PM Submission - Taj Conquest - MCU25/0118

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                                       Strategic Framework – Community Needs (Part 3):
                                        Identifies and protects land required for ongoing community purposes,
                                       including cemeteries.

                                   •

                                       Community Facilities Zone Code (Part 6.4):
                                        Prioritises land for community-serving uses and discourages
                                       incompatible development.

                                   •

                                       Overall Outcomes (6.4.2):
                                       Emphasise safeguarding designated land for community infrastructure.




                         2. Development Intensity Out of Character With Surrounding Neighbourhood

                         The proposed density sits in stark contrast to the immediate environment, which
                         transitions from low-density residential into rural residential almost immediately. The
                         height, scale, and footprint of the proposed dwellings are inconsistent with the
                         current built form of Lake Macdonald Drive and Dianella Court. The introduction of
                         multi-storey buildings in an otherwise low-rise neighbourhood would create a visual
                         and amenity impact that is not compatible with the established local character.

                         Relevant Noosa Plan 2020 Provisions:
                               •


                                       Low Density Residential Zone Code (6.3.2):
                                        Supports detached dwellings and low-intensity built form that reflects
                                       surrounding character.

                                   •

                                       Rural Residential Zone Code (6.3.3):
                                        Reinforces larger-lot, rural-edge character incompatible with medium-
                                       density development.

                                   •




Document Set ID: 24329338
Version: 1, Version Date: 24/11/2025

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                                       Cooroy & Hinterland Local Plan Code (7.2.5):
                                        Requires development to maintain the existing character, scale, and
                                       streetscape qualities of the locality.




                         3. Access Limitations and Traffic Safety Risks on Dianella Court

                         Dianella Court was designed as a quiet residential street intended to accommodate
                         a small number of households. Adding vehicle movements from potentially 30–40
                         additional cars—plus visitors, trades, support staff, and service vehicles—would
                         create traffic levels beyond the street’s design capability.

                         The applicant’s engineering report (Section 3.1) states that “there are no permanent
                         sight obstructions for vehicles exiting the driveway, nor the new subdivision road
                         intersection with existing Dianella Court (to the north east of the site). Therefore no
                         sight distances issues are present.” However, this assessment is incomplete, as it
                         does not address sight distances to the south.

                         Sight lines to the south along Dianella Court are severely restricted by the existing
                         dwelling at 2 Dianella Court, creating a dangerous blind zone for vehicles exiting
                         the proposed development road. This will significantly increase the safety risk for
                         current residents attempting to leave their homes, as approaching vehicles may not
                         be visible in time to avoid collisions.

                         Relevant Noosa Plan 2020 Provisions:
                               •


                                       Transport & Parking Code (9.4.12):

                                           o

                                               PO1:
                                                Requires safe and efficient access for vehicles entering and
                                               leaving a site.

                                           o

                                               PO3:
                                                Ensures development does not create unsafe conditions or
                                               overload local streets.




Document Set ID: 24329338
Version: 1, Version Date: 24/11/2025

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                                            o

                                                PO7:
                                                 Access points must maintain adequate sight distances and avoid
                                                safety hazards.

                                   •

                                       Schedule 6 – Planning Scheme Policy: Traffic:
                                        Incorporates Austroads visibility and intersection-safety standards. The
                                       location of the proposed access point raises further concerns regarding
                                       visibility and safe manoeuvring, especially near the intersection, where
                                       sight lines are already limited.




                         4. Insufficient Proximity to Essential Daily Services

                         The application suggests convenient access to essential services, but this is not
                         reflected in reality. The nearest full-line grocery stores require a significant walk that
                         involves crossing multiple roads, navigating a steep pedestrian bridge, and carrying
                         groceries over more than 1.6 km each way. Public transport access is also limited,
                         with the nearest bus stop located well beyond commonly accepted walkable
                         distances. For a development aimed at vulnerable or low-mobility residents, this
                         presents a major functional and social disadvantage.

                         Relevant Noosa Plan 2020 Provisions:
                               •


                                       Liveable Communities & Housing Code (9.4.3):

                                            o

                                                PO14:
                                                Requires reasonable walking access to daily needs and services.

                                            o

                                                PO5:
                                                Housing for vulnerable or low-mobility groups must be located
                                                where services are readily accessible.




Document Set ID: 24329338
Version: 1, Version Date: 24/11/2025

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                                   •

                                       Strategic Framework – Liveability (3.5):
                                        Directs higher-density or supported housing toward areas near public
                                       transport, centres, and essential services.




                         Conclusion

                         The proposal, in its current form, fails to align with the intended use of the land, is
                         inconsistent with surrounding neighbourhood character, presents traffic and safety
                         issues, and is poorly located with respect to essential services. For these reasons, I
                         request that Council recommend refusal of Development Application MCU25/0118.

                         Yours sincerely,

                         Taj Conquest

                         14 Dianella Court Cooroy

                         4563




Document Set ID: 24329338
Version: 1, Version Date: 24/11/2025