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Town Planning Assessment Report
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Town Planning
Assessment Report
9 Maple Street Cooroy
Development Permit to Reconfigure a Lot (1 Lot into 2 Lots)
January 2021
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Page 2
Table of Contents
1. SITE AND APPLICATION SUMMARY ................................................................................................................ 3
2. PROPOSAL.............................................................................................................................................................................. 4
3. BACKGROUND.................................................................................................................................................................. 5
4. SITE DETAILS ........................................................................................................................................................................ 6
4.1. SITE DESCRIPTION ....................................................................................................................................................... 6
4.2. SURROUNDING LOCALITY ....................................................................................................................................... 7
5. ASSESSMENT REQUIREMENTS............................................................................................................................... 7
5.1. FRAMEWORK FOR ASSESSMENT .............................................................................................................................. 7
5.2. ASSESSMENT BENCHMARKS RELATED TO THE PLANNING REGULATION 2017 ................................ 8
5.3. ASSESSMENT BENCHMARKS RELATING TO THE PLANNING SCHEME.................................................... 9
5.3.1. LEVEL OF ASSESSMENT .......................................................................................................................................... 9
5.3.2. ASSESSMENT BENCHMARKS ................................................................................................................................ 9
6. CONCLUSION ................................................................................................................................................................ 23
Appendices
Appendix A Proposal Plans
Appendix B Site Photographs
Appendix C Road Closure Survey Plans
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Page 3
1. Site and Application Summary
Applicant
Applicant: Noosa Council
C/- Brennan Planning
Contact Details: Marcus Brennan
Mob: 0423 952 928
Email: [email protected]
Registered Landowner(s): Noosa Council as trustee
Application
Development Permit to Reconfigure a Lot (1 Lot into 2 Lots)
Development Application:
Level of Assessment: Code Assessable
Referral Agencies: SARA - The land parcel is within 25m of a State Transport Corridor.
SEQRP: Urban Footprint
The Land
Address: 9 Maple Street, Cooroy
Lot Description: Lot 3 on SP230055
Area: 11,255m2
Easement(s): Emt A on RP87371
Local Plan: Cooroy Local Plan area
Zone: + Recreation and Open Space - North of Marara Street
+ Community Facilities (Annotation 7. Community Use) -
South of Marara Street.
Overlays: + Biodiversity, Waterways and Wetlands Overlay
- Riparian Buffer Area
+ Flood Hazard Overlay
- Flooding and Inundation Extent
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2. Proposal
The proposed development application seeks approval for a Development Permit to Reconfigure a Lot (1
Lot into 2 Lots).
9 Maple Street (the Land) is currently severed by Marara Street which runs in a north-easterly direction
through the middle of the allotment. The proposed reconfiguration would subdivide the Land along the road
boundaries associated with Marara to create two lots (Lots 30 & 31). The proposed lots would have the
following areas:
Lot No. Lot Area
Lot 30 5,187m2
Lot 31 6,068m2
Lot 30 would contain the Cooroy Library and associated grounds on the southern side of Marara Street. Lot
31 would contain the Hinterland Adventure Playground which is currently under construction. The proposal
lots are also consistent with the boundaries of the spilt zoning designations that apply to the Land.
Vehicular access to each lot will be achieved via Marara Street, which provides access to Maple Street to
the southwest.
Three road closure applications are currently proposed over portions of Mary River Road and Maple Street
to enable the playground infrastructure to be wholly contained on freehold lots. These road closures await
plan sealing. One of the road closure applications would cancel Lot 3 on SP230055, creating the resultant
Land illustrated on the proposal plan at Appendix A. Consequently, this road closure application would need
to be sealed prior to the sealing of the plan of subdivision relating to this application.
Each lot will be connected to standard urban infrastructure services including reticulated water and
sewerage supply, telecommunications, electricity supply and stormwater infrastructure.
The proposed subdivision layout is shown in Figure 1 below:
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Figure 1 - Proposed Subdivision Layout
3. Background
+ On 27 January 2021, Council decided to approve an application involving Material Change of Use of
Premises (Open Space Type 1 Sport & Recreation - Playground) over the Land (Council Reference:
MCU20/0013).
The playground is currently under construction and will be wholly contained on proposed Lot 31.
Condition 15 of the approval requires that prior to commencement of the use of the playground, the site
must be remediated and removed from the Environmental Management Register.
Proposed Lot 31, which contains the playground, is being remediated in accordance with Condition 15
a. of the approval. Once the proposed subdivision application is approved, Lot 31 can then be removed
from the Environmental Management Register in accordance with Condition 15 c.
+ Three road closure applications are currently proposed over portions of Mary River Road and Maple
Street to enable the playground infrastructure to be wholly contained on freehold lots.
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4. Site Details
4.1. Site Description
The Land is situated at 9 Maple Street, Cooroy described as Lot 3 on SP230055.
The Land has a total area of 11,255m2 and is severed by Marara Street which runs in a north-easterly
direction through the middle of the allotment.
The northern parcel of land (proposed Lot 31) will contain the Hinterland Adventure Playground, which is
currently under construction. The southern parcel (proposed Lot 30) will contain the existing Cooroy Library
and surrounding landscape grounds.
The Land slopes gently downhill to the north, toward Cooroy Creek which borders the northern boundary,
at an average gradient of approximately 5%. A drainage line runs through the northern parcel of land in a
northerly direction towards Cooroy Creek.
The Land is relatively clear of vegetation. A small portion of vegetation borders the northern boundary of the
site which is not identified to be of significance by the planning scheme.
A pathway and easement transect the Land in a northerly direction towards the Lower Mill site on the
northern side of Cooroy Creek.
The Land is serviced by standard urban infrastructure services including reticulated water and sewerage
supply, telecommunications, electricity supply.
Please refer to Figure 2 below for an aerial photograph of the Land.
Figure 2 – Aerial Photograph of Subject Site
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4.2. Surrounding Locality
The Land is located at the northern end Maple Street which is Cooroy’s main street and business centre.
The land adjoins the following uses:
+ to the north, the site is bordered by the Cooroy Creek and Lower Mill Site beyond;
+ to the east, the site bordered by the North Coast Rail Line;
+ to the south, the site is the Cooroy Butter Factory;
+ to the east is the Cooroy skate park and the Cooroy business centre further south;
Figure 4 – Locality map
5. Assessment Requirements
5.1. Framework for Assessment
Categorising Instruments for Statutory Assessment
In accordance with Section 43 of the Planning Act 2016, the following categorising instruments may contain
assessment benchmarks applicable to development applications:
• the Planning Regulation 2017
• the Planning Scheme for the local government area
• any temporary local planning instrument
• any variation approval
Of these, the planning instruments relevant to this application are discussed below:
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5.2. Assessment Benchmarks Related to the Planning Regulation 2017
The Planning Regulation 2017 (the Regulation) prescribes assessment benchmarks that the application must
be carried out against, which are additional or alternative to the assessment benchmarks contained in
council’s Planning Scheme. These assessment benchmarks may be contained within:
• the SEQ Regional Plan;
• Part E of the State Planning Policy, to the extent they are not appropriately integrated into the
Planning Scheme; and
• Schedule 10 of the Regulation.
An assessment against the applicable benchmarks contained within the Planning Regulation is provided
below:
SEQ Regional Plan
The subject site is located within the Urban Footprint designation under the SEQ Regional Plan. The
proposed subdivision is consistent with the goals, elements and strategies under the SEQ Regional Plan for
the Urban Footprint designation.
Part E of the State Planning Policy
The current State Planning Policy (SPP) commenced on 3 July 2017. The applicable State interests relating
to development assessment are set out in Part E of the document and are under five broad themes. The
assessment benchmarks of the SPP Part E that are relevant to the development proposal are consistent
with the current provisions of the Planning Scheme and would not warrant further assessment.
Schedule 10 of the Regulation
Pursuant to Schedule 10 Part 9 of the Planning Regulation 2017, referral is triggered for infrastructure related
referrals (land within 25m of a State transport corridor (railway)) as detailed in the table 5.2.2 below
Table 5.2.1 - Schedule 10 Assessment
Schedule 10 - Development Assessment Applicable/Comments
Part 1 Airport Land N/A
Subject site not identified on airport land.
Part 2 N/A
Brothels Development does not involve a brothel use
Part 3 Clearing of native vegetation N/A Lot is less than 5ha and will not require vegetation
clearing
Part 4 Contaminated land N/A the site is identified on the Environmental
Management Register (EMR) for wood treatment and
preservation and petroleum product or oil storage,
however, reconfiguring a lot is not made assessable
development under Part 4.
Part 5 Environmentally relevant N/A
activities
Part 6 Fisheries N/A
Part 7 Hazardous chemical facilities N/A
Part 8 Heritage places N/A
Part 9 Infrastructure-related referrals Applicable . The land parcel is within 25m of a State
transport corridor (railway).
Part 10 Koala habitat area N/A
Part 11 Noise sensitive place on noise N/A
attenuation land
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Part 12 Operational work for N/A
reconfiguring a lot
Part 13 Ports N/A
Part 14 Reconfiguring a lot under Land N/A
Title Act
Part 15 SEQ development area N/A
Part 16 SEQ regional landscape and N/A Subject site is identified in the Urban footprint.
rural production area and SEQ
rural living area
Part 17 Tidal works or work in a coastal N/A
management district
Part 18 Urban design N/A
Part 19 Water-related development N/A
5.3. Assessment Benchmarks Relating to the Planning Scheme
5.3.1. Level of Assessment
The site is located within the Cooroy Local Plan area and is split zoned Community Facilities and Open Space
Recreation under the Noosa Plan 2020 (the Planning Scheme). In accordance with Table 5.6.1 of the
Planning Scheme, reconfiguring a lot requires Code Assessment.
5.3.2. Assessment Benchmarks
Pursuant to Table 5.6.1 of the Planning Scheme, the reconfiguration is assessable against the following codes:
+ Cooroy Local Plan Code
+ Open Space Recreation Zone
+ Community Facilities Zone
+ Reconfiguring a Lot Code
+ Works codes
An assessment against the abovementioned codes has revealed that the development is compliant with or
can be conditioned to comply with each. An assessment against the key parameters contained within the
applicable codes is detailed below:
9.5.1 Reconfiguring a Lot Code
Performance outcomes Acceptable outcomes Assessment
Growth Management
PO1 No acceptable outcome provided PO1 – Not Applicable
Urban residential development: The proposal an urban
a) is confined to land within the residential subdivision.
Urban boundaries;
b) provides a mix of lot sizes and
configurations to cater for
variety in housing choice;
c) contributes to efficient use of
land and infrastructure;
d) increases residential densities
and reduces lot sizes in close
proximity to public transport
and centre zones;
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e) provides appropriate buffer
areas between sensitive land
uses, ecologically important
areas and conflicting uses;
f) contributes positively to the
amenity and landscape value of
the local area.
PO2 No acceptable outcome provided PO2– Not Applicable
Rural residential development is confined The proposal does not
to land within the Rural Residential zone involve rural subdivision.
and included within either the Urban
Footprint or Rural Living designations of
the South East Queensland Regional
Plan.
PO3 AO3 AO3 – Not Applicable
Development of land for business and Development of land: The site is not located within
employment functions occurs within the a) at the Noosa Business the Noosa Business Centre.
activity centres and the industrial zones. Centre is to be generally in
accordance with Figure
7.2.4.5 (Noosa Business
Centre Framework and
Character Plan);
b) at the former Bowls site Lot 3
RP884396, Noosa Junction
is to be generally in
accordance with Figure
7.2.5.4 (Noosa Junction
Framework and Character
Plan).
PO4 PO4 – Not Applicable
With the exception of lots intended to be No acceptable outcome provided The proposal does not
used by the Council or State for involve creating additional
community infrastructure, conservation lots on land listed in a) - f).
purposes or public utilities, including road
widening, no additional lots are created:
a) in the Rural zone unless
resultant lots have a minimum
area of 100 hectares;
b) in the Environmental
Management and
Conservation zone;
c) on Noosa North Shore;
d) in the Low density residential
zone at Cooroibah;
e) in the Low density residential
zone where access is gained
via:
i) Noosa Banks Drive,
Tewantin;
ii) Golf Course Drive,
Griffith Avenue or
Carramar Street,
Tewantin;
iii) Lake Entrance
Boulevard, Noosaville;
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iv) Lake Weyba Drive
Noosaville, south of
Eenie Creek Road; or
v) Habitat Place, Noosa
Heads;
f) within a Water Supply Buffer
Area as shown on Regional
Infrastructure Overlay.
Lot Areas and Dimensions
PO5 AO5.1 AO5.1 – Complies
New lots have areas and dimensions New lots are of a size and shape that The proposed lots are of
that: can accommodate the land uses sufficient size and shape to
intended by the zone. accommodate future uses
a) are consistent with the purpose which include the Cooroy
and overall outcomes of the Library and Hinterland
applicable zone or zones; Adventure Park.
b) are consistent with the size and
character of surrounding lots;
c) can accommodate land uses
that are consistent with the AO5.2 AO5.2 – Complies
purpose and overall outcomes In general, lots have a predominantly The proposed lots would
of the applicable zone; regular, rectangular shape. have boundaries that match
d) allow for siting and construction Marara Street which severs
of buildings, Editor's note-topographical the Land.
structures, access ways and constraints or environmental values
car parking while:- may call for irregular property
i) retaining ecologically boundaries.
important
areas and ecological
linkages; AO5.3 - Not Applicable
ii) minimising risk of soil The Land is not within a
erosion, landslide, AO5.3 residential zone.
flooding and bushfire; In residential zones, lots are generally
iii) minimising arranged so that:
earthworks or a) there are no more than five
retaining walls lots with a frontage width of
associated with less than 15 metres grouped
construction in a row;
on sloping sites; b) there are no more than three
iv) retaining the scenic lots with a frontage width of
amenity and 7.5 metres or less in a row
vegetated character unless serviced by a rear
of the landscape; lane;
v) retaining culturally c) lots with a frontage width of
significant features less than 15 metres are not
and protecting views located opposite other lots
to culturally significant with a frontage width of less
features; than 15 metres
vi) minimising
detrimental impacts of
effluent disposal or AO5.4 AO5.4 - Not Applicable
storm water runoff; In activity centres and industry zones,
including open space The Land is not located
new lots contribute to a mix of lot sizes within an activity centre or
for landscaping; that cater for varied commercial and industry zone.
ensuring safe industrial enterprises, such that:
vehicular
manoeuvring areas a) smaller lots intended for
without concentration intensive development are
clustered near centres;
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of driveways in one b) new lots adjacent to sensitive
space; and land uses include sufficient
vii) where not in a water area for buffering of
or sewerage service incompatible land uses; and
area, allow for water c) lot reconfiguration provides
storage tanks and for
suitable effluent shared access arrangements
disposal. wherever possible.
e) except where otherwise
specified in a local area code,
comply with the minimum lot
size specified in Table 9.5.1.4
Minimum Lot Size and
Dimensions
PO6 – Complies
PO6 No acceptable outcome provided The proposed
Development provides for irregular reconfiguration would create
shaped lots to be created only where: two lots that have
a) the creation of regular lots is boundaries matching
impractical such as at a curve in Marara Street which severs
the road or because of the Land.
topographical constraints;
b) safe access and visual
exposure to and from
the site can be provided, while
not adversely impacting on the
functionality of the surrounding
road network;
c) it is desirable to
avoid clearing of vegetation and
the fragmentation of habitat
in ecologically important areas;
and
d) the irregular lot is demonstrably
suitable for its intended
purpose.
Lot Layout
Site Responsive Design
PO7 AO7.1 AO7.1 – Not Applicable
Development provides for a lot layout If located in the Low density residential The flood prone land
and configuration of roads and pathways zone, Medium density residential associated with the site is
that is responsive to:- zone, High density residential not located within the
zone, Tourist accommodation specified zones.
a) the setting of the site within an zone or Community facilities zone and
urban or non-urban context; intended for a residential use, any new
b) any natural environmental lot is located outside the modelled
values present on, or adjoining flood level of the 1% AEP (1:100
the site; year ARI) water surface levels or
c) any natural hazards affecting where not modelled, above the highest
the site or adjoining land such known flood level.
that the number of properties or
persons at risk is not increased;
d) the terrain of the land, AO7.2 AO7.2 – Not Applicable
minimising the need for Flood immunity for development areas The proposal does not
earthworks; is not achieved by filling land below the involve filling to achieve flood
e) any places of cultural heritage 1% AEP (1:100 year ARI) flood level. immunity.
significance or character areas
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present on, or adjoining the site; AO7.3
and All reconfigured lots on land subject to AO7.3 – Not Applicable
f) any important landmarks, a constraint or valuable feature The proposal does not
views, vistas or other areas of identified on an overlay map contains involve residential lot or
high scenic quality present on, a building envelope marked on a plan otherwise require a building
or able to be viewed from, of development that demonstrates envelope to address
the site. that there is an area sufficient to constraints.
accommodate the intended purpose
Editor’s Note— Development of land of the lot, that is not subject to the
affected by constraints shown on overlay constraint or valuable feature or that
maps will be subject to overlay codes appropriately responds to the
constraint or valuable feature.
AO7.4
New lots with a site area less than AO7.4 – Not Applicable
4,000m² in area have a slope not The allotments are greater
exceeding: than 4000m2..
a) 10% side slope (crossfall); or
b) 5%
lengthwise slope (longitudinal
fall).
AO7.5 AO7.5 – Complies
Lot boundaries, services, utilities and New lot boundaries do not
roads are aligned to avoid traverse ecologically
traversing ecologically important important areas.
areas and ecological linkages.
AO7.6 AO7.6 – Complies
Development does not result in The subdivision will not
significant modification to natural require any modification to
landform or landscape features the landform or landscape
including: features.
a) waterways and drainage
lines;
b) native vegetation or
significant character trees;
c) understorey vegetation;
d) slope;
e) rock outcrops; or
f) views.
AO7.7 AO7.7 – Not Applicable
Development retains or provides The Land is with an urban
viable ecological corridors for wildlife area and does not contain
movement. any ecological corridors. A
viable corridor exists along
Cooroy Creek to the north.
AO7.8 AO7.8 – Not Applicable
Where no riparian buffer is nominated
through the Biodiversity, Waterways
and Wetlands Overlay Map in
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Schedule 2, a vegetated buffer is
provided no less than 10 metres wide,
measured from the centreline of any
stream .
AO7.9 AO7.9 – Not Applicable
Ecologically important areas are The proposed
formally protected for the long term reconfiguration will not affect
through environmental covenant or ecologically important areas
transferal to public ownership or pertaining to the site.
through gazettal of a nature reserve.
Climate Responsive Design AO8.1 AO8.1 – Not applicable
PO8 The lot design maximises the number The proposal does not
The street design and lot orientation of lots where the longest axis of the lot involve a residential
facilitates the construction of energy has a general east-west orientation. subdivision.
efficient buildings that respond to the
local climate conditions by:
a) maximising solar access to the
north; AO8.2 AO8.2 - Not Applicable
b) minimising solar access to the The street pattern maximises the
west; number of streets running in a general
c) proportioning lots north-south direction.
and building envelopes to
accommodate energy AO8.3 AO8.3 – Complies
efficient building orientation; For development within the Low The proposal does not
d) maximising access to any density residential zone each lot involve a residential
prevailing summer breezes; and contains a rectangular house site subdivision.
e) minimising exposure to area where the long axis faces true
prevailing winter winds. north or is no more than 20 degrees off
true north and has minimum
dimensions of 10 metres x 15
metres.
Neighbourhood Design AO9.1 AO9.1 – Complies
PO9 Lots are arranged to front streets The lots will front Marara
Development provides for a lot layout, and public open space. Street and public open
land use and infrastructure configuration space.
that: AO9.2
Development maximises opportunities AO9.2 – Complies
a) provides for an efficient land for casual surveillance and avoids The development
use pattern; areas of concealment by ensuring maximises casual
b) creates compact and walkable pathways and public open space have surveillance to the street and
neighbourhoods that are well defined edges and are visually reserves.
connected to centres, exposed to roadways.
employment, education
facilities, community services, AO9.3
open space and recreation Neighbourhoods (including roads, AO9.3 – Not Applicable
facilities; pathways and open space) are The development does not
c) creates useable and designed with a high degree of legibility involve the creation of roads
interconnected movement and with public spaces and corridors easy and pathways.
open space networks; to find and recognise.
d) effectively connects and
integrates the site with existing
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or planned development on
adjoining sites;
e) provides for moderate and
large size developments to
have multiple access points;
f) promotes a sense of
community identity and
belonging;
g) promotes a variety of
streetscapes;
h) provides for a high level of
amenity, having regard to
potential noise, dust, odour and
lighting nuisance sources;
i) integrates
prominent site features
including landmarks,
native vegetation and views
into the design;
j) discourages crime or antisocial
behaviour by facilitating casual
surveillance of streets, paths
and public open space;
k) avoids the sporadic or out-of-
sequence creation of lots; and
l) protects and
enhances ecologically
important areas and provides
for the clustering of lots into
cleared areas.
Infrastructure No acceptable outcome provided PO10 – Complies
PO10 The lots can be serviced by
Development accommodates and appropriate urban
provides for the efficient and timely infrastructure.
delivery of infrastructure appropriate to
the site’s setting and intended use.
PO11 No acceptable outcome provided PO11 – Not Applicable
Roadway and pathway layout are The development does not
predominantly rectilinear with a high Editor’s Note— Further detail on involve any roadways or
degree of permeability. traffic and the road network is pathways.
addressed in Part 9.4.8 Transport
Code
Infrastructure and Services
PO12 AO12.1 AO12.1 – Complies
New lots are located, sized and All lots are connected to power supply The lots will be connected to
configured so as to ensure each lot is and telecommunications services and power and
capable of being serviced by appropriate where located within the Urban telecommunications supply.
levels of infrastructure including: boundaries, power supply and
communications infrastructure are
a) power supply; provided underground.
b) telecommunications; and
c) where within Local Plan Areas AO12.2 AO12.2 – Complies
d) reticulated water supply; If located in a water service area each Each lot will be connected to
e) reticulated sewerage; and new lot can be connected to reticulated water supply
f) stormwater drainage. Unitywater’s water supply network.
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AO12.3 – Not Applicable
AO12.3 Each lot will be connected to
If located in a sewerage service area reticulated sewer supply.
each new lot can be connected to
Unitywater’s sewerage network.
AO12.4 – Complies
AO12.4 The lots drain to a lawful
If located in a Local plan area lots can point of discharge.
be connected to Council’s stormwater
drainage network.
AO12.5 AO12.5 – Not Applicable
If not in a sewerage service area each
lot has sufficient area and other
attributes to ensure efficient and
effective on-site sewerage disposal.
PO13 AO13.1 AO13.1 – Complies
Each lot is provided with safe and Vehicular access for the development Vehicular access to each lot
convenient vehicle access is consistent with the function and is achieved via Marara
design of the road it takes access from. Street.
AO13.2 AO13.2 – Complies
Development does not require new or The development does not
changed access to a state-controlled require access to a state-
road that is a limited access road controlled road.
unless in accordance with the
limited access policy for the state-
controlled road .
AO13.3 AO13.3 – Not Applicable
Access easements are in appropriate The proposed development
locations for safe access and egress, will not involve access
and supply appropriate widths and easements..
levels of service for the number of
vehicles that will utilise them as per the
requirements of Council’s Planning
Scheme Policy PSP6 Engineering
design standards – Roads, drainage
and earthworks.
Editor's note- Reference should be
made to the Queensland
Government's Development
Assessment Mapping System to
confirm which are state-controlled
roads or limited access roads.
Movement Network
Traffic No acceptable outcome provided PO14 – Complies
PO14
Traffic generated by the development is Editor’s Note— Further detail on
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within the acceptable capacity of traffic and the road network is The proposed
external roads and does not have an addressed in Part 9.4.8 Transport reconfiguration will not
adverse impact upon the functioning of Code cause any additional
the road network. demand on the network. It
will provide for lots and
access that is appropriate
for their intended use being a
library and playground.
Roads and Pathways AO15.1 AO15.1 – 15.4 – Not
PO15 Where involving the construction of a Applicable
Development involving the creation of new road, road planning and design The proposed development
new roads and pathways ensures supports the hierarchy and functional does not involve the creation
infrastructure— aspects identified in Council’s Planning of any new roads.
Scheme Policy PSP6 on Engineering
a) provides convenient, safe and design standards – Roads, drainage
efficient movement for all and earthworks.
modes of transport between
land use activities; Editor’s Note— Further detail on road
b) prioritises pedestrian and pathway networks is provided in
movement and bicycle use Part 9.4.8 Transport Code
over vehicle movements;
c) facilitates efficient, safe and AO15.2
accessible bus services that The street layout is generally rectilinear
connect to existing and future and does not rely on culs-de-sac, or
public passenger transport where the use of a cul-de-sac is
facilities; unavoidable because of the natural
d) provides through roads and features of the site, it does not exceed
minimises the use of culs-de- a length of 200 metres.
sac;
e) minimises the extent of AO15.3
earthworks required by being Pathways and pedestrian routes are
sympathetic to the terrain; planned to provide clear, safe
f) allows for unimpeded and connections between residential, open
practical access to each space, transit stops and retail areas,
proposed lot; and and are located along, or are visible
g) provides for mature street from, streets or other public spaces.
trees.
AO15.4
Sufficient space and soil depth is
provided for the planting of street trees
for shade, amenity and habitat
purposes.
and Figure AP3-3B.
PO16 AO16 AO16 – Not Applicable
The subdivision layout is designed to If within 1 kilometre of the Pathways The trunk pathways in the
facilitate pedestrian and cyclist linkages Network identified in the Local vicinity of the site have
with adjoining sites in the immediate area. Government Infrastructure already been established.
Plan located in Part 4, the subdivision
design and layout includes pathways:
a) located in accordance with
the Pathways Network
identified in the Local
Government Infrastructure
Plan; or
b) linking to the Pathways
Network identified in
the Local Government
Infrastructure Plan.
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PO17 No acceptable outcome provided PO17 – Not Applicable
Development on land within activity The proposed development
centres with active frontages are is not within an activity
provided with access from a rear lane or centre.
other access streets to reduce potential
conflicts with pedestrians and cyclists.
Open Space Network
PO18 AO18.1 AO18.1 – Complies
Development provides for parks, Active parkland or open space which The proposed development
drainage reserves and open space links to active parkland is provided in incorporates adequate links
infrastructure that:- accordance with the Council’s to active parkland.
infrastructure network planning;
a) provides for a range of passive
and active recreation settings, OR
offering a range of informal and
formal experiences to the AO18.2 AO18.2 – Not Applicable
community; Park contributions are paid in
b) accommodates adequate accordance with the applicable
facilities to meet the needs of infrastructure instrument.
the community and is designed
to maximise use by the AO18.3 AO18.3 - Complies
community it serves; Land intended for public open The proposal development
c) provides opportunities for all space complements existing adjacent complements surrounding
age groups and levels of and surrounding open space areas open spaces and provides
mobility; and physical linkages to these areas physical linkages to these
d) is well distributed and are provided. areas.
contributes to the legibility and
character of the specific town, AO18.4 AO18.4 - Not applicable
village or locality; Open space is provided adjacent to The Land does not include
e) creates attractive settings and waterways, with roads servicing the waterways.
focal points for the community, linear parkland and lots located on the
designed as attractive and opposite side of the road to the
enjoyable, functional and safe waterways.
places to meet and recreate;
f) benefits the amenity of AO18.5 AO18.5 - Complies
adjoining land uses; A park has direct road frontages of a The proposed development
g) facilitates the retention and minimum of 25% of the would maintain direct road
protection of ecologically total allotment boundary of the park to front frontage to the for more
important areas, wetlands, provide physical access and visibility. than 25% of the allotment
waterways, drainage lines and boundary.
native habitat areas, their AO18.6
associated buffers, ecological Public open space has good AO18.6 - Complies
linkages and other natural and connectivity for users via pedestrian The park lot has good
cultural features; and cycle paths. connectivity from Marara
h) incorporates appropriate Street, Maple Street and
measures for stormwater and through a pathway from the
flood management; Lower Mill site
i) is cost effective to maintain; and AO18.7
j) is dedicated as public land in Landscaping is designed to create AO18.7 - Complies
the early stages of the aesthetically pleasing open space Landscaping will be
subdivision. areas and to suit the type, setting and provided in accordance with
purpose of the particular park. the higher order MCU
creating the park
(MCU20/0013)
AO18.8 AO18.8 - Complies
Active parkland in all areas other than Appropriate embellishments
the Low impact industry zone will be provided in
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and Medium impact industry zone will accordance with
contain embellishment in accordance MCU20/0013.
with the Local Government
Infrastructure Plan in Part 4 such as:
a) children’s play facilities
catering for various ages
including a soft fall surface
where required and a shade
cover over play equipment;
b) seating;
c) picnic table/s with seats; and
d) landscaping.
Editor’s Note— Further detail on
Landscaping is addressed in
Part 9.4.5 Landscaping Code
PO19 AO19.1 AO19.1 - Complies
Land provided for active recreation Active parkland is of a usable shape The proposed development
areas is of a physical standard and free of irregular boundaries. will ensure that the active
condition suitable for the intended uses parkland is of a usable
and is not subject to physical or other shape, consistent with the
constraints including contamination, higher order approval,
environmental or biophysical constraints zoning designations for the
or legislative protection that would Land and existing road
encumber its use. boundaries.
AO19.2 AO19.2 - 19.3 - Not
Active parkland is located on land that Applicable
is exclusive of— The proposal does not
involve establishing active
a) flood inundation below the parkland.
20% AEP (1:5 year ARI level);
b) land affected by stormwater
or overland flow discharge
from adjacent allotments;
c) drainage reserves and
detention basins, which
cannot be shown to safely
and effectively contribute to
the network of parks and
open space areas;
d) land with a slope, or subject
to cut or fill with a batter slope,
that exceeds a slope of 15%;
e) areas of land less than 15
metres wide, such
as access and service and
utility easements;
f) land required to serve
primarily as a buffer area to
any existing development or
major transport corridor; and
g) power easements.
AO19.3
At least 10% of the total open space
provision for active parkland is
exclusive of flood inundation below the
1% AEP (1:100 year ARI level or the
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highest recorded flood level),
whichever is the greatest.
Small Lots
Not Applicable.
Rear Lots
Not Applicable.
Stormwater management
PO24 No acceptable outcome provided PO24 – Complies
Development provides for the effective The reconfigured lots will be
drainage of lots and roads in a manner provided with effective
that:- drainage to the reserve or
a) maintains the natural flow Cooroy Creek to the north.
regime;
b) effectively manages
stormwater quality and
quantity; and
c) ensures no adverse impacts on
receiving waters and
surrounding land.
Rearrangement of Lot Boundaries
Not Applicable.
7.2.2 Cooroy Local Plan Code
7.2.2.2 Purpose and overall outcomes
1) The purpose of the Cooroy local plan code is to provide locally relevant planning provisions for the
assessment of development within the Cooroy local plan area.
2) The following overall outcomes apply to the Cooroy local plan area:-
(a) Cooroy is a vibrant, energetic country town servicing the Noosa hinterland and its own
growing community and provides services and facilities to meet the community needs whilst
retaining its character and protecting the natural and heritage values of the area.
(s) 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.
Comment
The proposed development meets the relevant outcomes of the Cooroy Local Plan Code, including purpose (1) and
overall outcomes (2) (a),(s) in that it would provide for a logical reconfiguration of a lot that supports the establishment
of the Hinterland Adventure Playground on the northern lot (Lot 31) and Cooroy Library on the southern lot
(Lot 30)
6.6.1 Recreation and Open Space Zone Code
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6.6.1.2 Purpose and overall outcomes
1) The purpose of the recreation and open space zone is to provide for:-
a) a variety of cultural, educational, leisure, recreation and sporting uses and activities, including, for
example:
i. parks, playgrounds or playing fields for the use of residents and visitors; and
ii. parks, or other areas, for the conservation of natural areas; and
b) facilities and infrastructure to support the uses and activities stated in paragraph (a).
Comment
The proposed development achieves the purposes and relevant outcomes of the Recreation and Open Space Zone,
in that the subdivision would complement the establishment of the Hinterland Adventure Playground which is
currently under construction on proposed Lot 31.
6.8.1 Community Facilities Zone Code
6.8.1 Purpose and overall outcomes
1) The purpose of the Community Facilities zone is to provide for community-related uses, activities and
facilities, whether publicly or privately owned, including for example:
a) educational establishments;
b) hospitals;
c) transport and telecommunication networks; and
d) utility installations.
Comment
The proposed development achieves the purpose and relevant outcomes of the Community Facilities Zone Code in
that the subdivision would ensure that the Cooroy Library and surrounding landscaped grounds would be wholly
contained on proposed Lot 30, which is sufficient to meet the needs of the use.
Works Codes
Comment
The proposed reconfiguration will provide adequate access, parking, stormwater drainage, and connections to all
necessary urban infrastructure and landscaping in accordance with the requirement of the relevant works codes.
The following overlays are also applicable to the site and a comment is provides against each:
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Biodiversity, Waterways and Wetlands Overlay
The Land contains a mapped riparian buffer area. The
proposed reconfiguration will reconfigure the Land in
accordance the existing boundaries and not involve any
development within the riparian buffer area. Consequently,
the proposal meets the relevant outcomes of the code.
Flood Hazard Overlay
The Land contains areas mapped as Flooding and Inundation
Extent, particularly over proposed Lot 31. The higher order
approval for the playground (MCU20/0013) has adequately
demonstrated the playground can be established on the Land
while ensuring the safety of people and property can be
maintained during the event of a flood. The proposed
reconfiguration would not increase the potential risk to life and
property during a flood event.
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6. Conclusion
This report has identified that the proposed development to reconfigure a lot (1 lot into 2 lots) will comply with
the relevant benchmarks contained within the Noosa Plan 2020 and does not raise any significant issues that
cannot be addressed by reasonable and relevant conditions on the following basis:
+ It would provide for the logical subdivision of the Land along the existing road boundaries of Marara
Street which severs the Land;
+ Each lot would have sufficient areas and dimension to cater for their intended use, being the Cooroy
Library on prosed Lot 30 and the Hinterland Adventure Playground on proposed Lot 31; and
+ it will ensure that the allotments are serviced with all necessary urban infrastructure including power,
water, sewer and telecommunication;
This office trusts that the information supplied comprehensively addresses all of the issues that are to be
considered by the Noosa Plan 2020. Should you have any questions in relation to the proposal, or any aspect
of the development, please do not hesitate to contact the undersigned on 0423 952 928 or via email
[email protected]
Yours sincerely,
Marcus Brennan
B. Urb. Reg. Plan.
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