegetation in order to establish the
proposed development (AO5.2);
• The proposed development will not impact upon views to Mt Cooroy (AO6.1);
• The subject site does not contain any character or heritage listed buildings (AO7.1);
• The proposed Dwelling units reflect a built form outcome that is compatible with the rural town
character of buildings in Cooroy, which comprise traditional ‘Queenslander’ style building design,
by utilising lightweight weatherboard construction with steel pitched roofs that have a pitch
greater than 5% (AO7.2, AO7.3 & AO7.5);
• The roofs of the proposed Dual Occupancy Dwellings will be visible from the street (AO7.4);
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• The proposed Dual Occupancy Dwellings incorporate either an upper-level verandah (Unit 1) or
covered ground level alfresco (Unit 2) for outdoor entertainment purposes to take advantage of
Cooroy’s subtropical climate (AO7.5);
• The subject site contains ample soft landscaping (58% of the site area overall) to accommodate
landscapes between buildings, particularly along the side boundaries and between each Dwelling
unit (AO7.5 & AO7.6);
• The subject site is not identified as containing any significant vegetation or habitat areas (AO20
& AO21); and,
• The proposed development will not impact upon the health of Lake MacDonald in any way
(PO22).
It is noted that Performance Outcomes PO16 and PO17 of the Local Plan Code requires new development
fronting a laneway to consider the function of the existing laneway and, where access is obtained via the
laneway, a 2 metre resumption from the laneway frontage is required for the future widening of the
laneway. This is required to ensure that the laneway is able to be upgraded to the appropriate standard.
It is, however, noted that where not seeking access from the laneway, it is instead suitable to grant Council
an easement for future road widening and upgrading purposes.
The proposed development seeks access from the laneway (Opal Lane) for proposed Unit 2, however, it
is not intended to transfer a 2 metre wide portion of the site to Council. It is instead proposed to grant
Council a 2 metre wide easement from the front boundary of the site and to carry out the necessary
roadworks to construct a 2.5m wide section of concrete hardstand adjacent to the subject site (within the
road reserve) as part of the proposed development. This will result in a total laneway width of 5.5 metres
(kerb to kerb) and total reserve width of 7.5 metres, without the need to transfer land to Council.
This outcome is deemed to be appropriate on the basis that, under the Cooroy Regional Infrastructure
Plan (OM-RI-10), Opal Lane is identified as a Local Road. Further, under the Planning Scheme Policy PSP6
– Engineering Design Standards, Table SC6.7.2 (Collector and Local Classifications), a Local Laneway is
required to accommodate a width of 5.5m (kerb to kerb), with a reservation width of 8m. Overall, the
proposed development achieves the intent of PO17, as the development facilitates the widening and
upgrading of laneways in the Cooroy Local Plan Area to accommodate the anticipated levels of traffic.
5.2 Medium Density Residential Zone Code
The proposed development provides a consistent land use under Table 5.5.2 Categories of development
and assessment. Further, the proposed Dual Occupancy development complies with the Acceptable
Outcomes of the Zone Code on the following basis:
• The proposed development seeks to establish Dual Occupancy development to contribute to the
overall mix of housing types in the zone (PO1);
• The proposed development accommodates the screening of waste facilities (AO6.4);
• No building or structure onsite will exceed 8 metres in height (maximum 7m proposed), with the
exposed external façade of all buildings being less than 8 metres in height (AO8.1 & AO8.2);
• The proposed development presents as two (2) detached Dwellings externally from the site, and
is therefore of a scale that is compatible with surrounding development; and
• The proposed development presents as two (2) detached Dwellings externally from the site and
is constructed using lightweight materials with ample articulation. Further, the development
seeks approval for a site cover of just 29% of the site area. As such, the development does not
present an appearance of bulk to adjacent properties, roads or other areas in the vicinity of the
site (PO9 & PO10);
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• The proposed development achieves a plot ratio of 0.27:1 in lieu of the maximum 0.4:1 permitted
(AO11);
• Both frontages of the site comprise landscaping within the front setback (AO12.2);
• The proposed development presents as detached Dwellings with varying heights and built form
styles to the street frontages to offer visual interest (AO14.1);
• Dwelling entrances are easily recognizable from each street frontage and include design
elements in the front façade of the built forms including extended eaves and window openings.
(AO14.2);
• The proposed development incorporates external design features that ensure that blank walls
will not have a length exceeding 15 metres. Further, the development provides ample
landscaping onsite to soften the development from the street and adjoining premises (AO14.3);
• The proposed garage doors do not exceed 6 metres wide (AO15.1);
• The area between the front fence along Opal Street and property boundary is landscaped,
however, will not encroach the laneway (AO17.4);
• The external building facades utilise natural finishes (i.e. open timber balustrading etc) and
lightweight construction including weatherboard cladding (AO18);
• The main roof of each building has a roof pitch no less than 5 degrees and has minimum 600mm
eaves to at least 75% of the perimeter of the building (AO19.1);
• Parapet walls are not proposed (AO19.3); and,
• Any requirement to provide privacy treatments to particular windows can be conditioned as part
of any future development approval (AO20.1-AO20.5).
The propsoed Dual Occupancy development does not comply with the following Acceptbale Outcomes of
the Zone Code:
• AO12.1 – reduced front setback to Ruby Street and Opal Lane, as well as a reduced side
setback to the western boundary
• AO17.1 – front fence to be setback 1 metre and step in at maximum 5 metre intervals
The proposed development is considered to comply with the corresponding Performance
Outcomes of the abovementioned benchmarks, as demonstrated below within Table 2.
Table 2 Code Assessment against the specific areas of non-compliance - Medium Density Residential Zone
Code
Performance Outcome Acceptable Outcomes
Building Setback AO12.1
PO12 Buildings and structures meet the following minimum
Buildings and structures are designed and sited to: boundary setbacks:
(a) provide a high level of amenity to users of (a) for frontages — 6 metres
the subject site and adjoining premises,
including provision of visual and acoustic (b) for side boundaries—
privacy; i. 1.5 metres setback up to 4.5 metres
(b) not unreasonably obstruct views or cause height;
overlooking of private open space or ii. 2 metres setback between 4.5
habitable areas of adjoining premises; metres and 7.5 metres height; and
(c) provide adequate distance from adjoining
iii. 2.5 metres where above 7.5 metres
land uses;
(d) preserve existing vegetation that will help height
buffer development; (c) for the rear boundary 6 metres
(e) allow for space and landscaping to be
provided between buildings including
adequate area at ground level for
landscaping with trees, shrubs, outdoor
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living and utilities;
(f) be consistent with the predominant
character of the surrounding area; and
(g) protect the natural character and avoid
adverse impacts on ecologically important
areas such as national parks, waterways and
wetlands.
Response
As identified in Section 3 (Proposal Overview) above, approval is sought for reduced setbacks to both street
frontages, as well as reduced side boundary setback, due to the location of the existing carport. The proposed
non-complying setbacks are as follows
• Frontage (Ruby St) – 5.5m to roof eave (5.9m to wall)
• Frontage (Opal Lane) – 5.4m to roof eave (6m to wall)
• Western side boundary – 1.1m to existing carport
It is noted that the reduced setback to Opal Lane solely relates to the roof eave overhang, with a 6 metre
setback being provided to the wall of the Dwelling unit. Further, the reduced front setback to Ruby Street and
the reduced western side setback is an existing outcome established by the current Dwelling House and
carport onsite, which are proposed to be utilised as part of the Dual Occupancy development. Overall, the
proposed development complies with PO12 on the following basis:
• The proposed development provides a high level of amenity to users of the subject site by seeking to
provide private open space and landscape areas that are well in excess of the minimum areas
required;
• The proposed development does not compromise the amenity of adjoining premises, including
provision of visual and acoustic privacy, given that, with the exception of the existing carport to Unit
1, compliant side boundary setbacks have been achieved onsite;
• The setback of the existing carport within the western side boundary setback does not result in
overlooking opportunities into the private open space or habitable areas of adjoining premises;
• The reduced front setbacks primarily relate to roof eaves and will therefore not increase the presence
of bulk when viewing the site from the street;
• Given that the development provides complaint side boundary setbacks to the walls of the Dwelling
units and the reduced front boundary setbacks relate mostly to roof eave elements, rather than the
bulk of the building, the development allows for space and landscaping to be provided between
buildings;
• The proposed development provides a complaint building height overall so as not to obstruct views
or cause overshadowing of adjoining premises;
• The development will be buffered from adjoining premises and the street by ample onsite
landscaping, including adequate area at ground level for landscaping with trees, shrubs, outdoor
living and utilities;
• The proposed development presents as detached Dwelling Houses from both street frontages and is
therefore consistent with the predominant character of the surrounding area;
• Given that the reduced front setback to Ruby Street is an existing outcome as part of the current
Dwelling House onsite, this outcome is consistent with the established streetscape character in Ruby
Street; and,
• The proposed development does not impact upon any ecologically important areas.
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Performance Outcome Acceptable Outcomes
Front fences and walls AO17.1
PO17 Front fences or walls are set back an average of 1
Front fences and walls are designed and sited to: metre and are articulated to provide visual interest by
a) contribute to the attractiveness of the stepping the design at a maximum of 5 metre
streetscape; intervals.
b) be compatible with the existing streetscape
character; AO17.2
c) avoid interference with movement of N/A – proposal complies.
surface stormwater;
d) allow for casual surveillance of the street; AO17.3
e) provide planting in front of solid fences and N/A – proposal complies.
walls; and
f) ensure plantings between the front fence AO17.4
and the footpath does not create an N/A – proposal complies.
impediment for pedestrians using the
footpath
Response
Proposed Unit 2 is to be provided with a 1.8 metre high fence along the front boundary of the site that is
setback 600mm from the front boundary, with landscaping in front, in lieu of 1 metre as required by the Code.
Further, the fence does not step in a 5 metre intervals. As such, the proposed front fencing does not comply
with AO17.1 above.
The proposal complies with PO17, however, given that the front fence consists of white aluminium columns
that will be spaced to achieve 50% transparency, so as to not form a dominant feature of the streetscape.
Given that the fence is not a solid structure and is raised out of the ground, the fencing structure will not
impede stormwater flows through the site and will not inhibit the casual surveillance of the laneway. It is also
noted that the front fence is buffered from the streetscape by a densely planted landscape bed that is 0.6
metres wide, which will assist to soften the built form and screen the fence from the laneway. It is therefore
determined that the proposal will contribute to the attractiveness of the streetscape. All planting will be
designed such that it will not impede pedestrian or vehicle movement along the laneway.
In summary, the proposal complies in full with PO17 of the Zone Code.
As demonstrated above, the development complies with all relevant elements of the Medium Density
Residential Zone Code and no further assessment against the code is required.
5.3 Dual Occupancy and Multiple Dwelling Code
The proposed Dual Occupancy development complies with the Acceptable Outcomes of the Dual
Occupancy and Multiple Dwelling Code on the following basis:
• The subject site has access to essential services and facilities, including retail, commercial, social
and medical facilities and public transport services with the nearest District Centre Zoned land
being located just 40 metres from the site (PO1);
• The proposed development is not located on constrained land (PO2);
• The proposed development will not adversely impact on existing or future infrastructure
including water or sewerage utilities, electricity or transport infrastructure. Please refer to the
Services Advice Notice provided by Unitywater in Appendix 4, which details their support for the
proposed Building Over Sewer outcome (PO3);
• The subject site has a frontage of 20 metres (10.5m required) (AO4);
• Shared driveways are not proposed (PO4);
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• The proposal Dual Occupancy does not form part of a mixed-use development (PO6);
• Both Dwelling units are provided with frontage and views to an adjacent streetscape, so as to
enhance the opportunities for passive surveillance from the site. Both Dwelling units will present
as detached houses from the street with the entrance to each Dwelling being legible (AO7,
AO8.1-AO8.3);
• The proposed development dedicates 72.9% of the site to landscaping overall, with 79% of this
being soft landscaping (AO10.1);
• Each Dwelling unit is provided with level private open space well in excess of the minimum 25m2
required (Unit 1 – 421m2, Unit 2 – 317m2) (AO11.1 & AO11.3);
• Both Ruby Street and Opal Lane have speed limits less than 80km per hour (AO12.1); and,
• Car parking is provided in accordance with Table 9.4.1.4 in the Driveways and Parking Code
(AO13).
Overall, the proposed development either complies with, or is able to be conditioned to comply with, the
Acceptable Outcomes of the Dual Occupancy and Multiple Dwelling Code.
The proposed Dual Occupancy development provides vehicle parking in accordance with Table 9.4.1.4
Minimum parking requirements including end of trip facilities. Further, a review of the Driveways and
Parking Code confirms that the proposed development either complies with, or is able to be conditioned
to comply with, the remaining Acceptable Outcomes of the Code.
The subject site does not contain sloped land. As such, only minimal earthworks are required to construct
the proposed development. Overall, no areas of non-compliance were identified when assessing the
proposed development against this Code.
No areas of non-compliance were identified when assessing the proposed development against this Code,
given that the site does not contain underground stormwater infrastructure. Further, the proposed
development provides a stormwater management solution that will not cause nuisance to adjoining
premises or increase the maintenance costs for Council. Please refer to the Civil Engineering Plans
prepared by Ingeniir in Appendix 3 which details this.
No areas of non-compliance were identified when assessing the proposed development against this Code.
Please refer to the Landscape Plans prepared by Bird Landscape Design in Appendix 2, which detail the
proposed landscaping outcome. A review of the Landscaping Code confirms that the proposed
development either complies with, or is able to be conditioned to comply with, the Acceptable Outcomes
of the Code.
A review of the Sustainable Building Design Code confirms that the proposed development either
complies with, or is able to be conditioned to comply with, the Acceptable Outcomes of the Code.
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It is noted that the proposed development is not of a scale which might impact upon the surrounding traffic network. Further, it is not necessary to construct any new roads to facilitate the delivery of the proposed development. Overall, no areas of non-compliance were identified when assessing the proposal against this Code. Please refer to the Civil Engineering Plans prepared by Ingeniir in Appendix 3 which details the proposed stormwater management solution and compliance against the Water Quality and Drainage Code. The proposed development provides sufficient area within each lot to accommodate bin storage that is screened from public view. Further, waste servicing will occur at kerbside adjacent to each Dwelling unit in accordance with the current arrangements for the existing Dwelling House onsite and the other Dwellings fronting Opal Lane. Overall, no areas of non-compliance were identified when assessing the proposed development against this Code. ASTP Ref: 210705 Page 13 of 14
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Conclusion and Recommendations
This planning report has been prepared on behalf of Chrisopher Robinson and demonstrates that approval
of the proposed Development Permit for a Material Change of Use and Operational Works to establish a
Dual Occupancy at 9 Ruby Street, Cooroy, is warranted, subject to reasonable and relevant conditions on
the following basis:
• The proposed Dual Occupancy is a consistent use within the Medium Density Residential Zone
and Cooroy Local Plan Area;
• The development generally complies with all of the relevant Assessment Benchmarks of the
Medium Density Residential Zone Code with any departures from the Code suitably justified
against the corresponding Performance Outcomes;
• The development generally complies with all of the relevant Assessment Benchmarks of the Dual
Occupancy and Multiple Dwelling Code;
• The proposed development provides appropriate infill development, as desired by the SEQRP;
and,
• The proposed development provides a traditional built form and streetscape appearance that is
consistent with surrounding development, in keeping with the rural town character of Cooroy
and will not negatively impact upon the amenity of adjoining residents.
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
Michael Lyell
SENIOR TOWN PLANNER
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