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Delegated Report - Code - Planning MCU23 0058 [As Published]
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DEVELOPMENT ASSESSMENT DELEGATED REPORT
Author Development Planner, Sam Osakwe
Development Assessment
APPLICATION DETAILS
Application No. MCU23/0058
Applicant Noosa Shire Council
Proposal Material Change of Use - Club, Indoor & Outdoor Sports and
Recreation Facility
Properly Made Date 18 May 2023
Information Request Date 10 October 2023
Information Response Date 24 October 2023
Decision Due Date 14 December 2023
Report Reviewed & Tara Norley – 29 January 2024
Finalised By
PROPERTY DETAILS
Property Address 35-57 Mary River Rd, Coor0y
0 & 66 Garnet St, Cooroy
RP Description Lot 204 MCH 976
Lot 157 MCH 4833
Lot 229 SP 246604
Lot 1 SP 246688
Land Area Lot 204 - 20,160 m²
Lot 157 - 42,300 m²
Lot 229 - 16,950 m²
Lot 1 - 17,530 m²
Existing Use of Land Cooroy Sportsground
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Recreation & Open Space
Precinct Not applicable
Document Set ID: 22731989
Version: 4, Version Date: 29/01/2024
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Local Plan Area Cooroy
Overlays Biodiversity, Waterways & Wetlands
Flood Hazard
Heritage & Character Area
Assessment Type Impact
1. PROPOSAL
This application seeks approval to redevelop and expand the existing Gymnastics club and the
Cooroy Sportsgrounds Clubhouse. The works are proposed to be undertaken in four (4) stages
with Stage 1 & Stage 2 involving extensions to the existing gymnasium building, including a new
training area, and Stage 3 & Stage 4 involving upgrades to the existing field lighting, and upgrades
to the shared clubhouse.
A detailed description of works in the proposed stages are provided in the following sections. The
site plan, locality plan, and staging plan are provided below.
Subject Site
Figure 1 – Locality Map
Figure 2 – Site Map
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Figure 3 – Existing Layout Plan
Figure 4 – Staging Plan
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Stage 1 – Extension to the Existing Gym Building
Stage 1 work involves extending the western part of the gymnasium building. The existing
gymnasium has a gross floor area of 617.76m2, and the proposed extension will involve an
additional 3 bays to the building. The extension will have a width of 18 metres, depth of
approximately 21 metres, and an additional gross floor area of 369.54m2.
It is noted that the Stage 1 extension was previously approved at Council’s Ordinary Meeting dated
25 August 1994, for a minor change to the Town Planning Consent (Reference: 51994.1373.01 –
TPC 2736), however works were not carried out.
Stage 2 – Inclusion of a Multi-Use Area
Stage 2 works comprise further extensions to the northern part of the gymnasium building to
include a multi-use area across the front of the building. The proposed multi-use area will have a
width of approximately 48 metres, depth of 6 metres, and a total gross floor area of 288.91m2.
The proposed extension will result in a total gross floor area of 1279.26m2 for the gymnasium
building. The proposal plans are included in Attachment 3 and reproduced in the following figures.
Figure 5 – Proposed Ground Floor Plan
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Figure 6 – West Elevation
Figure 7 – North Elevation
Figure 8 – South Elevation
Stage 3 – Lighting Upgrades to the Cricket Oval
Stage 3 works involves upgrading the field lighting to the cricket oval. The proposed work includes
the removal of the existing redundant poles and replacing them with new tapered octagonal poles
and new lighting.
Figure 9 – Proposed oval lighting plan
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Stage 4 – Expand & remodel the shared clubhouse
The final stage – Stage 4 – comprises demolition of the existing clubhouse and amenities block
and replacing with an upgraded clubhouse building and new amenities block.
The clubhouse will be of double storey design, with the ground floor comprising the gym lobby,
office, store, locker rooms, servery, five (5) change rooms with separate amenities, two (2) referee
rooms, a medical room, cleaners’ room, and two (2) storage rooms at the eastern end.
The upper floor comprises an external viewing area, an internal social/viewing area with kitchen,
and an additional amenities area.
Figure 10 – Clubhouse ground floor plan
Figure 11 – Clubhouse upper floor plan
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Figure 12 – East Elevation
Figure 13 – North Elevation
Figure 14 – South Elevation
The proposed works will result in an increase in gross floor area of 447.47m2, resulting in a total
gross floor area of 1,645.23m2 with the clubhouse having an additional area of approximately
580m2. No new car parking spaces are proposed on site; however, the development proposes
upgrades to Mary River Road, at the entry to the site.
In addition to the building works, the development also proposes external landscaping works
around the new clubhouse building as part of Stage 4 works. Perspective and the artist impression
of the proposal is reproduced in the figures below.
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Figure 15 – Coloured Perspectives/Artist impression of the proposal
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2. SITE DETAILS
2.1. Background
A draft masterplan for the Cooroy Sports Complex was finalised and published for public
consultation on the 27 of November 2019. Following public consultation, the masterplan was
approved at Councils ordinary meeting on 16 January 2020, with a request to develop a prioritised
implementation plan for consideration in the 20/21 budget process.
The masterplan comprises 23 items (A – W), with this application seeking approval to implement
3 (E, D and H) of the 23 items contained in the approved masterplan.
Figure 16– Cooroy Sports Complex Masterplan – Concept Plan
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Figure 17– Excerpts from Cooroy Sports Complex Masterplan – Concept Plan
2.2. Site Description
The Cooroy Sports Complex is situated on Mary River Road to the north-west of the Cooroy town
centre and offers a range of sporting facilities for use by clubs, schools, and the community
generally. The facility currently caters for gymnastics, soccer, rugby league, and cricket. There is
also a pony club, car club and overnight camping for self-contained recreation vehicles located
opposite the site at 17 Mary River Road, but this lot has not been included in this application.
The subject site comprises four parcels of land to the south of Mary River Road, with a combined
area of 9.72 hectares. The main access to the site is via Sportsground Parade, which includes the
rugby league, soccer fields, and a sealed car parking area. Access to the main cricket field,
gymnasium and clubhouse buildings, which is the subject of this application, is via Mary River
Road.
Infrastructure on site includes:
• 2x rugby league fields, 1x junior/ training field, formal carparking, clubhouse, lights,
spectator seating;
• 1 cricket field with 2x football fields, adjacent informal carparking, clubhouse and lights;
• 1 shared use cricket with 2x football (soccer) field with lights;
• 3 cricket nets;
• Gymnastics building;
• Water storage tanks, bore (shared between cricket, soccer and cricket), maintenance
equipment storage shed;
• Car parking areas (formal & informal); and
• Pathways and trail links
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Figure 18 – Existing Gymnastics and Clubhouse Building
The site is relatively flat and is subject to some flooding from the waterway adjacent the site’s
eastern boundary. Mature trees exist generally around the perimeter of the site & cricket oval,
adjacent the existing clubhouse building and along the banks of the waterway.
2.3. Surrounding Land Uses
The Cooroy Sports Complex is located immediately west of the Cooroy town centre, within walking
distance of a number of community facilities including Council’s new adventure playground, library,
tennis centre, and scout hall. The site is bound on all sides by constructed roads, apart from the
site’s eastern side which is defined Cooroy Creek.
Specifically, land to the north is zoned and developed for medium impact industrial purposes,
recreation and open space. Land to the west and south is zoned for residential and rural residential
purposes, most of which have been improved with dwelling houses. Land to the East is the Cooroy
district Centre, comprising a variety of uses.
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;
• Planning Regulation 2017; and
• Noosa Plan 2020.
3.2. State and Other Statutory Instruments
State Planning Policy
The Noosa Plan 2020 is generally consistent with the State Planning Policy July 2017 (SPP) and
the SPP raises no further issues relevant to the proposed development.
South East Queensland (SEQ) Regional Plan 2017
The site is located within the Urban Footprint of the SEQ Regional Plan. The proposal is consistent
with the regional policies of the SEQ Regional Plan.
Planning Regulation 2017
The following assessment benchmark from the Planning Regulation 2017 applies to the
application:
• SEQ Development Area
The proposal is for a sport and recreation activity within the Urban Footprint and is consistent with
the assessment benchmarks contained in the Planning Regulation 2017 for the SEQ Development
Area.
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3.3. Statutory Instruments – Planning Scheme
The subject site is located in Cooroy and is zoned Recreation & Open Space. The proposed uses
(club, indoor sport and recreation & outdoor sport & recreation) are identified as consistent uses
with the zone, however, given the proposed gross floor area of the buildings, exceeding 300m2 and
150m2 respectively, the proposal is required to follow an impact assessable application process.
Accordingly, the application must be assessed against the whole of Noosa Plan 2020 to the extent
the provisions are relevant to the development and the application publicly notified.
3.3.1 Strategic Framework
The proposal is generally consistent with the Strategic Intent and Outcomes of the Noosa Plan
2020. Specifically, the proposal directly responds to the Noosa Plan 2020 strategic Intent for Active
and healthy communities which specifies:
“Community service facilities and sports facilities need to be maintained and improved to
continue to meet the current and future needs of the Noosa Shire community. The natural
environment, enhanced by a well connected network of pathways and facilities, continues to
provide free passive and active recreational opportunities for all age groups. Changes in
community expectations, as well as in demographics, increase demand on the type and
standard of community services and infrastructure. As such, new and upgraded facilities
need to be designed to maximise accessibility and flexibility to adapt to long term changing
needs.”
The development proposes upgrades to the existing sports facility to meet the current and future
needs of the community. The proposed works responds to the current accessibility requirements
and is designed to integrate into the natural environment. The proposal also provides expansion
to the existing clubhouse building, including additional change rooms and amenities to carter to
the long-term changing needs. The proposal generally enhances the Cooroy sports complex, which
is an important facility for Cooroy and Noosa Shire.
The proposal responds to the Noosa Plan 2020 strategic outcome Community Wellbeing which
generally requires:
(b) Noosa Shire’s heritage and history is recognised and retained through the identification
and protection of Queensland heritage places and local heritage sites and character
areas. The community values, preserves and builds upon its unique blend of
environmental conservation, indigenous, early settlement and 20th century built
heritage. The unique architectural, cultural, historic, scientific, natural and spiritual
qualities of these places are protected from development that diminishes these
qualities. The adaptive reuse of local heritage buildings is encouraged.
(h) A wide variety of spaces and services provide for health and wellness, sport and
recreation, education, creative arts, social interaction and spiritual growth. New and
upgraded facilities are designed to maximise accessibility and flexibility to adopt to
changing needs.
(i) Community services and recreational facilities are spread throughout the Shire in
accordance with the needs of the resident population. A higher concentration of
community services exists in the coastal urban areas of the Shire and in Cooroy and
Pomona, generally proportional to the population's distribution.
(j) Multiple use and shared facilities are encouraged to ensure efficient provision of
services. Community services coexist with business and recreation functions in vibrant
activity centres of different scales.
The development recognises the heritage significance of the site and proposes buildings that are
reflective of the industrial essence and character of the area established in the early 1900’s. The
proposed buildings provide a variety of spaces that cater to health/wellness, sport and recreation,
in a preferred location, and are designed to maximise accessibility and flexibility to adapt to the
changing needs of the Shire.
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3.3.2 Local Area Plan Code
The subject site is located in the Cooroy Local Plan Area and the proposal is subject to the Cooroy
Local Plan Code.
Subject Site
Figure 19 – Extract of the Cooroy Local Plan Map (Map ZM-10 – Cooroy)
The Cooroy local plan area recognises that this sports complex is a valued element of the town
and seeks to retain this sporting facility to meet the needs of the community.
The proposed upgrade and expansion to the sports complex will retain this existing sporting facility,
while enhancing the lifestyle and amenity of residents of Cooroy and the surrounding hinterland
with an upgraded building. The proposed changes are consistent with local area plan area code
requirements being reflective of the country town character, incorporating lightweight materials,
pitched roofs, wide overhangs, verandas, and a building design that suitably responds to the local
subtropical climate. Additionally, the proposal is consistent with the Cooroy Sports Complex Master
Plan 2020-2030, which was endorsed by Council at the Ordinary Meeting of 16 January 2020
following public consultation and drafting.
The proposal will not impact upon the heritage significance of the site (refer to comments below)
and will not result in the removal of any trees or significant vegetation. The proposal proposes
replacement landscaping around the new extended building to ensure it remains compatible with
the vegetative character of the local plan area and suitably integrates with the site.
3.3.3 Zoning Code
The site is zoned Recreation & Open Space and is therefore subject to the Recreation & Open
Space Zone Code. The proposal is generally consistent with the outcomes sought for this zone,
with the extension to the gymnastics club and expansion of the clubhouse building supporting the
ongoing use of the land for sport and recreation purposes.
The proposed expansions are of a scale and intensity consistent with the needs of the community,
with the proposed expansion appropriately staged. The proposed building design and finishes
display a high-quality built form consistent with the built form requirements of the code.
The table below provides a summary of the proposal’s compliance with the code’s built form
Acceptable Outcomes.
Criteria Planning Scheme Proposal Complies
Site Area - 9.72ha N/A
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Building height
• storeys 2 storeys max 2 storeys
• metres 8 metres 8.5 metres X
Site cover 10% max Less than 10%
Gross Floor Area 800m2 1,645m2 X
Setbacks
• Street frontage 20 metres min 100+ metres to all street
frontages
• Internal Roads 4.5 metres min 0 metres X
• Between buildings 3 metres min < 3 metres X
on site
• Other property 4.5 metres min 64 metres
boundaries
Length of wall 15 metres or for buildings 47 metres X
containing an indoor sports
court 30m
Roof Form 5 degrees roof pitch 5-10 degrees
600mm eaves Wide roof overhangs
Carparking 1 space per 20m2 = 82 101 bitumen car parks
spaces
Limited informal car
parking adjacent
gymnastics club and
shared club house
Pedestrian access to
Emerald St car park
Bicycle Spaces 13 bicycle spaces 0 bicycle spaces X
End of Trip Facilities* 1 locker per 2 bicycle 26 lockers
spaces and;
*(required only where 5 +
spaces are required) 1 shower cubicle with
2+ shower cubicles
ancillary change room per
10 bicycle spaces
Building Height
Performance Outcome Acceptable Outcome
PO15 AO15.1
Buildings and other structures: Buildings and structures are no more than:
(a) are low rise and have a (a) metres in building height (for
visual bulk and architectural buildings) and height (for
scale consistent with the open structures) measured from the
space character of the area; ground level if within the area of a
commercial jetty lease; or
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(b) do not visually dominate the (b) otherwise 8 metres in building
street, surrounding spaces or height (for buildings) and height
skyline; (for structures) measured from the
(c) preserve the amenity of the open ground level.
space setting and adjoining
residential land including privacy, AO15.2
views and access to sunlight for Where excavation is required, the maximum
residential dwellings; portion of the exposed external façade of the
(d) respect the scale of surrounding building cannot exceed the respective
vegetation; building heights in AO15.1
(e) have a maximum building height
of:
(i) one storey if within the area
of a commercial jetty lease;
or
(ii) otherwise two storeys.
The proposed changes and extensions to the building result in a larger building that exceeds the
preferred height for the zone of 8 metres, being up to 8.5 metres to the roof pitch in portions. The
applicant submits the following in support of the variation to the building’s height:
• The proposed design takes into account established historical buildings in Cooroy that have
architectural significance and serve as a reminder of the rural industrial essence that Cooroy
captures. The pitch of the roof is a key design character feature and contributes to additional
building height in a positive way.
• The proposed expansion aims to protect areas from the western sun, and capture views and
breezes from the north. The eastern facade is open, with eaves/overhangs providing all
weather protection and views to both sporting fields. The pitched form also allows for
opportunities for natural lighting and ventilation.
• The substantial setbacks do not result in a dominant built form. Setbacks to all road frontages
are significantly greater than 20m, and setbacks to the adjoining rural residential land
significantly exceeds 10m. The building in question is centrally located on the site, with sports
fields located towards the road frontages. In the context of the sporting facility, the proposal
is of a scale and intensity appropriate to the location, is not considered to negatively impact
on the open space character of the area due to extensive mature trees surrounding the built
form and does not dominate the streetscape or skyline;
• A range of high quality building materials and finishes are proposed to complement the existing
built form on the site. The use of lightweight construction materials and the open feature
viewing area to the east greatly assists in reducing the dominance of built form;
• Figure 1 shows that the site boundaries comprise sufficient existing mature vegetation. The
scale of surrounding vegetation further assists in providing a visual buffer to the proposal;
• The proposal is no more than 2 storeys.
The proposal generally achieves the Performance Outcome PO15 of the Recreation and Open
Space Zone Code. The proposed building has a minimum setback of 115 metres from the street
and is screened by the established vegetation in the road reserve. Additionally, it is noted that the
building is proposed to be elevated approximately 300mm to alleviate impacts from the flood
hazard on the site. The height encroachment (0.5 metres) is unlikely to create an adverse visual
impact or dominate the street, surrounding spaces or skyline.
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Figure 20 – Proposed east elevation
The building has a maximum height of two storeys and has been designed to integrate into the
vegetated character of the area. The proposed variation is supported as the increased building
height contributes positively to the building’s form and presentation. The proposed height is
considered appropriate in this instance as it enables articulation to the roof line and building.
Gross Floor Area & Length of Wall
Performance Outcome Acceptable Outcome
AO17.1
PO17
Buildings or roofed structures do not generally
Buildings and other roofed structures do not
exceed a gross floor area of:
present an appearance of bulk in the open
(a) 1000m2 for the portion of Lot 3
space setting, to adjacent properties, roads or
SP246584 to the north of Walter
surrounding area.
Hay Drive, Noosaville; or
(b) otherwise 100m2 excluding major
sporting clubs, clubhouse facilities
which do not exceed 800m².
AO17.2
The maximum length of wall in one plane is
typically not more than 15 metres or for a
building containing an indoor sports court, 30
metres.
The proposed building exceeds the gross floor area and maximum wall length stipulated by the
code’s acceptable outcome having a gross floor area of 1,645m2 and wall length of 47 metres
gymnasium club. Notwithstanding this, the proposed building achieves the performance outcome
sought and is unlikely to be bulky appearance.
The building has been designed with architectural features including a variety of materials, varying
roof forms and generous overhangs and offset with large viewing decks, creating visual interest
and breaks up the building façade. The building also sits within the established vegetation on the
site which further ensures there is no adverse impact when viewed from adjacent properties, roads
or surrounding areas.
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Internal Road and Building Setbacks
Performance Outcome Acceptable Outcome
PO18 AO18.1
Buildings and structures are appropriately Buildings and roofed structures are set back
sited so as to: at least:
(a) maintain the open space character (a) 20 metres from street frontages;
and amenity of the site; (b) 4.5 metres from internal roads;
(b) provide amenity for users of the (c) 3 metres from another
premises as well as preserve the building on the same site;
visual and acoustic amenity of (d) 10 metres from the boundary of
adjoining and nearby properties; land in a residential zone or the
(c) provide adequate separation from Rural residential zone, except for
adjoining land uses; a Major Sport, recreation and
(d) allow for landscaping and the entertainment facility where there
retention of existing trees; is a 50 metre setback;
(e) help protect the natural character (e) 4.5 metres from property
and visual amenity of the Noosa boundaries not otherwise
River system and other specified
watercourses.
The existing gymnasium and clubhouse buildings are currently attached and are historically non-
compliant with the Acceptable outcome of the zone. The proposal maintains a zero setback to the
adjoining lot to the south, with the gymnasium attached to the new clubhouse building, however it
is noted that the adjoining lot (Lot 204 MCH976) forms part of the Cooroy Sports Complex.
Notwithstanding this non-compliance with the acceptable outcome, the proposal achieves the
performance outcome and has been designed to be responsive to the open space character and
amenity of the site. The building’s location is unlikely to create an adverse impact on visual and
acoustic amenity of adjoining and nearby properties, given the separation distance and use
proposed. The development retains all existing trees, and proposes landscaping to further soften
the appearance of the buildings.
Bicycle Spaces
Performance Outcome PO27 of the Recreation and Open Space Zone Code requires publicly
accessible facilities including bicycle racks to be located and designed to allow casual surveillance
by other persons. The Driveways and Parking Code also specifies minimum required bicycle
spaces and recreation activities are required to have:
(a) one space per 50m² up to 500m²; and
(b) one space per 500m² in excess of 500m²
The development will result in an additional gross floor area of 1645m2 and theoretically, will require
13 bicycle spaces. The development does not propose any bicycle space, however, given the
proposed use and central location, a condition will be included requiring a minimum of 13 bicycle
spaces be provided to service the proposal.
3.3.4 Use Code
The proposed uses are subject to the Recreation Activities Code. The proposed uses are
consistent with the outcomes of the code being consistent with the zoning intent and have been
designed to avoid significant impacts on the amenity of the area. The development proposes
upgrade works to the existing recreation facility that will contribute ongoing to the recreation needs
of the Noosa Shire community and are in accordance with the previously endorsed Cooroy Sports
Complex Master Plan 2020 - 2030. To ensure the acoustic privacy on the neighbouring sensitive
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land uses is maintained, appropriate conditions have been included in form of hours of operation
and the use of outdoor spaces.
The proposed lighting upgrade to the Cricket Oval will be carried out in accordance with the
submitted Lighting Plans prepared by MBE Services Group. These lighting plans demonstrate
compliance with Obtrusive Lighting standard (AS/NZS 4282:2019), Sports field lighting standard
(AS2560). Conditions will also be imposed to ensure that lighting is directed downward on to the
site and any vertical illumination emanating from the field does not exceed 8 lux when measured
outside the boundary.
3.3.5 Overlay Codes
The existing building and location of the extensions is mapped as an Area Subject to Riparian
Buffer Overlay, Flood Hazard Overlay, and a Local Heritage Place
Area Subject to the Riparian Buffer Overlay
The existing clubhouse building is contained within a mapped Riparian Buffer area. Stage 4 of the
proposal includes the demolition of the existing clubhouse and amenities block located within the
mapped buffer area, and replacement of these with an upgraded clubhouse and amenities block,
marginally expanding the total development within the mapped buffer.
Figure 21 – Riparian Buffer
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Figure – Existing building to be removed as part of Stage 4, partially located within
mapped Riparian Buffer Area
Figure – Stage 4 – replacement building partially located within Riparian Buffer Area
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Acceptable Outcome AO6.1 of the Biodiversity, Waterways and Wetlands Overlay Code requires
development to not occur in riparian buffers and new developments should avoid riparian buffer
and wetland areas. The proposed extension to the clubhouse building is contained within the
already disturbed portion of the site, and includes demolition and replacement of an existing
building, and is unlikely to adversely impact upon the biodiversity and ecosystem values of the
riparian zones. The building is setback over 60 metres from the centreline of the waterway and
does not necessitate any clearing or vegetation removal. Nonetheless, a condition will be included
for rehabilitation planting to further ensure riparian values are maintained.
Flood Hazard Overlay
The gymnastics building and the extended clubhouse will be located in an area subject to flooding.
Noting that a majority of the existing building is retained and the shared clubhouse building is
centrally located to make it accessible to a number of sporting clubs, it is impossible to locate the
extensions outside the mapped flood hazard.
A preliminary stormwater management plan has been prepared addressing stormwater and
flooding, which recommends that some fill (360m3) be undertaken to achieve the minimum floor
level of 109.230 AHD above the 1% AEP of 108.9 AHD.
Heritage and Character Area Overlay
Lot 157 which includes the existing gymnastics building, shared club house and cricket field is
mapped as a local heritage place by the Heritage and Character Overlay Code. Performance
Outcome PO2 of the Heritage Overlay Code requires local heritage places to be conserved and
protected by providing for their adaptive reuse. The application was referred to Council’s Heritage
Coordinator who provided the following comments:
“…The listing of the place in Schedule 8.2.7.4 refers to the Pavilion. This structure was
removed in the early 2000s and the current gymnasium building was constructed on the
footprint of the former Show Pavilion. As such, there is no extant built heritage on the
site. The heritage significance of the site has recently been reassessed and an updated
citation is being prepared as part of the Local Heritage Register Review Project.
The current and proposed continued use of the site as a sportsground is compatible with the
significance of the site. The key components of the site are the show ring and the relationship
of the former show buildings to the show ring. PO5/AO5 provide that development should
not alter, damage, remove or conceal significant features of the local heritage place. The
construction of the gymnasium on the footprint of the former pavilion is consistent with PO1
and PO2 in this regard. The extension of the current gymnasium and associated facilities in
the proposed location is acceptable from a heritage perspective. It is important that the
viewscape of the show ring is conserved and not obscured and any further construction of
buildings or infrastructure (beyond that included in this Development Application) around the
perimeter of the showring should not occur.
The design of the proposed new and extension buildings reflects elements of the style and
materials of the original pavilion building as well as other heritage buildings around Cooroy
without being ‘faux heritage’. While a much larger building than the original pavilion, it is of
an acceptable scale and form.
The Cooroy Local Plan Code (Section 7.2.2 of The Noosa Plan) also provides guidance on
development, including identifying the open space and landscape features of the former
showgrounds as being a valued element of the character and identity of Cooroy.
From a heritage perspective, the proposed development is acceptable. The inclusion of
interpretive material describing the sites history and former use in the new development
would be encouraged.”
Noting that the heritage significance of the site relates to the pavilion that was removed in the early
2000s, the development does not propose to change to existing use of the site or the use of the
buildings. It is understood that the development proposes a responsive design and utilises
materials and an architectural style that is reflective of the original pavilion building and similar
heritage buildings in Cooroy.
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4. CONSULTATION
4.1. Referral Agencies
Not Applicable
4.2. Internal Council Referrals
The application was forwarded to the following internal Council officers:
• Heritage Coordinator – As conditioned
• Engineering Coordinator – As conditioned
5. CONCLUSION & REASONS FOR DECISION
It is concluded that the proposed expansion of the gymnastics club, shared clubhouse is consistent
with the outcomes sought for the site by Noosa Plan 2020. The uses are consistent with the site’s
Recreation and Open Space zoning intent, with these new and upgraded facilities expected to
meet the community’s expectation, noting the proposal is also in accordance with the previously
endorsed Cooroy Sports Complex Master Plan 2020 - 2030. The proposal will result in a high
quality built form that is well integrated with the site and Cooroy’s character. The proposed works
provide a functional recreation and sporting space for Cooroy residents and the surrounding areas.
The proposed lighting for the cricket club field has been designed to meet the Australian Standards
and conditions are imposed to ensure it does not become a lighting nuisance. Conditions are also
included enforcing hours of operation to ensure there is no adverse impact from noise on
neighbouring properties, specifically the dwellings in close proximity to the site.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
RECOMMENDATION
With regard to Application No MCU23/0058 for a Material Change of Use - Club, Indoor sport and
recreation, Outdoor sport and recreation situated at Cooroy Sports Complex - 35 Mary River Rd,
Garnet St, 66 Garnet St and Mary River Rd, Cooroy and described as Lot 204 MCH 976, Lot 157
MCH 4833, Lot 229 SP 246604, Lot 1 SP 246688, it is recommended the application be approved
in accordance with the following details for the Decision Notice:
1. APPLICATION DETAILS
Application No: MCU23/0058
Street address: 35 & 57 Mary River Rd, Coor0y
0 & 66 Garnet St, Cooroy
Real property description: Lot 204 MCH 976, Lot 157 MCH 4833, Lot 229 SP 246604, Lot 1
SP 246688
Planning Scheme: Noosa Plan 2020 (25 September 2020)
2. DECISION DETAILS
Council decided to issue the following type of approval:
• Development Permit for Material Change of Use - Club, Indoor sport and recreation,
Outdoor sport and recreation
3. CURRENCY PERIOD OF APPROVAL
The currency period for this development approval is stated in the conditions below.
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4. ASSESSMENT MANAGER CONDITIONS
PLANNING
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to
the use commencing, and then compliance maintained at all times while the use continues.
Currency Period
2. This development approval lapses if the use has not happened by 24 January 2030, unless
an application to extend the currency period is approved by Council.
Approved Plans
3. Development authorised by this approval must be undertaken generally in accordance with
the Approved Plans listed in the table below.
Plan No. Rev. Plan/Document Name Date
- - Concept / DA Stage prepared by Black Wood 29/03/2023
Architecture & Design
As annotated by Council
DA1.08 A Staging Plan prepared by Black Wood Architecture 29/03/2023
& Design
DA1.10 A Ground Floor Overall prepared by Black Wood 9/03/2023
Architecture & Design
DA1.11 A Upper Floor Overall prepared by Black Wood 9/03/2023
Architecture & Design
DA1.12 A Roof Overall prepared by Black Wood Architecture 9/03/2023
& Design
DA2.01 A Ground Floor Part A prepared by Black Wood 9/03/2023
Architecture & Design
DA2.02 A Ground Floor Part B prepared by Black Wood 9/03/2023
Architecture & Design
DA2.03 A Upper Floor Part A prepared by Black Wood 9/03/2023
Architecture & Design
DA2.04 A Upper Floor Part B prepared by Black Wood 9/03/2023
Architecture & Design
DA2.05 A Roof Plan Part A prepared by Black Wood 9/03/2023
Architecture & Design
DA2.06 A Roof Plan Part B prepared by Black Wood 9/03/2023
Architecture & Design
DA3.01 A North & South Elevation prepared by Black Wood 9/03/2023
Architecture & Design
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DA03.2 A East & West Elevation prepared by Black Wood 9/03/2023
Architecture & Design
DA3.03 A North Elevation Part A & B prepared by Black Wood 9/03/2023
Architecture & Design
DA3.04 A South Elevation Part A & B prepared by Black Wood 9/03/2023
Architecture & Design
DA4.01 A Sections A + B prepared by Black Wood 9/03/2023
Architecture & Design
E14 P2 Cooroy Cricket Club – Main oval Lighting, prepared 12/05/2023
by MBE Services Group
As annotated by Council
Nature and Extent of Approved Use
4. The approved use must not operate outside the hours of 7am to 10pm seven days a week.
5. Acoustic music (not reliant on electric or electronic equipment) must cease to operate in any
outdoor spaces by 9pm Sunday – Thursday and by 10pm Friday and Saturday.
6. Amplified music must cease to operate in outdoor spaces by 7pm seven days per week.
7. Service vehicle movements associated with the approved use (including loading and
unloading) must not occur outside the hours of 7am to 6pm Monday to Saturday and not at
all on Sundays or public holidays. The requirements of this condition must be included in the
Community Management Statement for any body corporate for the subject site.
Building Height
8. The maximum height of the development must not exceed 8.5 metres above the ground
level.
9. Certification must be submitted to Council from a Registered Cadastral Surveyor (Qld) which
certifies that the building does not exceed the maximum height requirement of this Decision
Notice.
Amenity
10. The operation of the approved use must not detrimentally affect the residential amenity
(including but not limited to noise, overlooking, light spill or odour) enjoyed by surrounding
residents or cause a nuisance, including a lighting or noise nuisance.
Lighting of Cricket Oval
11. The new lighting upgrades to the Cricket Oval must be carried out in accordance with the
submitted Lighting Plans prepared by MBE Services Group and the Obtrusive Lighting
standard (AS/NZS 4282:2019), Sports field lighting standard (AS2560).
12. All new lighting for the Cricket Oval must be directed downward on to the field and given no
upward component of light.
13. Any vertical illumination emanating from the Cricket Oval must not exceed 8 lux when
measured at any point 1.5 metres outside the site’s boundary and at any level from ground
level upward.
14. Certification must be submitted to Council from a suitably qualified person which certifies that
the lighting for the cricket oval complies with these lighting conditions.
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Building Appearance
15. External design features, materials and finishes must be as shown on the Approved Plans,
with no inclusions or alterations made without approval in writing by Council’s Manager
Development Assessment.
16. All deck and balcony areas must not be enclosed with shutters, louvres, glass panelling or
the like thus remaining as open structures.
17. All balustrades to decks and balcony areas must be open or transparent.
18. All air conditioning units or other mechanical equipment must be fully enclosed or screened
such that they are not visible from the street frontages nor adjoining properties.
19. Waste storage areas, loading docks and outdoor service areas are screened by landscaping
or fencing.
Safety & Security
20. The entrance to the site must be clearly signed.
21. Bollard or overhead lighting must be provided along all internal footpaths and internal roads
with intensities to satisfy the requirements of at least a Category 2 in Australian Standard
AS1158: “Public Lighting Code”.
22. All pathways must have grades not exceeding 1 in 20, with paths having hard, slip resistant
surfaces.
23. The entrance to the shared clubhouse must be lit and signed, and clearly identified from the
internal roadway or car parking areas.
External Works
24. Mary River Road must be upgraded in the vicinity of the site access. The works must be
undertaken generally in accordance with drawing number C00 Revision 1 prepared by Noosa
Council dated October 2023. The works must be completed prior to the commencement of
the use.
Site Access and Driveways
25. A sealed access driveway must be provided from the formation in Mary River Road and
extending into the site. The works must be undertaken generally in accordance with drawing
number C00 Revision 1 prepared by Noosa Council dated October 2023. The works must
be completed prior to the commencement of the use.
Stormwater Drainage
26. Stormwater runoff from the development must be disposed of on-site without causing scour
or damage to the subject site or any adjoining property. The works must be carried out in
accordance with the recommendations contained in the preliminary Stormwater
Management Plan reference 23-0102-SMP01-V1A prepared by Colliers dated April 2023.
Easements
27. Unless otherwise agreed in writing by the relevant service provider, any public or third party
infrastructure located on the subject site must be placed within an easement registered
against the title of the property.
28. All easements must be designed in accordance with the planning scheme and granted at no
cost to the Grantee. Where the Grantee is Council or a service authority, the easement
documentation must be in accordance with the Grantee’s standard easement terms. Draft
easement documentation must be submitted to Council for endorsement.
29. All works must be kept clear of any existing or proposed easements on the subject land,
unless agreed otherwise in writing by the Grantee.
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Earthworks
30. All earthworks and associated retaining structures/batters must be undertaken in accordance
with an Operational Works approval and contained entirely within the subject site unless
written permission from the respective landowner(s) is provided to Council.
31. The development of the site must not adversely impact on adjacent properties, upstream or
downstream of the site, due to changes in flood levels or flood characteristics.
Damage to Services and Assets
32. Any damage caused to existing services and assets as a result of the development works
must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety, immediately;
or
b. where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and assets
must first be referred to the relevant service authority for approval.
Car Parking
33. Existing car parking on site, as detailed on the approved plans, must be maintained and kept
available for users of the Cooroy Sportsgrounds.
34. All car parking areas and access driveways must be maintained exclusively for vehicle
parking and manoeuvring and kept in a tidy and safe condition at all times.
35. A minimum of 13 bicycle spaces must be provided. The bicycle spaces must be positioned
in a location that allow for casual surveillance.
Landscaping Works
36. The development site must be landscaped. The works must be undertaken in accordance
with the Noosa Plan 2020 for that specific area and must include in particular:
a. landscape solutions that reduce the visual impact of building bulk;
b. provision of canopy trees;
c. shrubs and garden beds to clearly define pedestrian walkways;
d. use of screen planting to conceal service and loading areas;
e. planting design and species selection that can endure an intensively used environment
and avoids the use of formal planting design;
f. retention of the existing trees.
Rehabilitation
37. Existing trees on the site must be retained.
38. Rehabilitation Works must be undertaken in accordance with Planning Scheme Policy PSP2
– Landscaping and rehabilitation best practice. The rehabilitation must include:
a. Removal of all weed species, including declared plants under the Biosecurity Act 2014
and sub-ordinate Regulation 2003 and the Noosa Local Government Area Pest
Management Plan 2015-2019.
b. rehabilitation works to the area covering 10 metres along the site’s eastern boundary
with Cooroy Creek for a minimum distance of 50 metres;
c. planting density must be 1 tree at 3m centres and shrubs at 2m centres, with tree
species representing at least 30% of the total plants;
d. 75mm tube stock (pot size) plants;
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e. a species mix and density reflective of the local variation of the Regional Ecosystem
and site specific conditions. These works must be undertaken by a qualified person.
39. All landscape works must be established and maintained in accordance with the approved
design for the life of the development, and in a manner that ensures healthy, sustained and
vigorous plant growth. All plant material must be allowed to grow to full form and be
refurbished when its life expectancy is reached.
Waste Management
40. Waste storage and disposal facilities must be provided in accordance with Planning Scheme
Policy 9, Waste Management and the Noosa Plan’s Waste Management Code, including an
external imperviously paved area correctly sized for all refuse and recycling containers and
suitably screened from public places and neighbouring properties.
41. Waste containers must:
a. At all times be regularly cleaned and maintained in a clean, tidy, sanitary and hygienic
condition;
b. bunded and graded so that wastewater and bin leakage drain to the sewer;
c. provided with a conveniently located hosecock and backflow prevention device,
connected to a water supply to service the area; and
d. roofed or otherwise covered.
A Waste Management Plan must be prepared that details the type and quantity of waste
material that is likely to be generated by the development; where and how the waste will be
stored, disposed
5. REFERENCE DOCUMENTS
Plan No. Rev. Plan/Document Name Date
C00 1 Concept Access Road Intersection General Road
Alignment, prepared by Noosa Council
23-0102-SMP01- 01A Cooroy Sportsground Preliminary SMP, prepared April 2023
V1A by Colliers
E10 – E14 P3&P2 Cooroy Cricket Club – Main oval Lighting, 12.05.23
prepared by MBE Services Group
6. REFERRAL AGENCIES
Not applicable.
7. ADVISORY NOTES
The following notes are included for guidance and information purposes only and do not form part
of the assessment manager conditions:
Advertising Devices
1. All Advertising Devices must comply with Schedule 10 of Subordinate Local Law No.1
(Administration) 2015 including both temporary and permanent signage. All freestanding,
pylon or pole signs or signage that is illuminated requires approval from Council prior to being
installed. All signage identified in s6 of Schedule 10 of Subordinate Local Law No. 1 is
prohibited from being erected in the Shire.
Infrastructure Charges
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2. All developments and/or changes to existing developments may require payment of
“Infrastructure Charges” (as applicable) in accordance with Council’s “Charges Resolution”
made pursuant to the planning legislation and regulations current at the time of issue. For
further information, please refer to https://www.noosa.qld.gov.au/planning-
development/development-tools-guidelines/infrastructure-charges
Aboriginal Cultural Heritage Act 2003
3. There may be a requirement to establish a Cultural Heritage Management Plan and/or obtain
approvals pursuant to the Aboriginal Cultural Heritage Act 2003 (ACH Act).
The ACH Act establishes a cultural heritage duty of care which provides that: “A person who
carries out an activity must take all reasonable and practicable measures to ensure the
activity does not harm Aboriginal cultural heritage”. It is an offence to fail to comply with the
duty of care. Substantial monetary penalties may apply to individuals or corporations
breaching this duty of care. Injunctions may also be issued by the Land and Resources
Tribunal, and the Minister administering the ACH Act can also issue stop orders for an activity
that is harming or is likely to harm Aboriginal cultural heritage or the cultural heritage value
of Aboriginal cultural heritage.
You should contact the Cultural Heritage Unit to discuss any obligations under the ACH Act.
Equitable Access and Facilities
4. The plans for the proposed building work have NOT been assessed for compliance with the
requirements of the National Construction Code - Building Code of Australia (Volume 1) as
they relate to people with disabilities. Your attention is also directed to the fact that in addition
to the requirements of the National Construction Code as they relate to people with
disabilities, one or more of the following may impact on the proposed building work:
a. the Disability Discrimination Act 1992 (Commonwealth);
b. the Anti-Discrimination Act 1991 (Queensland); and
c. the Disability (Access to Premises – Buildings) Standards.
8. PROPERTY NOTES
Not applicable.
9. VARIATION APPROVAL DETAILS
Not applicable.
10. FURTHER DEVELOPMENT PERMITS REQUIRED
Type of Development Permit Required Subject of the required Development Permit
Development Permit for Building Works All building works.
11. SUBMISSIONS
No properly made submission was received.
12. RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions from the
Planning Act 2016 is attached.
During the appeal period, you as the applicant may suspend your appeal period and make written
representations to Council about the conditions contained within the development approval. If
Council agrees or agrees in part with the representations, a negotiated decision notice will be
issued. Only one negotiated decision notice may be given.
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13. OTHER DETAILS
If you wish to obtain more information about the decision, electronic copies are available on line at
www.noosa.qld.gov.au or at Council Offices.
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