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MCU23/0007 & RAL23/0001 - Material Change of Use for Multiple dwellings - Affordable Rental Premises (19 small dwelling units) and Reconfiguring a Lot (4 lots into 2) at 45-47A Maple Street & 9 Myall Street, Cooroy · ATTACHMENT 2 – MCU23/0007 AND RAL23/0001 – COORDINATOR PLANNING REPORT
ATTACHMENT 2 – (MCU23/0007 AND RAL23/0001) – COORDINATOR PLANNING REPORT REPORT 1. PROPOSAL This application seeks a Development Permit for Multiple Dwellings - Affordable Rental Premises (19 x small dwellings) and Reconfiguring a Lot – 4 lots into 2 lots to facilitate an affordable housing development at 45 & 47a Maple Street and 9 Myall Street, Cooroy. The proposal includes the reconfiguration of the existing site into two lots, retaining the existing character dwelling on proposed Lot 1 fronting Maple Street, with a new lot area of approximately 574sqm. Proposed Lot 2, with an area of approximately 2,544sqm, is proposed to accommodate a total of 19 small dwelling units, to operate as affordable rental premises. The proposed development comprises a mix of 1-bedroom and 2-bedroom units arranged across lower ground, ground and upper levels. In total, 7 x one-bedroom units and 12 x two-bedroom units are proposed. All dwellings have been designed with accessibility considerations in mind, with the ground floor dwellings particularly suited to accommodating a broad range of mobility and access needs. Vehicular access to the development is proposed via a shared driveway from Maple Street, while pedestrian access is provided from both Maple Street and Myall Street, including a new footpath connection along the Maple Street frontage. A total of 24 car parking spaces have been provided on site in conjunction with 20 bicycle parking spaces. A communal refuse collection and manoeuvring area is also provided centrally within the site to facilitate on-site waste collection. The proposal includes the retention of the existing character dwelling and stone/timber paling boundary fence fronting Maple Street, intended to respond to the Heritage Overlay and local character of the Cooroy township. Extensive landscaping is proposed, including street tree planting, landscape buffers to adjoining properties, and within private open space areas. To facilitate the access arrangement, the proposal includes the construction of a new crossover and provision of 8 angled on-street parking bays along the Maple Street frontage to replace the 7 existing parallel car parking spaces. The removal of 2 parallel on-street parking spaces is sought to account for sight line considerations, with the provision of an additional crossover and intensification of the existing access, the proposal results in a net loss of 1 on-street parking space along the Maple Street frontage.
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Figure 4 -— Upper Floor PlanPage 4
Figure 5 –Lower Floor Plan (built form exclusively fronting Myall Street frontage) Figure 6 –Aerial site context showing proposal as viewed from Maple Street
Page 5
Figure 7 –Render of Maple Street elevation
Figure 8 –Render of Myall Street elevation
Figure 9 –Close up render of Myall Street elevation
Page 6
Figure 10 – Render of proposal as viewed from internal accessway facing Maple St
Note: The yellow, blue and green colours shown in the renders and elevations in Figures 7 – 10,
17 & 20 are not indicative of actual colour palette proposed – refer to materials schedule for
further detail, with muted tones proposed throughout the proposal.
2. SITE DETAILS
2.1. Site Description
The subject site comprises four existing lots with a combined area of approximately 3,119sqm and
slopes in elevation from Maple Street to Myall Street. The site contains an established character
dwelling fronting Maple Street, exhibiting traditional Queensland architectural elements including
weatherboard cladding, verandahs and a pitched roof form, together with an associated shed, both
of which are proposed to be retained. The dwelling is set behind an established stone boundary
wall and is complemented by mature landscaping along the Maple Street frontage. The balance of
the site is largely undeveloped, consisting of open areas and scattered vegetation.
Figure 11 – Existing Dwelling and fence as viewed from Maple Street
2.2. Surrounding Land Uses
The surrounding area is characterised by a mix of residential, medical and community-based uses.
Maple Street contains a concentration of established medical and allied health services, including
the Eden Private Hospital opposite the site and a number of health-related facilities within the
immediate locality. Residential uses adjoin the site to the east and south, while a medical centre is
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located to the north with access from Myall Street. The southern section of Maple Street is also
characterised by a number of traditional Queenslander-style buildings which contribute positively
to the established streetscape character.
Figure 12 – Site aerial and zone map of the subject site and surrounds. Yellow = Community Facilities Zone.
Red = Medium Density Residential Zone. Pink = Low Density Residential Zone. Blue = District Centre Zone
3. ASSESSMENT
3.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
• State Planning Policy;
• South East Queensland Regional Plan 2017;
• Planning Regulation 2017;
• Noosa Plan 2020 (March 2026).
3.2. State and Other Statutory Instruments
State Planning Policy
The proposal aligns with State Interest 1: Planning for Liveable Communities and Housing, through
the provision of additional affordable dwellings within an established urban area that is well
connected to services, facilities and employment opportunities. Further, the 19 proposed affordable
rental premises comprise a mix of one and two-bedroom units that can cater for households with
accessibility requirements, elderly residents or those requiring assisted living – in line with the
aspirations of the SPP, namely the State Interest.
South East Queensland (SEQ) Regional Plan 2017
The site is located within the Urban Footprint of the SEQ Regional Plan 2017. The proposal is
consistent with the policies of the SEQ Regional Plan.
Planning Regulation 2017
The proposal is for an urban activity within the Urban Footprint and is consistent with the
assessment benchmarks contained in the Planning Regulation 2017 for the SEQ Region.
Page 8
3.3. Statutory Instruments – Planning Scheme
The site is located in Cooroy and is zoned Community Facilities and specifically annotated for
Health Services. Under the Noosa Plan a Multiple dwelling is identified as a consistent use and
required to follow an impact assessment process and assessed against the whole of Noosa Plan
2020 to the extent the provisions are relevant to the development.
3.3.1 Strategic Framework
Section 3.2.2 – A well managed and sustainable Noosa Shire identifies the following as a key
challenge for Noosa and is particularly relevant given the proposal is to locate 19 small dwellings
to be provided as affordable rentals:
Noosa’s population is expected to continue to age and will require specific responses to meet the
housing, transport, health and wellbeing needs of elderly residents. By 2041, the proportion of
residents aged 65 years and over is predicted to rise to around 30 per cent. Hence there is a need
for all forms of housing suitable for retirees and elderly people including residential care, retirement
communities and small dwellings.
Section 3.2.3 – A connected, safe and happy community notes that …Historically, the majority of
dwellings are three or more bedrooms and the predominant household size is only one or two
persons. Consequently, priority is given to increasing opportunities for smaller housing to better
meet the needs of small households. As there is a correlation between the size of housing and the
cost of housing this should improve affordability. New attached housing in or close to centres will
generally be limited to small dwellings.
Further, Section 3.2.4 – Housing to meet the needs of the community identifies the need for
affordable, diverse housing product, noting that… The residents of Noosa Shire are part of an
inclusive community where diversity is valued. Different housing types and styles are needed to
provide choices, ensuring people’s housing needs are catered for, regardless of age and
mobility, household size and budget. By providing housing choice in each local area, a greater mix
of people and ages are accommodated and this can provide a more diverse community.
The proposal generally aligns with the strategic intent of the Noosa Plan as quoted from the
sections above. It is acknowledged that the subject site is proposed to be utilised for housing in
lieu of the prescribed Health Services designation of the Community Facilities Zone. On balance
the proposed outcome, which would deliver 19 affordable rentals comprising 7x one-bedroom and
12x two-bedroom units of a generally high level of accessibility in a well-serviced location broadly
aligns with the strategic intent of the Planning Scheme.
The following Strategic Outcomes capturing Housing Choice are applicable to the proposed
development:
3.3.3 Housing Choice
(e) A wide range of housing is spread throughout the existing urban areas of Noosa Shire and
responds to housing needs associated with factors such as changing demographics,
changing composition of households, and lifestyle choices.
(i) Additional affordable rental premises are provided through public-private partnerships and
development incentives.
The proposal is consistent with the planning scheme’s strategic intent for housing and achieves a
range of the intended Strategic Outcomes that relate to Housing Choice and will meet diverse
needs of the community.
It is also noted that the proposal aligns with the Noosa Housing Strategy adopted by Council on 4
November 2022 which identified the need to focus on providing affordable housing options and
encourage ‘smaller’ dwelling typologies that can accommodate a range of household types, namely
households that can cater for accessibility needs.
Section 7.4 of the Noosa Housing Strategy 2022 recommends that:
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Council will also seek amendment to the Community Facilities Zone to allow for multiple housing,
dual occupancies and community residences where they specifically meet the fully accessible or
high physical support design criteria.
The proposal would deliver an outcome consistent with what is identified as highly needed in the
Housing Strategy 2022. All dwellings have been designed with accessibility considerations in mind
(door widths, internal dimensions, adaptability etc), with the ground floor dwellings particularly
suited to accommodating a broad range of mobility and access needs for future residents. The
land is also well suited to residential development being in proximity to existing residential
dwellings, close to services and facilities and free of hazardous constraints.
To ensure the site is developed as intended and the use/affordable housing provision is
maintained, the applicant has supplied a signed Deed of Agreement between the applicant and
the housing provider. Further, Council will seek the imposition of a registrable covenant that further
limits the development to operate as an affordable rental premises for 20 years.
3.3.4 Zone Code
The site is zoned Community Facilities – Health Services. The following Overall and Performance
Outcomes of the Community Facilities Zone Code are applicable to the proposal:
(a) The Community Facilities zone primarily accommodates a variety of community
related activities and infrastructure, as well as certain special residential and recreation uses
to meet the current and future needs of the community.
(b) Development provides for the continued use of community land for the specific purpose
annotated on the zone map, and where the use is no longer meeting a community need, is
replaced with another community related activity.
(e) A range of community activities such as cemeteries, childcare centres, clubs (where in
conjunction with a community use), community care centres, community uses,
crematoriums, educational establishments, emergency services, funeral parlours,
healthcare services, hospitals and places of worship are accommodated in the zone.
(g) Development for health related uses consolidate on the existing Noosa hospital site and
healthcare services sites in Goodchap Street, Noosaville and Maple Street, Cooroy where
possible.
(i) Development for residential purposes, including residential care, retirement facilities,
relocatable homes, accessible housing and affordable rental premises contribute to
housing choice for residents including those with special needs.
The following Performance Outcomes of the Community Facilities Zone Code are applicable to
the proposal:
PO3
Development-
a) is consistent with the specific purpose as annotated on the zone map; or
b) where the annotated purpose is no longer meeting a community need, replaces it with
another community related use; or
c) where there is no specific purpose annotated on the zone map, provides a use consistent
with the needs of the local community.
PO5
Uses are of a type, scale and intensity consistent with community needs, locational characteristics
and supporting infrastructure.
PO8
Housing Choice is facilitated through provision of communal housing models, accessible
housing, affordable rental premises and if for a Relocatable home park or Retirement
facility includes small dwellings and affordable housing.
The Overall Outcomes acknowledge the diversity of aspirations for land in the Community Facilities
Zone. The primary function of the zone is to accommodate a wide variation of community related
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activities and infrastructure, while also recognising that in consideration of the broad community
need/benefit for specific types of housing such as affordable rentals, the Community Facilities Zone
may also provide for these residential outcomes on the basis of community need. On balance, the
proposal is considered to generally align with the Overall Outcomes of the Community Facilities
Zone on the basis that it is providing much needed affordable housing in a location highly suited to
this type of housing product.
The Performance Outcomes specifically contemplate affordable rental premises, accessible
housing and other special residential uses as consistent uses that meet an identified community
need. In this regard, the proposal is considered consistent with the broader intent of the zone.
While this policy outcome may be more so reflective or responsive to the greater strategic focus
on the provision/community need for affordable housing in recent years and the availability of
suitable land in the Community Facilities Zone, the proposal achieves an intended outcomes of the
zone.
The proposed design also generally complies with the key built form parameters for the Community
Facilities Zone and the Dual Occupancy and Multiple Dwelling Code. This is summarised in the
table below:
Criteria Community Facilities Multiple Proposal Comp
Zone Code Dwelling lies
Code
Building height
• storeys 2 storeys N/A 2 storeys
• metres 8 metres 8.65 metres at south- X
west elevation
Site cover 50% 43%
Plot ratio 0:75:1 and Each building 0:50:1 and No building
to not exceed 1000sqm exceeds 1000sqm
Boundary
setbacks Maple St
6m 3.5m to existing dwelling X
Frontage – Maple
7.6m to wall and 6.6m to
eave
Frontage - Myall 6m Myall St
6.6m to wall and 6m to
eave
Southern Side 3 metres South
3m to wall and 2.4 metres
to eave
South-west
2.57m to wall X
North
Northern Side 3 metres 1.5m to wall and
0.9m to eave X
Length of wall 30 metres max Under 30 metres
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Landscaped open 24% - Lot 2 – Multi-
space Dwelling site
15% 35% min
Soft landscaping 49% - Lot 1- Existing
Dwelling site
Landscape
setbacks 33% - Combined X
- 60% of Can be conditioned
total soft
3m where adjoin
residential zoned land 2m-3m
X
Private open 20sqm min for each Same as Each dwelling afforded
space dwelling unit or 9m2 CF Code between 9sqm to 45sqm
above ground level of POS
Carparking 1 space per dwelling = Same as 24 spaces
19 spaces CF Code
1 visitor space per 4
dwellings = 5 spaces
Total = 24 spaces
Building Height
The proposed building exceeds the prescribed 8 metre height limit in isolated sections of the
development, mainly where the existing ground natural ground level undulates. The extent of
height exceedance across the site ranges from 8.2 metres for the northern building to 8.65 metres
for the southern building. All instances of height exceedance purely relate to the tallest extent of
the roof pitch.
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Figure 13 – 8 metre height blanket showing isolated extents of height exceedance. The exceedance is a product of existing site levels, which include localised depressions and variations in ground level that will be filled and regularised as part of the approved works. The height calculation is derived from existing natural ground levels rather than the finished ground level condition, with the marginal fill proposed in these sections, the extent of height exceedance when measuring the finished ground level to the highest point would be minimised. Further, the areas of exceedance exclusively relate to the roofing of the proposal, where in the case of the Southern Building has been designed to incorporate a larger roof form and pitch to better respond to the existing built form character of Maple Street. The exceedance is considered marginal in consideration of the existing contours of the land and the challenges associated with delivering small dwelling units in the proposed format, that involves a staggered, multi-level development with a number of two-storey buildings that cascade ‘down’ the site with the contours of the land. The upper level built form has been designed to so that there is a sense of individuality to each ‘set’ of dwellings, demonstrated in Figure 15 below that shows the marginal extent of height exceedance occurs at the highest extent of the roof pitch of each individual roof, rather than a continuous span of roof or form. For these reasons, its considered that the proposed height exceedance is a reasonable outcome. Figure 15 – Northern building elevation, showing a maximum height of 8.1 metres in limited sections. Front and Side Setbacks The existing dwelling to be retained is setback 3.5 metres from Maple Street. Considering this is existing dwelling that contributes to the heritage character of Maple Street there are no concerns
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with maintaining the existing front setback. All proposed built form is setback a minimum of 6.6
metres from Maple Street and 6 metres from Myall Street – achieving the Acceptable Outcome.
The areas of non-compliance are related to the northern side setback of Dwelling 1– where a
setback of 0.9 metres as measured from the eaves (and 1.5 metres from the building) is proposed
to 5 Myall Street in lieu of the required side setback of 3 metres. The reduced setback is detailed
in the image below. The immediate interface on the neighbouring northern site comprises the car
park for the commercial tenancies at 5 Myall Street. Planting within the 1.5 metre ground floor
setback along this interface will also provide additional screening to minimise impacts. The
landscape screening in conjunction with the building design at ground and upper level, which
comprises a mix of materials and windows, will provide for a suitable interface with 5 Myall Street.
Based on the commercial nature of the northern use to the north and the interface comprising an
at grade car park with no buildings in reasonable proximity, the setback is considered reasonable
and unlikely to generate any on site or off-site amenity impacts.
Figure 16 – Interface between northern building and northern boundary with 5 Myall Street
The setback variation sought to the south-west corner of the site, where the southern building is
setback 2.57 metres from the shared boundary with 49 Maple Street. The subject site interfaces
with the private open space of 49 Maple Street, with the dwelling on the neighbouring site some
20 metres away from the shared boundary. The setback will be landscaped with a mix of hedging,
small shrubs and larger vegetation that will work to screen the proposal as viewed from the
southern neighbour. The proposed variation, that accounts for 43 centimetres less than the
Acceptable Outcome is considered reasonable.
Figure 17 – Interface between southern building and southern boundary with 49 Maple Street
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Landscape Cover
While the proposal achieves a landscaped area of approximately 33% of the site, compared with
the 35% required by the Acceptable Outcome of the Multi-Dwelling Code, the shortfall is minor and
does not undermine the overall landscaping outcomes sought by the Code. The landscape plan
provides a substantial landscaped area of approximately 1,017sqm, incorporating a mix of large
shade trees, feature planting, boundary landscaping, hedging, groundcover and deep planting
zones throughout.
The internal layout and siting of built form have largely been dictated by the contours of the site,
internal vehicle manoeuvrability and the provision of the required on-site car parking spaces.
Given the marginal nature of the variation, the nature of the proposed use, the corridors of
landscaping throughout the proposal will be able to accommodate suitable landscaping and
achieve the intent of the Performance Outcome.
Figure 18– Landscape Plan
3.3.3 Local Plan Codes
The site is subject to the Cooroy Local Plan Code. The following overall outcomes and performance
outcomes of this Code are applicable to the proposal:
(k) Development retains and maintains the country town feel, traditional built form, heritage
and streetscape character of the town centre, with Maple and Emerald Streets enhanced
as wide, attractive and pedestrian-friendly main streets.
(o) Attached housing locates in well serviced areas and increases housing choice
(q) Residential development advances housing choice by incorporating small
dwellings, accessible housing and affordable housing.
(t) A diverse range of community services including the Lower Mill Place Precinct, library,
playgrounds, community hall, schools, medical facilities, sporting and recreational facilities
service local residents, the hinterland and beyond.
PO7
Buildings, structures and landscaping are consistent with and reflective of the traditional country
town character of Cooroy in terms of form, proportion, composition and use of materials.
Page 15
PO14
Development contributes to housing choice and diversity, including small dwellings, affordable
housing and accessible housing..
The proposal generally complies with the Local Plan Area Code outcomes proposing attached
housing in the form of small dwellings that will operate as affordable rentals, close to the town
centre and increasing housing choice in Cooroy. The proposal also maintains the country town
feel, retaining the existing Queenslander to Maple Street with the new buildings generally
respectful of the traditional built form and streetscape.
3.3.2 Overlay Codes
Part of the site (45 Maple St) is mapped as being within the Heritage and Character Area Overlay,
specifically identified as a Character area. The lot fronting Myall Street is not subject to this code.
The following overall outcomes and performance outcomes are applicable to the proposal:
(c) Development in a character area is sympathetic to the streetscape character and heritage
values of the area by retaining buildings, structures and other elements that contribute to
the preferred character of the area and by complementing the predominant building styles
in the street.
(d) For Cooroy-Maple Street Character Area:
(i) The historic business centre of Cooroy extending from Marara St in the north to
Crystal Street in the south, including 9-73 Maple Street and 19 Crystal Street, as
shown on Heritage Overlay Map is retained and protected.
(ii) Business, community and residential buildings from the early to mid-twentieth
century, which influence the character of the area are retained.
(iv) Development reflects country town character elements reminiscent of Cooroy’s
heritage characteristics.
(v) Development maintains and reflects the historic architectural features in Cooroy
including the traditional building designs of a predominately low rise and low impact
scale, typified by lightweight construction, with a timber frame, generally raised above
ground on stumps, many featuring verandah elements, sunhoods and awnings to
window and wall openings and simple roof designs, either gabled or hipped. Typical
materials used include timber for cladding and corrugated iron for roofs.
(viii) Development along Maple Street, south of the business centre maintains a domestic
scale and form consistent with the Queensland vernacular with landscaped setbacks
and front yards without front fences, and low impact domestic scale buildings that
contribute to the open character of this part of the character area.
PO3
Development does not:
(a) reduce public access to the local heritage place;
(b) result in a local heritage place being obscured from public view; and
(c) obscure or destroy any pattern of an historic subdivision, the landscape setting or the scale
and consistency of the urban fabric relating to the local heritage place or character area.
PO8
The valued streetscape character within character areas are protected through the retention of
buildings that contribute positively to that character.
PO9
Development in character areas is compatible with the setting and valued streetscape character
by—
(a) respecting the form, bulk, scale and height of heritage sites or character buildings within the
streetscape;
(b) complementing original roof forms and pitch within the streetscape;
(c) locating building works to the rear of the existing building or to where they are not visible or
overly obtrusive from the street or public places;
Page 16
(d) conforming with the original fencing, veranda and façade design and detailing within the
streetscape;
(e) using materials and elements that reflect the valued character; and
(f) retaining existing mature vegetation around the site.
Figure 19 – Existing dwelling as viewed from Maple Street. Left = Photo from 1960’s. Right = Photo from 2026
Figure 20 – Internal elevation showing buildings visible from Maple Street to left of frame. Noting the gable
roof features, roof pitch, visual prominence of roof and use of weatherboard cladding that responds to the
Cooroy character
Figure 21 – Maple Street elevation showing existing dwelling to be retained (right) with proposed buildings
(left) shown in background.
The proposal includes the retention of the existing dwelling to the Maple Street frontage and locates
the new buildings generally to the rear of this dwelling keeping the streetscape’s valued character
generally intact. Some materials and elements reflective of the character area have also been
incorporated into the new buildings such as weather board cladding, pitched roof, ornamental gable
features, eave overhangs, brickwork and timber posts.
These design elements in conjunction with the retention of the existing dwelling combine to provide
a proposal that is sympathetic to the heritage considerations of the Maple Street streetscape and
to Cooroy. Despite the proposal being quite a substantial change to the existing site conditions,
the contemporary proposal integrates with the heritage streetscape and the incorporation of these
design elements throughout the proposal provide for a reasonably integrated design response.
3.3.5 Reconfiguring a Lot Code
Page 17
The proposed reconfiguring of the 4 lots to 2 lots is reflective of the proposal to retain the existing
dwelling and develop the balance of the land for multi-dwelling proposal. The excision of Lot 1 at
544sqm appropriately contains the existing dwelling, associated private open space and addresses
access considerations through the creation of a new crossover to an existing shed to the north-
west corner of the site. The proposed lot sizes and shapes are appropriate for their intended use
and meet the Code’s requirements.
Total Site Area Lot 1 (existing dwelling) Lot 2 (multiple dwellings) Stormwater
Easement
3118.87sqm 543.72sqm 2575.14sqm 122.92sqm
Figure 22 – Proposed Reconfiguring a Lot Plan
Figure 23 – Site Plan showing the existing dwelling contained within the proposed boundaries of Lot 1
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3.3.5 Driveways and Parking Code The proposal provides vehicular access, parking provision and manoeuvring arrangements that are consistent with the outcomes sought by the Driveways and Parking Code. The provision of 24 car parking spaces on site consists of 22 normal car parking spaces, 1 small car parking space (located adjacent to the front entrance) and 1 accessible space and meets the required on-site car parking provision. On-site parking is conveniently located next to the respective dwellings and in suitable locations throughout the site, with internal circulation and manoeuvring areas designed to enable safe and efficient vehicle movements throughout the site. The internal accessway can accommodate on-site manoeuvring of a Council waste collection vehicle, allowing for on-site collection and for the vehicle to enter and exit in a forward direction. It’s acknowledged that on-street parking is utilised in this section of Maple Street and near the town centre, with demand largely driven by the various health-related uses in immediate proximity. The introduction of a crossover to service the existing dwelling would result in the loss of 1 on- street parking space. To address this, the proposal has sought to substitute the 7 existing parallel on-street spaces with the provision of 8 angle parking spaces within the nature strip/road reserve. This represents a net gain of 1 space in this part of the site’s frontage. Additionally, review of the sight line requirements for vehicles entering and exiting the site identified concerns with the 2 spaces immediately east of the internal accessway. Given the proximity to the Maple Street/Myall Street intersection, Translink bus stop 15 metres north of the accessway and the volume of vehicle movements on Maple Street it is proposed to remove these 2 spaces to increase the visibility of southbound vehicles for vehicles exiting the subject site. Figure 24 – Aerial showing existing on street parking (left) in comparison to the proposed arrangement, noting the 2 spaces in red are proposed to be removed. While this results in a net loss of 1 on-street parking space for associated with the site’s frontage, the site addresses the on-site parking requirements and has sought to maximise the on-street parking provision where reasonably possible. The application is supported by a Traffic Impact Assessment and a letter from the community housing provider predicating that the on-site parking provision should adequately meet the car parking demand generated by the proposal. The net loss of 1 on-street space is a reasonable outcome that balances the need for safe access to and from the site with the limitations of the existing site frontage to Maple Street.
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Accordingly, the proposal is considered to achieve the intent of the Driveways and Parking Code
by ensuring sufficient parking supply, safe access and efficient transport outcomes for both future
residents and visitors.
4. CONSULTATION
4.1. Referral Agencies
The application was referred to the Department of State Development, Infrastructure, Local
Government and Planning (SARA) given the site is near a State transport corridor. The State
responded (2605-52275 SRA) on 11 June 2026 requiring conditions be attached to any approval.
In summary these conditions require:
• Noise attenuation measures to the balconies of Dwellings 12, 13, 14, 18 and 19 with frontage
to Myall Street;
• Solid, gap-free boundary fencing along the southern and eastern boundary;
• Remove existing crossover/vehicle access from Myall Street; and
• Stormwater management to be contained within the site with no discharge to Myall Street.
4.2. Internal Council Referrals
The application was forwarded to the following internal Council officers:
• Strategic Planning Officer;
• Development Engineer;
• Senior Environment Officer;
• Senior Officer – Transport & Traffic Engineering; and
• Waste Officer.
4.3. Public Notification
The application was publicly notified for 15 business days in accordance with the Planning Act
2016. One properly made submissions was received. The submission identified the following
considerations:
Issue Officer Response
Access constraints based on the busy location of The proposal can accommodate adequate sight
the Maple Street crossover lines to allow for safe entry and exit to the site from
Maple Street. Based on anticipated vehicle
movements the access arrangement is considered
acceptable
Inadequate on-site car parking provision Following the public notification process the proposal
has since been amended to ensure there is no
shortfall of on-site car parking, with the proposal
meeting the planning scheme requirement of 24
spaces
Limited on-street parking availability While on-street parking may be limited, the proposal
has sought to balance the need for on-street parking
through the provision of 8 angle spaces off Maple
Street and while a net loss of 1 on-street parking
space is proposed, the on-site parking provision
should adequately address parking demand
generated by the proposal and not unreasonably
impact on-street parking availability
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Open space provision While communal open space is provided, all
residents have access to usable private open space
and convenient access to nearby parks and
recreation areas within Cooroy
Waste management servicing Waste collection will be serviced on site; the
application is supported by swept path analysis to
ensure waste collection vehicles can manoeuvre
within the site and enter/exit the site in a forward
direction
Based on the above, the proposal reasonably addresses the considerations raised in the
submission.
5. CONCLUSION & REASONS FOR DECISION
The proposal delivers a significant community benefit through the provision of 19 affordable rental
dwellings in a highly accessible and well-serviced location within Cooroy. The development directly
responds to an identified shortage of affordable and accessible housing within the Shire and aligns
with broader strategic planning objectives relating to housing diversity, affordability, accessibility
and community wellbeing.
The proposal comprises a well-considered built form outcome that responds sensitively to the site's
constraints, heritage context and surrounding development pattern. The retention of the existing
character dwelling and stone/paling fence along Maple Street preserves the valued streetscape
character of the Cooroy-Maple Street Character Area, while the design of the new buildings
incorporates architectural elements that reference the established local vernacular. The
development has been refined throughout the assessment process to improve its interface with
adjoining properties, strengthen landscaping outcomes and ensure an appropriate response to the
Heritage Overlay Code and Cooroy Local Plan Code.
Although the proposal includes some minor departures from quantitative planning scheme
provisions relating to height, setbacks and landscaping, these variations are considered
acceptable in the circumstances of the site and do not result in unacceptable impacts on adjoining
properties, streetscape character or residential amenity. The development achieves the underlying
intent and performance outcomes of the relevant assessment benchmarks through its design
outcome, appropriate site planning, landscaping and sensitive treatment of interfaces with
neighbouring land uses.
The proposal provides the full complement of required on-site car parking spaces, appropriate
waste servicing arrangements and safe vehicular access. While a minor net loss of one on-street
parking space will occur because of the new access arrangements, the development incorporates
the provision of 8 angled parking spaces along the Maple Street frontage, representing a
substantial improvement to the organisation and functionality of public parking in the locality.
Traffic, access and servicing impacts are considered acceptable and can be appropriately
managed through conditions of approval.
The community benefits associated with delivering long-term affordable rental housing, including
housing suitable for residents with accessibility needs, are significant and broadly align with the
zone intent. The development is consistent with the broader strategic direction of the Noosa Plan,
the Noosa Housing Strategy and relevant State planning objectives, and is not expected to result
in adverse impacts of a nature or extent that would warrant refusal. Accordingly, the application is
recommended for approval subject to conditions, including mechanisms to ensure the ongoing
provision of affordable rental housing over the long term.
6. HUMAN RIGHTS COMPATIBILITY STATEMENT
In developing this Report, the subject matter has been considered in accordance with the
requirements of the Queensland Human Rights Act 2019. It is considered that the subject matter
does not conflict with any human rights and supports a human rights approach to decision making
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by Council. Council representatives will endeavour to act and make decisions under this report in
a manner that is compatible with human rights. This report should be read in conjunction with
Council’s Human Rights Policy.
Departments consulted:
Office of the CEO, Mayor & Community Services Corporate Services
Councillors
Mayor & Councillors Director Director
Chief Executive Officer Community Development Financial Services
Executive Officers Sport & Active Lifestyles Fleet
Community Engagement Arts & Culture Revenue Services
People & Culture Community Connection ICT
Governance Customer Experience Commercial Property
Strategy & Environment & Development & Regulation Infrastructure Services
Sustainable Development
Director x Director Director
x Strategic Land Use Planning x Development Assessment x Infrastructure Planning, Design
and Delivery
Economic Development & Local Laws Civil and Asset operations
Destination Management
Environmental Services Environmental Health Asset Management
Innovation & Digital Hub Building & Plumbing Building & Facilities
Property / Permits Disaster Management