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2 Emerald Planning Report
DEVELOPMENT APPLICATION MATERIAL CHANGE OF USE FOR PROPOSED NEW COMMERCIAL BUILDING - BUSINESS ACTIVITIES 2 Emerald Street COOROY QLD 4563 PROPOSAL REPORT Addressing Issues of the Noosa Plan 2020 & Planning Act 2016 Prepared by: WILTSHIRE STEVENS ARCHITECTS Pty Ltd 32 Thomas Street WEST END QLD 4101 TELEPHONE: (07) 3891 1811 EMAIL: [email protected]
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Full text of pages 2 to 80 (of 83)
Page 2
TABLE OF CONTENTS
1.0 SUMMARY
2.0 SITE DETAILS
3.0 PROPOSED DEVELOPMENT DETAILS
4.0 STATE PLANNING PROVISIONS
5.0 STRATEGIC FRAMEWORK
6.0 SUMMARY OF SUPPORTING INFORMATION
7.0 NOOSA COUNCIL PLANNING SCHEME COMPLIANCE
7.1 District Centre Zone Code
7.2 Cooroy Local Plan Code
7.3 Business Activities Code
7.4 Heritage Overlay Code
8.0 CONCLUSION
APPENDICIES
Appendix 1 – Noosa Council Property Details
Appendix 2 – Existing Site Survey Plan
Appendix 3 – State Assessment & Referral Agency Report
Appendix 4 – Previous Development Approval MCU14/0091
Page 3
1.0 SUMMARY
1.1 Development Application Details
Proposed Development: Proposed new 2 Storey Commercial Building with
associated ancillary carparking.
Type of Approval sought: Development Permit for Material Change of Use –
Business Activities (Office)
Note: Possible future change to Health Care Service
or Food & Drink Outlet as Accepted Development.
Site Address: 2 Emerald Street
COOROY QLD 4563
Real Property Description: Lot 47 on C.5602
Site Area: 1011m2
Assessment Manager: Noosa Council
Owner / Applicant Details: Queensland Property Developments Pty Ltd
c/- Wiltshire Stevens Architects Pty Ltd
Owner / Applicant Details: Alwyn Theresa Durrington, Brian Henry Durrington and
Karl Schimann Smith
(under contract to the Applicant)
1.2 Planning Instrument Details
State Planning Policy: State Planning Policy 2017
Regional Plan: South East Queensland Regional Plan 2017 -
Urban Footprint Land Use Category
Planning Scheme: Noosa Plan 2020
Applicable Preliminary There is no preliminary approval applicable for this
Approval: application.
Strategic Framework: Urban Area designation under the Strategic
Framework Map of the Noosa Plan 2020
Zone: District Centre Zone
Level of Assessment: Code Assessment
Applicable Overlays: Heritage Overlay -
Subject site adjoins a designated Character Area only
Applicable Codes: Refer preceding Table of Contents-
7.0 Noosa Council Planning Scheme Compliance
1.3 Referral Agencies
Referral requirement Referral agency and role
No referrals are applicable in this application.
Page 4
2.0 SITE DETAILS 2.1 Site Description The subject site is located at 2 Emerald Street between Maple and Wattle Streets in Cooroy. It is a conventional rectangular shaped site of approximately 20m x 50m with a northern aspect to Emerald Street (principal frontage) and a southern aspect to Wimmers Lane (secondary frontage). There is a moderate fall towards Emerald Street. The site has been cleared and is currently vacant. Figure 1: Locality Plan Source: Google Maps
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Site Description
characteristic
Existing land use Vacant Land
Frontage and Emerald Street is the principal frontage – 20.117m length.
access The site also has a secondary frontage to Wimmers Lane.
All vehicle access to the site is from Wimmers Lane.
Topography The site has an approximate 2.7m fall from Wimmers Lane to the Emerald
Street frontage – refer Survey Plan Appendix 2.
Existing vegetation The site is clear, generally devoid of trees and vegetation.
Flooding The site is not identified as being subject to flooding.
Figure 2: Aerial Photograph
Source: Noosa City Plan Interactive Mapping
Figure 3: Subject Site from Emerald Street Principal Frontage
Source: Google Images
Page 6
Figure 4: Subject Site from Wimmers Lane Source: Google Maps
Page 7
2.2 Surrounding Land Uses
The subject property is bounded by the former Baptist Church (c.1942) on the west,
now used as an Accountants and Auditors office. To the east are shops and
commercial buildings along Maple Street included in Council’s Heritage and Character
Area Overlay. It is an approximate 376m walk to the Cooroy Train Station in Elm
Street.
This site can be considered as part of the Cooroy Commercial Business Centre as
reflected by the District Centre zoning under the Noosa Plan 2020. The proposed
development and uses will compliment and support the locality.
Surrounding Land Uses Photos
East 24-36 Maple Street
Commercial - Shops
West 4 Emerald Street
Commercial - Offices
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3.0 PROPOSED DEVELOPMENT DETAILS
On the vacant land it is proposed to build a 2 storey Commercial Building for Business
Uses in line with the zoning. This application seeks maximum flexibility for the tenant
uses.
The public frontage of the building at Emerald Street has an upper level balcony with
recessed shopfront below behind landscaping. A cantilevered awning provides weather
protection from pedestrians and ties the building form to nearby commercial premises.
Carparking is located at ground level under the building with the only vehicular access
being from Wimmers Lane, the lowest order road.
Table: Summary of Development Aspects
Material Change of Use
Business Activities - Office – Code
Use
Assessment
Note: Flexibilty intended for possible future
change to Health Care Service or Food &
Drink Outlet as Accepted Development.
Site Area 1011m2
Building height 2 Storey <8.5m
(8m maximum above Ground Floor Level)
Site coverage Approximately 43.8%
Floor Area 472m2 total.
Carparking Space for 23 vehicles including a PWD
Carpark nearest the building entry. There
is also a Loading Bay for SRV service
vehicle.
Site access Driveway access is from Wimmers Lane.
Building or Operational Work
Building work Building Works associated with the
proposed Material Change of Use.
Operational work Works associated with servicing and
infrastructure for the proposed Material
Change of Use. This Development
Application is not for specific Operational
Works.
It is noted a similar development was previously approved for this site (application
reference MCU14/0091) and this precedence should be taken into consideration.
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Overall, it is considered that this proposed development is consistent with the planning
scheme’s intent for the District Centre zoning, on the following basis:
• The proposal provides for a variety of uses, activities and employment to serve
a district of the Noosa Shire. Intended uses are compatible with the centre’s
role and function.
• The proposal complements and does not undermine, the role and function of
other nearby businesses.
• Development will contribute to the economic activity and vibrancy of the
business centre.
• The proposal reflects a form, bulk and scale that is in keeping with that
intended for the area. It is complimentary / compatible with adjoining buildings
and adds to the pleasant community feel.
• The proposal has a high level of architectural merit and contributes positively to
the activation of Emerald Street and the character of the centre.
• The proposed street awning and recessed landscaped shopfront improves
accessibility for pedestrians.
• The proposal considers and avoids adverse impacts on the amenity of
surrounding premises.
• Development is supported by current infrastructure and does not compromise
the future provision of planned infrastructure.
This development proposal is a well-considered response to the benefits and
constraints of the site and will add to the diversity of development permitted within the
zone. We also rely on general compliance with other aspects of the planning codes to
further support the proposal. Full details of the development can be ascertained by
examination of the proposal plans, existing conditions and site details included with this
document.
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4.0 STATE PLANNING PROVISIONS This section sets out the statutory planning provisions applicable to the site and the proposed development. The overarching pieces of legislation applicable are the Planning Act 2016, Planning Regulation 2017, and the Noosa Plan 2020. The Planning Act 2016 provides the overall statutory planning framework for Queensland. The purpose of this Act is “to establish an efficient, effective, transparent, integrated, coordinated, and accountable system of land use planning, development assessment and related matters that facilitates the achievement of ecological sustainability”. The current Noosa Plan 2020 – Amendment 1 effective 25 September 2020 has been updated to align with the Planning Act and Planning Regulation. This Planning Scheme provides the planning and development assessment framework for current and future development of the site. 4.1 State Planning Policy (SPP) The Queensland Government released a single State Planning Policy (SPP) on 2nd December 2013. This instrument represents all matters of state interest to be considered in the preparation of development applications. The SPP includes assessment benchmarks that may be applicable where a local government planning scheme does not adequately reflect the SPP. The Planning Minister is satisfied that the current State Planning Policy (SPP) dated July 2017 is appropriately integrated in the Noosa Council's Planning Scheme with the exception of Natural Hazards, Risk and Resilience - Coastal Hazards (in part). 4.2 South East Queensland Regional Plan (SEQRP) The primary purpose of the South East Queensland Regional Plan 2009-2031 (SEQRP) is to provide a sustainable growth management strategy for the region that articulates strategic direction and certainty to accommodate a significant increase in population in SEQ to 2031. The Planning Minister has identified that the Noosa Council's Planning Scheme appropriately advances the South East Queensland Regional Plan 2017 as it applies to the planning scheme area. The subject site is mapped within the Urban Footprint under the Regional Plan. The Urban Footprint Intent: The Urban Footprint identifies land within which the region’s urban development needs to 2041 can be accommodated in a way consistent with the goals, elements and strategies of ShapingSEQ. Description: The Urban Footprint includes established urban areas, broad hectare and remnant broad hectare areas that could be suitable for future urban development. It incorporates the full range of urban uses, including housing, industry, business, infrastructure, community facilities and urban open space (SEQRP). Further to this Local Government planning schemes are the main instrument to which will refine the desired use of the land and the preferred timing of development within the Urban Footprint. The proposed development is considered consistent with the strategic intent for the land. 4.3 Local Government The Noosa Council Planning Scheme provides a single planning framework for the Cooroy region, streamlining local planning provisions and reducing assessment requirements. The new planning scheme supports growth and guides the way land, buildings and structures are used and developed in the Noosa Council area, enabling Council to plan for a sustainable future. The relevant provisions of the Noosa Council Planning Scheme to the proposed development are identified and addressed in Section 7 of this report.
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4.4 Referral Matters A desktop review of the QLD Development Assessment Mapping System confirms the site is not affected by any referral triggers to SARA as per Schedule 10 of the Planning Regulation. 4.5 Public Notification The proposed development triggers a Code Assessable application. Therefore, in accordance with the Planning Act 2016, Public Notification is not required.
Page 12
5.0 STRATEGIC FRAMEWORK
The strategic framework sets the policy direction for the Noosa Plan 2020 and forms
the basis for ensuring appropriate development occurs in the planning scheme area for
the life of the planning scheme. The strategic framework in its entirety represents the
policy intent for the planning scheme.
The strategic intent themes are listed as:
• Regional context
• A well managed and sustainable Noosa Shire
• A connected, safe and happy community
• Housing to meet diverse needs of the community
• Noosa's natural environment
• A diverse and resilient economy
• An innovative and responsive transport system
• Coordinated and efficient infrastructure
• Preparing for natural hazards and increasing resilience
The strategic outcomes for development key matters are listed as:
• Settlement (map)
• Community wellbeing
• Housing choice
• Biodiversity and environment (map)
• Economy and employment (map)
• Transport and movement
• Infrastructure and services (map)
The subject site is identified as an Urban Area / District Centre on the Strategic
Framework Mapping. There were no specific overlays for Infrastructure or Biodiversity.
The proposed development is considered consistent with the strategic intent for the
land based on general compliance with the intended themes and strategic outcomes.
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6.0 SUMMARY OF SUPPORTING INFORMATION The following documents are provided to compliment this report: Drawing/ Prepared by Date Reference No. Version Report Title Proposal Plans Wiltshire Stevens 04.04.2022 2 Emerald Street, Issue E SK-01 to SK-03 Architects Pty Ltd Cooroy QLD 4563
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7.0 NOOSA COUNCIL PLANNING SCHEME COMPLIANCE (NOOSA PLAN 2020)
7.1 DISTRICT CENTRE ZONE CODE
Purpose and overall outcomes
1. The purpose of the District centre zone is to provide for a large variety of uses and activities to serve a district of the Noosa Shire, including, for example, administrative,
business, community, cultural, entertainment, professional, residential or retail uses or activities.
2. The purpose of the District centre zone will be achieved by the following overall outcomes:
(a) Development supports the Noosa Shire Centres Hierarchy by providing a mix and range of goods and services and employment appropriate to the centre role and
function and district catchment.
(b) Development complements and does not undermine, the role and function of the major centres of Noosa Junction and the Noosa Business Centre.
(c) Development services the needs of the community and visitors and includes shopping centres and full-line supermarkets (where there is a demonstrated
need), specialty retail, commercial, residential, office, personal services, health, community and small-scale entertainment and recreation uses compatible with the
centre’s role and function.
(d) Development contributes to the economic activity and vibrancy of the business centre.
(e) Residential uses occur in conjunction with a non-residential use in a mixed-use format and support the predominant business function of the zone.
(f) Development integrates with the low rise landscaped character, built form and layout of the centre and creates a pleasant community feel.
(g) Development has a high level of architectural merit and contributes positively to the activation of the street and the character of the centre.
(h) Development reinforces the traditional ‘main street’ character and scale of development in the centre.
(i) Development facilitates the creation of vibrant and safe business centres, with attractive and functional buildings and streets with integrated high amenity public
spaces.
(j) Residential uses provide housing choice, reduced commuting pressures, creates a mixed-use environment and provides casual surveillance.
(k) Entertainment activities contribute to the economic activity and vibrancy of the business centre both day and night.
(l) Development gives priority to improved accessibility for walking and cycling.
(m) Buildings are designed and operated to avoid adverse impacts on the amenity of surrounding residential development associated with noise, lighting, waste, fumes,
odours, overlooking public health and safety.
(n) Buildings are designed and sited to sensitively respond to the physical characteristics and constraints of land, including coastal inundation, flooding, landslide
hazard and bushfire hazard, where applicable.
(o) Development is supported by appropriate infrastructure and essential services, is consolidated, and maximises the efficient use of existing infrastructure.
(p) Development does not compromise the future provision of planned infrastructure.
(q) Development provides high levels of sub-tropical and sustainable design including excellence in energy efficiency and water conservation and is resilient to the
impacts of climate change.
The subject site is not in the Mary Street/Thomas Street Health and Wellbeing Precinct
Page 15
Criteria for assessment:
Performance Outcomes Acceptable Outcomes Compliance Response
Role and Function
PO1 No acceptable outcome provided Complies –
The business activity is of a type, scale and intensity The proposed use is in line with the purpose overall
that is consistent with the intended role and function outcomes of the code.
of a District Centre as identified in the Noosa Shire
Centre Hierarchy.
PO2 No acceptable outcome provided Complies –
The District centre zone accommodates a mid-range The proposed business uses will provide a range of
of business, community, entertainment and employment opportunities.
recreation uses and offers a range of employment
opportunities.
PO3 No acceptable outcome provided Complies –
Development does not compromise or compete with The proposed combined total floor area of 475m2 is less
the role and function of the Major Centres of Noosa than the maximum limits.
Junction and Noosa Business Centre as the highest
order centres in Noosa Shire by ensuring the gross
floor area of:
(a) a shopping centre does not exceed 2,000m2;
and
(b) any individual tenancy does not exceed
1,000m2 for a shop or 1,500m2 for a
supermarket.
PO4 AO4 Complies –
A diverse range of retail, offices and healthcare, Development provides for one or more of the following The application is for compliant uses with the option of
business, community, entertainment and recreation uses:- Business Uses - Office, Shop and/or Food & Drink Outlet
activities support the needs of residents (a) retail shops; being sought.
and visitors in the district catchment and promote an (b) food and drink outlets (cafes, restaurant and
activated mixed-use centre. outdoor dining facilities);
(c) local health care services;
(d) offices (e.g. banks and real estate agencies);
(e) entertainment activities (bar, function
facility or theatre);
(f) recreation activities (indoor sport & recreation);
and
(g) community activities and support service.
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PO5 No acceptable outcome provided Complies –
Higher order retail uses, including department stores The proposal is not for a Department Store.
and discount department stores, do not locate in the
District centre zone.
PO6 AO6 Not Applicable –
Small to mid-range supermarkets locate in the A retail needs assessment is provided by a suitably Proposal is not for a Supermarket.
District Centre zone only where there is a qualified economist outlining the demand for a
demonstrated need. supermarket in the District Centre.
PO7 No acceptable outcome provided Complies –
In the localities of Tewantin and Cooroy, a food and The proposal does not incorporate a drive-through facility.
drink outlet does not incorporate a drive-through
facility.
PO8 No acceptable outcome provided Complies –
Development is contained within the boundaries of The proposal is contained to an existing site in the District
the District Centre zone with business growth Centre zone with bounding
consolidated on existing sites.
PO9 AO9.1 Not Applicable –
Development respects the fact that higher intensity Within Tewantin: The subject site is not in Tewantin.
retail uses are concentrated in traditional core main (a) development in Diyan Street includes a mix of
streets and that at the edges of the District Centre residential and entertainment and dining uses
zone lower intensity business and community but does not include shops;
uses form a transition to residential uses. (b) development in Doonella Street and Blakesly
Street include mixed-use development
incorporating small dwelling units but does not
include business uses such as shops which
rely on active frontages to Doonella Street
or Blakesly Street.
AO9.2 Not Applicable –
Within Cooroy, sites fronting Pearl Street and Kauri The subject site does not front Pearl Street or Kauri Street.
Street, provide a transition to residential areas and
therefore do not incorporate development with or
reliant on activated street frontages.
PO10 AO10 Not Applicable –
Short term accommodation is developed in Development incorporates non-residential development No non-residential use is proposed.
conjunction with other centre uses, has proximity to in conjunction with short-term accommodation in a
tourist focused areas and is accessible to visitors. mixed-use format.
Mary Street/Thomas Street Health and Wellbeing No acceptable outcome provided Not Applicable –
Precinct The subject site is not in the Mary Street/Thomas Street
PO11 Health and Wellbeing Precinct.
Uses:
(a) are low impact;
(b) are daytime use only if adjoining a residential
zone; and
Page 17
(c) do not include:
I. a food and drink
outlet or shop excluding where located
on Lot 1 RP802167; or
II. bar, hotel or nightclub entertainment
facility.
Built form
Height AO12.1 Performance Solution-
PO12 Buildings and other structures have a building height of The proposal is generally compliant with the overall
Buildings and other structures: no more than: maximum height to the top of the front parapet being 8m
(a) are low rise and have a visual bulk and (a) 10 metres for Noosaville District centre zone above the Ground Floor Level. While the building height
architectural scale consistent with the unless within the Mary Street/Thomas Street itself is generally compliant, the tip of the parapet itself will
character of the area; Health and Wellbeing Precinct in which case be slightly higher) above the existing ground level as the
(b) present a building height consistent with the building height is no greater than 8 metres; floor is slightly raised. This minor concession for the
structures on adjoining and surrounding (b) 10 metres for Tewantin District centre zone building parapet is considered compliant with the
premises; unless within 10 metres of the frontage of either Performance Outcomes and specifically responds to item
(c) do not visually dominate the street, Blakesley Street or Sidoni Street Tewantin in (f) the existing topography of the site.
surrounding spaces or skyline; which case building height is no greater than 8
(d) preserve the amenity of surrounding metres; and
development including privacy, views (c) 8 metres for Cooroy District centre zone.
and access to sunlight to residential AO12.2 Not Applicable –
dwellings; Where excavation is required, the maximum portion of There is no effective excavation to affect building height.
(e) respect the scale of the the exposed external elevation of the building cannot
surrounding vegetation; exceed the respective building heights in AO12.1
(f) respond to the topography of the site; and
(g) have a maximum building height of two
storeys.
Site cover and gross floor area No acceptable outcome provided Complies –
PO13 The proposed Site Cover of approximately 43.8% and
The site cover and gross floor area of building and total Floor Area of 472m2 is generally compliant with
other structures: these performance requirements.
(a) is of a scale that is compatible with
surrounding development;
(b) does not present an appearance of bulk to
adjacent properties, roads or other areas in
the vicinity of the site;
(c) maximises the retention of
existing vegetation and allows for
additional soft landscaping between
buildings;
(d) allows for adequate area at ground level for
outdoor recreation, entertainment, and
other site facilities; and
Page 18
(e) facilitates on-site stormwater management
and vehicular access.
Plot ratio No acceptable outcome provided Complies –
PO14 The proposed Plot Ratio of 0.47:1 is less than the permitted
If not within the Health and Wellbeing Precinct, Lot 1 maximum.
on RP845244 or Lot 3 RP40197, the maximum plot
ratio of a site is:
(a) 0.8:1 for site areas up to and including
2,000m²; plus
(b) 0.3:1 for the balance portion of the site area
in excess of 2000m².
Health and Wellbeing Precinct AO15 Not Applicable –
PO15 Development has a maximum GFA of 300m². The subject site is not in the Health and Wellbeing
Development is to be of a domestic scale and has a Precinct.
maximum site cover of 50%.
14-16 Mary Street, Noosaville No acceptable outcome provided Not Applicable –
PO16 The subject site is not in Mary Street.
Development for short-term accommodation at 14-16
Mary Street Noosaville (Lots 3 and 4 on RP122928)
contributes to diversity in visitor accommodation
styles for Noosaville and has a maximum plot ratio of
1.3:1.
Setbacks AO17.1 Complies –
PO17 Buildings and structures comply with the following There are no boundary setback requirements for this site.
Buildings and other structures are appropriately minimum boundary setbacks:
designed and sited to: Frontage:
(a) provide amenity for users of the premises as Cooroy:
well as preserve the visual and acoustic (a) for Elm Street, Pearl Street, Wattle Street and
amenity of adjoining and nearby properties; Kauri Street— 2 metres; or
(b) allow space for required vehicle parking; (b) 0.0 metres otherwise.
(c) preserve any existing vegetation to buffer Noosaville: 6 metres.
the building; Tewantin:
(d) allow for landscaping between buildings; (a) Standard 6 metres
(e) maintain the visual continuity and pattern of (b) Exceptions:
buildings and landscape elements within the I. 0.0 metres for ground floors facing
street; Poinciana Avenue;
(f) avoid large areas of continuous wall planes II. 2 metres for ground floors facing
by varying the building setbacks and using Memorial Avenue or Diyan Street.
appropriate techniques to provide visual Other boundaries:
relief; and (a) 3 metres from boundaries that adjoin land in a
(g) help protect the natural character and visual residential zone, or
amenity of the Noosa River system and other (b) 0.0 metres otherwise.
watercourses where relevant.
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AO17.2 Not Applicable –
Places of worship, function facilities, hotels, bars, Site is not adjacent a residential zone and there are no
nightclub entertainment facilities or any other uses that proposed uses that involve music or large numbers of
involve music or large numbers of patrons are not patrons.
within 10 metres of a residential zone.
Building Design and Streetscape
PO18 No acceptable outcome provided Complies –
Buildings are designed using design elements and The proposed building supports the local streetscape
materials that reflect the local streetscape character character of the area through a complimentary façade to
of the area. Emerald Street with verandah, parapet, signage and street
awning.
PO19 No acceptable outcome provided Complies –
Development creates attractive and functional The proposed building creates an attractive and functional
buildings, streets and places. contribution to the locality.
PO20 No acceptable outcome provided Complies –
Streetscape treatments are provided to enhance the The street awning with front landscaping and recessed
character and amenity of the street. shopfront with verandah over provides appropriate
streetscape treatments.
PO21 AO21.1 Complies –
Buildings and other structures present a high level of Buildings incorporate horizontal and vertical Buildings incorporate horizontal articulation through the
architectural merit with building elements and forms articulation. awning and verandah and vertical articulation through the
that: columns.
(a) are consistent with the bulk and scale of AO21.2 Complies –
buildings on adjoining and nearby land; Elevations are no longer than 15 metres without The proposed building is approximately 18m wide but is
(b) break down the facade into finer scaled articulation of at least 0.75 metres and present subtle well articulated with a 3m deep front balcony and 4m deep
components; changes in textures and materials to break recessed ground level shopfront. The main part of the
(c) provide strong visual relationships to the up building facades. building is only approximately 14m wide.
landscape, natural features and recreation AO21.3 Complies –
areas in the vicinity; Frontages to public streets or other public or semi- The front columns provide the required vertical articulation
(d) create a pedestrian scale with visual interest; public spaces are articulated with vertical elements to elements to the Emerald Street frontage.
(e) present subtle changes in colours, textures emphasise a finer-grain and human scale to
and materials to break up the building frontage.
the building facades; AO21.4 Complies –
(f) integrate signage with the building design; Buildings incorporate: The proposed building incorporates these elements.
(g) integrate landscaping into the building design (a) variations in plan shape, such as steps,
and car parking areas; and recesses, projections or splays:
(h) is well articulated with strong horizontal and (b) variations in the vertical profile, with steps or
vertical design elements providing an slopes at different level;
interesting streetscape; and (c) variations in the treatment and patterning of
(i) complement landform changes and windows, sun protection and shading devices,
landscape features, stepping down sloping or other elements of a façade treatment at a
sites to minimise cut or fill. finer scale than the overall building structure;
(d) balconies, verandas or terraces; and
Page 20
(e) planting, particularly on podiums, terraces, and
low-level roof decks or incorporate other
landscape elements such as green walls.
PO22 No acceptable outcome provided Complies –
Buildings and other structures present a high The proposed building presents a suitable building form
quality streetscape with design elements with high quality streetscape incorporating these design
and building forms that: elements.
(a) define the street and public spaces;
(b) provide a consistent awning alignment
fronting the street and public spaces;
(c) contribute to the streetscape activity and
vibrancy of the centre;
(d) create pedestrian scale and visual interest;
(e) contribute to their setting, including the
skyline;
(f) celebrate corner sites as key focal points
that contribute positively to defining the
street; and
(g) provide areas outdoor dining and meeting
opportunities on the ground level.
PO23 No acceptable outcome provided Not Applicable –
Buildings on corner sites define the street This is not a corner site.
intersection and include interesting or decorative
features and design elements.
PO24 AO24 Complies –
Development makes a positive contribution to the Development: The proposed building incorporates these deisgn
visual amenity and activation of the street during (a) is designed and sited to activate and provide a considerations.
normal daytime trading hours. positive contribution to the streetscape during
daytime trading hours by incorporating
architectural, landscape and furniture
treatments which engage with the street;
(b) includes ground level building facades that
avoid blank walls and security shutters and
maintain a shop-front presence to the street.
PO25 AO25 Complies –
Uses on the ground floor are predominantly Business Ground floor buildings address the street and provide a The proposal has glazing to the majority of the streetscape
uses or Community uses accessible to the general minimum of 50% transparent glazing to shop fronts to at both levels.
public, including but not limited to shops, restaurants, create active building fronts.
cafes, medical centres, banks, post office,
accountants or real estate agencies.
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PO26 No acceptable outcome provided Complies –
A mix of uses, including outdoor dining and seating Although outdoor dining and seating is not proposed, the
areas, are incorporated in the building design to development provides an active frontage with side
activate frontages in a main street environment or pedestrian/cycle laneway link.
activated laneway.
PO27 No acceptable outcome provided Complies –
A consistent style of paving and materials are used A consistent style of paving and materials will be used for
for outdoor spaces. outdoor spaces.
Health and Wellbeing Precinct No acceptable outcome provided Not Applicable –
PO28 The subject site is not in the Health and Wellbeing
Development reinforces the predominantly low-rise Precinct.
domestic character, scale and character of the
precinct.
Health and Wellbeing Precinct No acceptable outcome provided Not Applicable –
PO29 The subject site is not in the Health and Wellbeing
Buildings are designed and sited to: Precinct.
(a) present a domestic scale and form of
architecture, rather than commercial, when
viewed from the street and adjoining
residential premises;
(b) accommodate small-scale Business Uses
that protect the visual and acoustic amenity
of surrounding residential development;
(c) accommodate car parking at the rear of
the site.
Street awnings Cooroy and Tewantin AO30 Generally Complies –
PO30 Street awnings: A compliant street awning is provided for the full frontage of
Street awnings in Cooroy and Tewantin District (a) are provided along the full frontage of the building, is setback 1m from the kerb, compliments
centres are designed and located to: the building and cover the footpath where no other adjacent buildings.
1. provide continuous weather protection to weather protection is provided for pedestrians as
pedestrians; part of the building design;
2. maintain the continuity and style of adjacent (b) are set back a minimum of 1 metre from the kerb
awnings, especially in relation to height, and where include timber posts, the posts are set
scale, form and materials; back not less than 1 metre from the kerb;
3. contribute to an attractive streetscape (c) are water proof;
environment; (d) conform with the height, form and materials of
4. promote an active building front by awnings on adjoining properties which share the
encouraging pedestrian use of the street; same frontage;
5. provide a feeling of enclosure and human (e) where fall towards the street, are no less than 2.5
scale for pedestrians so as to contribute to metres at their lowest point or where cantilevered,
the “sense of place”; and are no less than 2.7 metres at their lowest point
6. have an adequate clearance distance from (f) use an awning slope of within 15 degrees of
the kerb to prevent obstruction. adjacent awnings; and
Page 22
(g) are no more than 0.5 metres higher or lower than
adjacent awnings that are less than 2 metres
away; and
(h) are no higher than 3 metres in height.
Mechanical plant, equipment and storage AO31.1 To Comply –
PO31 Mechanical plant, equipment and storage areas Mechanical plant, equipment and storage areas will be
Mechanical plant and equipment (including air including vents and exhausts are not visible from a located so as not to be visible from the frontage.
conditioning equipment) and storage areas are street or public space.
designed and located to: AO31.2 To Comply –
(a) avoid adverse visual impacts when viewed Mechanical plant and equipment are: Mechanical plant and equipment will be appropriately
from the street and adjoining properties; and (a) located more than 2 metres from any property located and screened where necessary. There are no
(b) visually integrate with the building design. boundary; adjoining sensitive land uses.
(b) where located at ground level, screened by
fencing 1.5 metres in height or
dense vegetation of at least 1.5 metres in width
incorporating grouped trees and shrubs with
maximum separation distance of 1 metre
measured from the centre of the tree or scrub;
(c) are visually integrated into the line and plane of
the building and roof design and do not project
beyond the height or width of the building when
viewed from the street and adjoining
properties;
(d) fully enclosed or screened where
above ground level such that they are not
visible from the street frontages nor adjoining
properties; and
(e) are acoustically screened from any
adjoining sensitive land use.
Car parking and access AO32.1 Complies –
PO32 Car parking is not located forward of the Carparking is located to the rear of the building and will not
Pedestrian safety and convenience is not threatened front building line or front building setback and is be visible from Emerald Street with access from Wimmers
or reduced by additional vehicular driveways. screened from view from the street. Lane only.
AO32.2 Not Applicable –
Provision is made for shared driveways to minimise the Adjoining sites are already established.
number of driveways interrupting the flow of
pedestrians along the footpath.
PO33 AO33 Complies –
Car parking is located at the rear of buildings or in In Cooroy, no additional driveways are created on No new driveway is proposed to Emerald Street.
a basement with shared driveways to avoid Maple Street or Emerald Street.
interrupting the flow of pedestrians along the
footpath.
Page 23
Basements AO34 Not Applicable –
PO34 Basements are limited to one access a maximum of 6 No basement is proposed.
Basement design: metres wide.
(a) does not dominate the street
or building design;
(b) visually integrates with the building;
(c) screened through landscaping; and
(d) does not present as a storey to the street.
Landscaping
PO35 AO35.1 Performance Outcome –
Landscaped areas are provided to: The minimum area required for providing landscaping The proposal incorporates approximately 73.4m2 of
(a) reduce the impervious area and enhance the is 10% of the site area with a minimum dimension of 2 landscaping (7.25%). Appoximately 10% of the site
visual amenity and natural landscape metres. however has been lost to the required 2m wide
character of the area, streetscape and local pedestrian/cycle link for the full length of the eastern side of
area; the site. Accordingly, a concession is appropriate in this
(b) retain existing native vegetation and enhance instance.
buffer areas around property boundaries; AO35.2 Performance Outcome –
(c) suit the relative size and nature of the The minimum average width of landscaping along a 2m width of landscaping is proposed to the Emerald Street
development and its setting; street frontage is 2 metres with exceptions to the frontage (although not necessary) and 1m width planting to
(d) reduce the visual impact of large or bulky following streets where no frontage landscaping is the secondary frontage of Wimmers Lane except for the
structures and fencing along watercourses; required: pedestrian and driveway entries.
(e) screen car parking, loading and service (a) Poinciana Ave, Tewantin; and
areas of developments; (b) Emerald St, Maple St and Diamond St, Cooroy.
(f) contribute to pedestrian comfort through AO35.3 Not Applicable –
shade; and For showroom, garden centre or hardware and trade Proposal is not for showroom, garden centre or hardware
(g) screen incompatible land uses. supply uses the following side and rear boundary and trade supply use.
setbacks apply:
(a) standard 2 metres width; or
(b) 5 metres width along all boundaries that adjoin
land in a residential zone.
PO36 No acceptable outcome provided Complies –
Landscape and streetscape treatments are The proposed landscape and streetscape treatments are
consistent with the existing streetscape character, consistent with the existing streetscape character and
enhances the amenity and contribute positively to the contributes positively to the Emerald Street frontage.
district centre, particularly along major roads.
PO37 AO37 Not Applicable –
Landscaping within road reserves— (a) Landscaping is set back a minimum of 0.5 metres No landscaping is proposed in the road reserve.
(a) enhances the streetscape quality and natural from the back of the kerb;
landscape character of the area; and (b) Landscaping and paving styles are consistent with
(b) maintains the functionality of the road any Council endorsed streetscape theme; and
reserve for vehicles and pedestrians. (c) A minimum pedestrian pathway width of 3 metres
is provided along the frontage, clear of any
planted area or outdoor business area.
Page 24
PO38 AO38.1 Complies –
Landscape treatments soften and improve the visual Entries, outdoor spaces and outdoor dining areas are Proposed ground level entries are treated with hard and
appearance of the building, outdoor spaces and treated with hard and soft landscaping features. soft landscaping.
service areas. AO38.2 Not Applicable –
Landscaping may be used to conceal, and reduce the Landscaping is not necessary to conceal mechanical plant
noise generated from, mechanical plant equipment, equipment, loading bays, storage or service areas.
loading bays, storage and service areas.
Mixed use development
PO39 AO39.1 Not Applicable –
Where residential development is proposed it Where development provides for one or more of the No residential activity is proposed.
is provided for in a mixed use building with small following residential activities, it is in the form of small
dwellings, where such activities are ancillary to and dwellings only and accommodated in a mixed-
support the predominant business functions of the use building format:
zone. (a) caretaker’s accommodation;
(b) dual occupancies;
(c) dwelling units (e.g. shop top housing);
(d) multiple dwellings.
PO40 AO40.1 Not Applicable –
Residential uses within the centre do not interrupt the Any residential uses are located above or behind No residential activity is proposed.
continuity of the streetscape or the active, pedestrian ground storey business or community uses.
focus of the street frontage. AO40.2 Not Applicable –
Where visitor accommodation incorporates business No visitor accommodaion activity is proposed.
uses such as a restaurant, function room or tour
booking service such facilities are located at the front
of the ground floor so as to reinforce the interactive
streetscape.
PO41 AO41.1 Not Applicable –
Mixed-use buildings are designed and operated to Business uses which operate outside the hours No residential activity is proposed.
ensure: of 6:00am to 9:00pm are designed and operated to
(a) business uses manage potential impact on minimise impacts on the amenity of residents of mixed-
residents, including impacts associated with: use buildings.
I. visual and acoustic privacy; AO41.2 Not Applicable –
II. safety and security; and Residential uses are designed to incorporate suitable No residential activity is proposed.
III. lighting. noise attenuation and privacy measures to reduce
(b) residential uses do not limit the business amenity impacts from business uses.
opportunities of the site; and AO41.3 Not Applicable –
(c) residential uses have reasonable privacy, The residential component of the development No residential activity is proposed.
security and private outdoor living space. provides for:
(a) separate identifiable residential entries from
entrances for other building uses;
(b) clearly defined and safe
pedestrian access to dwelling units and
accommodation units that are appropriately lit,
Page 25
visible to others and directly accessible to units
from areas likely to be used at night;
(c) security measures such that building users do
not have access to areas that are intended for
the exclusive use or residents of,
and visitors to, residential accommodation;
(d) windows, balconies, terraces of
each dwelling are screened up to a minimum
height of 1.7 metres from the finished floor
level where overlooking a habitable room
or private open space of
another dwelling within 9 metres; and
(e) screening may incorporate solid translucent
screens, shutters, perforated panels or trellises
which have a maximum of 50% openings.
AO41.4 Not Applicable –
Dwellings provide: No residential activity is proposed.
(a) clearly identify private residential space by
using features such as low walls, changes in
surface texture or other landscape treatments.;
and
(b) private open space or an open balcony directly
accessible from a habitable room:
(a) with a minimum area of 9m²,
(b) with a minimum dimension of 2.5
metres; and
(c) clear of any utilities such as gas, water
tanks and air conditioning units.
Amenity and safety
PO42 No acceptable outcome provided Not Applicable –
Where adjoining land in a residential zone The subject site does not adjoin residential zoning.
development ensures that the siting, design and
hours of operation do not unreasonably impact on the
amenity enjoyed by users of adjoining or nearby
premises.
Overlooking AO43 Not Applicable –
PO43 Development: The subject site does not adjoin residential properties.
Development provides reasonable privacy, amenity (a) is sited to avoid overlooking by siting windows
and use of indoor and outdoor living areas to and outdoor areas, (including balconies and
surrounding residential uses. terraces) to not look into residential dwellings
and may incorporate screening
over building openings; and
(b) does not include roof top terraces.
Page 26
PO44 No acceptable outcome provided Complies –
Development creates a safe environment by The proposed design considers these crime prevention
incorporating key elements of crime prevention elements.
through environmental design in its layout
considering:
(a) casual surveillance and sight lines;
(b) exterior building design that promotes safety;
(c) lighting;
(d) signage and wayfinding;
(e) minimising entrapment locations; and
(f) building entrances, loading and storage
areas that are well lit and lockable after
hours.
PO45 No acceptable outcome provided Complies –
Walkways, carparks and publicly accessible facilities, Public and communal areas of the development are
including toilets, and bicycle racks are located and allowed casual surveillance.
designed to allow casual surveillance by other
persons.
PO46 No acceptable outcome provided Complies –
Pathways allow clear sightlines in all directions. Pathways are provided with clear sightlines.
PO47 No acceptable outcome provided To Comply –
Adequate lighting is provided to building entrances, The development will have appropriate lighting to satisfy
carparks and pedestrian routes. this requirement.
PO48 AO48.1 Complies –
All property boundaries are clearly identifiable with Boundaries are identified by such means as: A pedestrian/cycle link pathway will delineate the eastern
public and private spaces clearly defined. (a) fencing; or side of the site while the western side boundary will be
(b) changes in surface materials or levels; or fenced.
(c) landscape treatments.
AO48.2 Complies –
Loading and storage areas are well lit or can be locked The loading area will be well lit and storage areas lockable.
after hours.
PO49 AO49 Complies –
All premises and access routes are clearly All premises are identified by the provision of the street A street number will be clearly displayed at both frontages.
identifiable to all persons, particularly emergency number in a prominent location, preferably near
services personnel. the site entry, (i.e. on the kerb or letterbox or by
signage on the building or site).
PO50 AO50.1 Complies –
Building entries are visible and easily identifiable. The number of entrances and exits are limited and The main pedestrian entrances from Emerald Street are
main building entrances/exits are located at the front of clearly defined and separate from the vehiclar entrance
the site in view of the street, or where this is not from Wimmers Lane.
possible, due to site or existing building constraints, a
well-defined path is provided to the entrance/exit.
Page 27
AO50.2 To Comply –
All entrances/exits to buildings, are well lit and signed, All entrances/exits to buildings will be well lit and signed
and signage includes hours of operation. including the hours of operation.
AO50.3 Complies –
Entrances/exits are located to provide a direct link to The proposed building has a direct link between the lift
driveways and car parking areas. foyer/stair and carpark area.
AO50.4 Complies –
Recessed doorways are avoided where the recess is of There are no recessed doorways proposed.
sufficient size to conceal a person. Where recessed
doorways are unavoidable, the following measures are
used to enhance safety:
(a) good lighting;
(b) strategically placed mirrors;
(c) angled approaches; or
(d) gates which restrict access.
Vandalism AO51 Complies –
PO51 Buildings or structures that are visible or accessible The development frontages will not be fenced but rather
Buildings and structures are designed to minimise from a public street or laneway: appropriately landscaped to discourage graffiti with
opportunities for vandalism. (a) avoid the use of solid fences and blank walls shopfront windows for the majority of the Emerald Street
which attract graffiti. Where solid blank frontage.
surfaces are unavoidable, measures in the
form of landscaping, creepers, murals, vandal
resistant paint, etc. are used;
(b) with windows at ground level use measures
that deter break and enters without obscuring
views to shopfronts; and
(c) are constructed to be vandal and graffiti proof.
Lighting AO52.1 Complies –
PO52 Lighting of appropriate intensities is provided which The development will have appropriate lighting designed to
Lighting of appropriate intensities is provided to satisfies the requirements of Australian Standard the AS1158: Public Lighting Code.
maximise safety. AS1158: Public Lighting Code, unless otherwise
specified in this Code.
AO52.2 To Comply –
External lighting of a graduated intensity is provided The development will have appropriate lighting designed in
which starts at a lower level of brightness at the accordance with this requirement.
perimeter of the site and rises to a higher level at the
entrance to buildings or at the centre of the site.
AO52.3 To Comply –
Lighting is directed onto the site and away from The development will have appropriate lighting designed in
neighbouring properties. accordance with this requirement.
AO52.4 To Comply –
Vandal-resistant lighting is used in public and publicly The development will have appropriate lighting designed in
accessible areas accordance with this requirement.
Page 28
Vehicle loading and waste AO53 Complies –
PO53 Vehicle loading/unloading, waste storage/collection and The loading bay and waste storage area are located under
Vehicle loading / unloading and waste storage and external storage areas are enclosed within a service the building away from the street frontages.
collection areas do not significantly impact on the yard or courtyard and located to the rear or under
visual or acoustic amenity of the area or sensitive the building and not located along any frontage to a
land uses. public street or space.
Earthworks and Drainage
PO54 AO54 Complies –
Filling, excavation and retaining structures do not Filling and excavation works are designed and The proposed earthworks generally follow the existing site
directly, indirectly or cumulatively cause adverse constructed to ensure overland flow and/or flooding is topography with the building levels raised slightly in the
impacts external to the development site by: not worsened, impeded, or otherwise diverted to north-west corner of the Emerald Street frontage being the
(a) causing ponding of water on the site or adversely affect other properties or downstream low part of the site. A compliant stormwater drainage
nearby land; environments. system will be designed by an RPEQ engineer.
(b) causing erosion or the transport of sediment
off the site;
(c) increasing flooding, which adversely affects
the safety or use of any land upstream and
downstream; or adversely affecting the flow
of water in any overland flow path.
Pedestrian and Cycling Connectivity
PO55 No acceptable outcome provided Complies –
Convenient and legible connections are provided for A pedestrian/cycle link is provided between Emerald Street
pedestrians and cyclists to the site, particularly and Wimmers lane along the full length of the eastern side
having regard to linkages with existing and proposed boundary as required.
public transport infrastructure, the open space
network, centres and other community-related
activities.
PO56 AO56.1 Complies –
Public or semi-public spaces are integrated into the Public and semi-public spaces are located to ensure A pedestrian/cycle link is provided between Emerald Street
centre's pedestrian and cycle networks. pedestrian movement flows through the site and and Wimmers lane along the full length of the eastern side
connects to the pedestrian and cycle networks. boundary as required. There is also an undercover
recessed pubic shopfront to Emerald Street.
AO56.2 Performance Solution –
Pedestrian arcades, laneways or enclosed Noosa Council have provided prelodgement advice the
thoroughfares are a minimum of 6 metres wide, required width of the pedestrian/cycle link is 2m. The
provide a direct line of sight to a major pedestrian proposal is compliant with this advice.
destination (major tenancy, car park, public place, etc.),
and are not dead ends, narrow or circuitous.
Page 29
Environment and heritage
PO57 AO57.1 To Comply –
Development: Development does not result in sediment or other This will be a requirement for the building contractor.
(a) has minimal impact on the natural landform material including building materials or waste products
of the site; being deposited or released into the road reserve,
(b) does not lead to erosion or the transport of stormwater drain or adjacent properties.
sediments off site; AO57.2 Complies –
(c) does not lead to the disturbance of natural Development on a site adjoining a local heritage The proposal is complimentary/sympathetic to the local
features, buildings or structures of cultural place respects the cultural heritage significance of the streetscape. Refer response to the Heritage Overlay Code.
heritage significance; and place by mitigating any adverse impacts on the setting
(d) does not visually impact on the cultural or integrity of the heritage values.
heritage significance of the site .
PO58 No acceptable outcome provided Complies –
Uses are conducted in an environmentally Proposed uses will be conducted in an environmentally
responsible manner, operating without deleterious responsible manner
impacts on immediate, surrounding or downstream
communities, environments or environmental
processes.
Infrastructure
PO59 No acceptable outcome provided Complies –
Development is supported by adequate infrastructure The subject site is serviced by suitable
and urban services including reticulated water, infrastructure/services.
sewerage, stormwater drainage, sealed roads,
pathways and electricity and telecommunication
infrastructure.
PO60 No acceptable outcome provided Complies –
Development does not adversely impact on the The proposed development will not adversely impact on the
continued operation, viability and maintenance of continued operation, viability and maintenance of existing
existing infrastructure or compromise the future infrastructure or compromise the future provision of
provision of planned infrastructure. planned infrastructure.
Page 30
7.2 COOROY LOCAL PLAN CODE
Purpose and overall outcomes – Cooroy
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.
(b) Development is limited to land within the urban boundary and maintains a defined edge to the town to protect and reinforce the character and identity of Cooroy,
provide efficient provision of infrastructure and services, avoid constrained land and protect the landscape character and productivity of surrounding rural and rural
residential land.
(c) Development is sited and designed to protect ecologically important areas, retain landscape and built form elements, including significant views and vistas to external
elements, that contributes to the setting, character and identity of Cooroy as a town with a strong sense of place and associations with the past. Valued elements
include:
i. Riparian corridors of Cooroy Creek, Six Mile Creek and its tributaries;
ii. Open space and landscape values of the showgrounds, sports grounds, Apex Park and the golf club;
iii. Views to Mt Cooroy and the Black Mountain Range;
iv. Early twentieth century architecture; and
v. Heritage associations of the North Coast Rail Line.
(d) The protection of water quality within Lake Macdonald and waterways that drain to it is a paramount factor in consideration of development within the water supply
catchment.
(e) Cooroy town centre functions as a district centre providing a wide range of commercial, retail and community activities to serve the needs of the Cooroy community
and Noosa hinterland residents and visitors to the area.
(f) Cooroy provides local employment in the town centre including small to medium scale retail, commercial and community activities which support surrounding rural
enterprises and facilitate artistic, cultural and technology-based business.
(g) Future economic growth continues to consolidate retail, business, community and industrial development and diversifies employment opportunities in technology-
based businesses, artistic and cultural enterprises, health and wellbeing, and support services to rural enterprises.
(h) The western side of Cooroy town centre is maintained as the traditional town centre and the eastern side has a supporting role providing small-scale businesses
offering convenience goods and services for residents and visitors.
(i) Cooroy town centre remains compact with expansion of retail and commercial functions limited to land included within the District Centre zone.
(j) Development maintains and reflects the form and scale of development in Cooroy as a modern country town with low density, low rise buildings that cover a
comparatively small area of a site leaving significant areas for landscaping and private open space.
(k) Development retains and maintains the country town feel, traditional built form, heritage and streetscape character of the town centre, with Maple and Emerald
Streets enhanced as wide, attractive and pedestrian-friendly main streets.
(l) Development in the town centre addresses the street, provides active frontages and complements the traditional streetscape by exhibiting a scale proportional to the
character of the streetscape of which it forms part.
(m) Development provides and maintains small, typically narrow tenancies of single or double storey elevations with continuous, intimate weather protected footpaths and
limited driveway accesses interrupting pedestrian paths.
(n) Detached housing is typically characterised by a mix of detached traditional Queenslanders and modern homes with large setbacks and mature landscaping.
(o) Attached housing locates close to the town centre and within mixed-use buildings increasing housing choice.
Page 31
(p) Low to medium density semi-attached housing, such as dual occupancies, are interspersed through residential neighbourhoods where they offer proximity to
transport and services.
(q) Relocatable home parks, residential care and retirement facilities provide housing choice allowing ageing residents to remain within the Noosa Shire hinterland
community.
(r) Well designed development for visitor accommodation and tourist attractions are compatible with the landscape and streetscape character and form and promote
and enhances the core values of Cooroy.
(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.
(t) Development is supported by a network of open space to meet the needs of the local community, including the facilitation of safe and convenient pedestrian and
cycle connections between and around key destinations within the local plan area and particularly across the railway line.
(u) Outdoor recreation and sporting facilities west of the railway line and active recreation facilities and green space on the eastern side of the railway are retained to
meet the needs of is of the community.
(v) Development maintains the traditional grid pattern where possible.
(w) In the town centre where on-street parking is available, historic laneways are retained and extended where practicable to allow for vehicular access and parking to
the rear of buildings preserving footpaths as places for people rather than driveways.
(x) Activation of key laneways, including the widening of laneways, is encouraged where pedestrian safety and servicing functions would not be compromised.
Criteria for assessment:
Performance Outcomes Acceptable Outcomes Compliance Response
Development in Cooroy Local Plan Area generally (All Zones)
PO1 No acceptable outcome provided Complies –
Development enhances the role of Cooroy as the The proposal will provide a range of business with
largest centre in the Noosa Hinterland, providing a employment opportunities enhancing the Cooroy township
wide range of business and employment services, centre.
recreation facilities, community services, housing
choice and a limited range of visitor services.
PO2 No acceptable outcome provided Complies -
Development contributes to the lifestyle and amenity The proposed development will contribute to the lifestyle
of residents of Cooroy and its surroundings. and amenity of Cooroy township and region.
PO3 AO3.1 Not Applicable –
Development contributes to the establishment of Development adjacent to a gateway or special place or The subject development is not on a corner or immediately
attractive streetscapes and gateways to enhance the on land identified as a key corner on Figure adjacent a gateway or special place identified on Figure
sense of arrival and the character of Cooroy. 7.2.2.4 (Cooroy Framework and Character Plan): 7.2.2.4 of the Code.
(a) incorporates architectural and landscape
treatments which emphasise the corner location
as shown in figure AP3-10A and figure AP3-10B;
and
(b) incorporates building materials such as varied
roof forms, changes in materials and variations in
projected and recessed elements and facades.
Page 32
AO3.2 Complies –
Development adjacent to a primary streetscape Emerald Street is identified as a Primary Active Street
treatment area identified on Figure 7.2.2.4 (Cooroy Frontage and the proposal has been designed accordingly
Framework and Character Plan) provides streetscape with a street awning, verandah, recessed shopfont and
improvements appropriate to the location, setting and landscaping treatments.
context of the development and complements existing
or proposed streetscape works in the local area.
AO3.3 Complies –
Development on Key Development Sites identified The subject premises is identifies as a Key Development
on Figure 7.2.2.4 (Cooroy Framework and Character Site and incorporates a high standard of architectural
Plan) incorporates a high standard of architectural design and landscape treatment consistent with the
design and landscape treatment consistent with the streetscape character.
streetscape character.
PO4 AO4 Not Applicable –
The visual amenity surrounding the major road Development adjacent to Myall Street, Mary River The proposal is not adjacent to Myall Street, Mary River
network and entry is protected and enhanced. Road, Elm Street, Cooroy Noosa Road, Tewantin Road Road, Elm Street, Cooroy Noosa Road, Tewantin Road or
and Diamond Street incorporates landscaping that Diamond Street.
complements the natural species occurring in the local
area, protects existing vegetation within the road
reserve and incorporates design elements that add
visual interest to the streetscape.
PO5 AO5.1 Not Applicable –
Development retains and enhances key heritage and Development retains landmarks, memorials and This is a vacant site. There are no existing landmarks,
landscape elements including historical landmarks, monuments including but not necessarily limited to memorials or monuments to be retained.
existing character trees and areas of those identified on the Heritage and Character Areas
significant vegetation contributing to the setting and Overlay maps in Schedule 2.
character of the local plan area. AO5.2 Not Applicable –
Development retains and enhances existing mature This is a vacant site. There are no existing trees or
trees and character vegetation contributing to the character vegetation.
vegetated backdrop and streetscape character of the
local plan area including:
(a) mature trees, particularly along Maple and
Emerald Avenue, Mary River Road, Myall Street
and Elm Street;
(b) riparian vegetation adjacent to the Cooroy Creek
and tributaries of Six Mile Creek within the local
plan area; and
(c) other character vegetation and
landscaping where identified on Figure 7.2.2.4.
(Cooroy Framework and Character Plan)
Page 33
PO6 AO6.1 Complies –
Development retains and enhances key contextual Development enhances and does not intrude upon The proposal does not intrude upon important sightlines to
views, to Mt Cooroy, Black Mountain range and other important sightlines to Mt Cooroy. Mt Cooroy.
views to the rural and open spaces around Cooroy. AO6.2 Complies –
For Cooroy district centre, buildings and structures do The proposal does not interrupt or encroach upon any
not significantly interrupt or encroach upon key identified key contextual views.
contextual views as identified on Figure
7.2.2.4 (Cooroy Framework and Character Plan) and
shown in Figure 7.2.2.6.
Built form and streetscape
PO7 AO7.1 Not Applicable –
Buildings, structures and landscaping are consistent Development retains or reuses buildings that have This is a vacant site. There are no existing buildings.
with and reflective of the traditional country town cultural heritage or townscape significance, including
character of Cooroy in terms of form, proportion, where subject to the Heritage and Character
composition and use of materials. Overlay (as mapped in Schedule 2) or identified as a
heritage site or character area on Figure
7.2.2.4 (Cooroy Framework and Character Plan).
AO7.2 Complies –
Development is compatible with existing buildings The proposal is compatible with adjacent buildings.
including Federation and Art Deco styles, without
mimicking such styles.
AO7.3 Complies –
Roof forms use traditional Queensland style roof The proposal has a compliant gable roof design with
designs, including gable, hip and valley, pitched, or decorate front façade parapet.
multiple gable roof forms with a roof pitch of no less
than five degrees, examples shown in Figure AP3-6B.
AO7.4 Not Appliacble –
For residential buildings, roof form is visible from the Proposal is not a residential building.
street and not concealed behind parapets.
AO7.5 Generally Complies –
Buildings are designed to: The proposal suits the local subtropical climate and reflects
(a) reflect the traditional Queensland vernacular; the traditional Queensland vernacular with open front
(b) suit the local subtropical climate; verandah, street awning and integrated landscaping.
(c) incorporate lightweight materials such as timber; Lightweight materials are not generally appropriate for a
(d) be elevated above the ground on sloping or low-lying
commercial building.
lots;
(e) incorporate open verandahs, open balconies with
transparent or open balustrades or shaded patios for
outdoor living; and
(f) allow for landscaping integrated with the buildings on
site.
AO7.6 Not Applicable –
Boundary setbacks provide space for trees between There is no requirement fro boundary setbacks identified in
buildings. the District Centre Zone Code for this site.
Page 34
Centres and Services
PO8 No acceptable outcome provided Complies –
Cooroy town centre functions as a district centre with The proposal will add to the range of business in the district
a wide range of business and community functions, centre with employment opportunities enhancing the
servicing Cooroy and surrounding hinterland Cooroy township and region.
communities.
PO9 AO9 Complies –
Maple Street and Emerald Street function as Development maintains the primacy of Maple Street The proposal will maintains the attractive and pedestrian-
traditional pedestrian orientated main streets and are and Emerald Street as attractive and pedestrian- friendly main street primacy of Emerald Street with
the primary retail and commercial focus of the town. friendly main streets with a concentration of retail and appropriate commercial uses.
commercial uses.
PO10 AO10 Complies –
Development in the District Centre zone: Development in the District Centre zone: The proposed development considers and appropriately
(a) is sympathetic to the country town character and (a) respects the layout, scale and character of responds to these design crtiteria.
identity of Cooroy; development on adjoining sites;
(b) complements the traditional built form, street (b) provides detailing and articulation for horizontal
pattern and streetscape; emphasis including awnings, parapet walls or first
(c) is low-set single or double storey with second floor balconies;
storeys set back from the property frontage; (c) steps buildings to reflect the natural topographic
(d) addresses the street; character of the street as shown in figure
(e) creates vibrant and active spaces in the public 7.2.2.7 and figure 7.2.2.8;
realm; (d) incorporates a fine grain shop front appearance
(f) provides continuous weather protection for extending to roof forms which are to vary between
pedestrians; and single tenancies, see figure 7.2.2.7 and figure
(g) provides integrated and functional parking 7.2.2.8;
and access arrangements that do not dominate (e) where identified as primary active
the street. street frontage on Figure 7.2.2.4 (Cooroy
Framework and Character Plan)-- provides active
street frontages that incorporate shopfronts,
indoor/outdoor cafes and restaurants and other
activities that foster casual social and business
interaction for extended periods. Refer to Figure
AP3-8A for design outcomes for active
streetscapes;
(f) has building openings overlooking the street, with
the main entrance visually emphasised in the
ground floor facade; and addressing key corner
sites where indicated on Figure 7.2.2.4 (Cooroy
Framework and Character Plan) and Figure AP3-
7A
(g) provides all-weather protection in the form of
continuous awnings and or light verandah
structures, supported by timber posts that match
Page 35
the position and distance between of adjoining
awnings where that is the dominant character of the
street, otherwise cantilevered as
per Figure 6.4.2.4, figure 6.4.2.5 and figure 7.2.2.7;
(h) incorporates signage mounted above awnings on
parapet walls reinforcing the fine grain appearance
in the main streets as per figure 7.2.2.7 and figure
7.2.2.8;
(i) includes the provision of landscaping, shaded
seating and consistent and simple paving materials
on footpaths consistent with the character of its
setting including where shown as primary
streetscape treatment area on Figure
7.2.2.4 (Cooroy Framework and Character Plan);
(j) Retains a pedestrian-friendly low-speed traffic
environment with on-street parking and provides
off-street car parking at the rear or to one side of
the development.
Page 36
PO11 No acceptable outcome provided Not Applicable –
Development for centre activities on the eastern side The subject site is on the western side of the rail line.
of the rail line retains a service level role supporting
the centre on the western side of the rail line by:
(a) providing a range of small-scale destination
businesses, local convenience goods and
services for nearby residents and visitors; and
(b) having a domestic scale and not resulting in
reduced amenity for adjoining residential uses.
Housing Choice
PO12 No acceptable outcome provided Not Applicable -
Sites currently used or approved for the use of, The subject site is not an existing relocatable home park,
relocatable home parks, retirement facilities or retirement facility or residential aged care facility. No
residential aged care facilities such as Palm Lakes residential use is existing or proposed.
Resort, Cooroy Villages and Kabara continue to
provide such residential accommodation into the
future.
PO13 No acceptable outcome provided Not Applicable –
Additional sites suitable for future use as aged care Being zoned District Centre and being in the main business
are preserved and protected for aged care. precinct, this site is not really suited to aged care.
PO14 AO14 Not Applicable –
Development provides for sites within and in close Residential dwellings within the District centre zone: No residential use is proposed.
proximity to the District centre zone to contribute to (a) do not exceed 100m2; and
housing diversity by providing small attached (b) form part of a mixed-use building with non-
dwellings, including single level apartments. residential uses at ground level.
Visitor Facilities
PO15 No acceptable outcome provided Not Applicable –
A variety of visitor accommodation options are No visitor accommodation is proposed.
provided in the Cooroy local plan area to meet the
needs of visitors.
Access and connectivity
PO16 No acceptable outcome provided Complies –
Development is sited and designed such that it does The proposal does not adversely interfere with the
not diminish the ability of laneways to: operation of the local road network. Vehicular access to the
(a) relieve traffic on streets; site is from Wimmers Lane at the rear being the lowest
(b) provide convenient and safe rear access to order road. A pedestrian/cycle link is provided between
premises including service vehicles where Emerald Street and Wimmers lane along the full length of
relevant; the eastern side boundary as required. The complimentary
(c) provide safe pedestrian linkages; building design will add to the heritage character of Cooroy.
(d) add to the heritage character of Cooroy.
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PO17 No acceptable outcome provided Performance Solution –
Development facilitates the widening and upgrading A 1.5m wide resumption from the Wimmers
of laneways in the Cooroy Local Plan Area to Lane frontage is proposed in accordance with the previous
accommodate anticipated levels of traffic. Where: Development Approval for this site.
(a) access to development is taken from a laneway,
a 2 metre resumption from the
laneway frontage is required for widening and
the laneway is to be upgraded to the appropriate
standard; or
(b) development is undertaken on a property with a
laneway frontage, and access is not taken, a 2
metre easement is provided for future widening
and upgrading purposes.
PO18 No acceptable outcome provided Complies –
Development improves local connectivity by providing A pedestrian/cycle link is provided between Emerald Street
safe and convenient pedestrian and bicycle pathways and Wimmers lane along the full length of the eastern side
to and between key destinations such as the town boundary as required.
centre, railway station, community and sports
facilities and schools
PO19 AO19 Complies –
Development integrates with and extends the existing Development on land including or adjoining a key A pedestrian/cycle link is provided between Emerald Street
street and pathway networks including but not limited pedestrian/cycle link shown on Figure 7.2.2.4 (Cooroy and Wimmers lane along the full length of the eastern side
to those identified on Figure 7.2.2.4 (Cooroy Framework and Character Plan) facilitates these boundary as required.
Framework and Character Plan) such that connections.
connections to and between key local destinations
are provided and reinforced.
Environment, natural resource and recreation values
PO20 AO20 Not Applicable –
Development has no significant adverse effects on Connecting Habitat Areas as identified on Map SFM-4 - The subject site is not identified as a Connecting Habitat
biodiversity, natural vegetation, native fauna habitat, Biodiversity (Strategic Framework Map) are protected Area.
landscape quality, water quality or cultural heritage from fragmentation and encroachment by
values, including those related to: development.
(a) changes to natural drainage;
(b) disturbance to any of the wetland systems;
(c) management of landslide and fire risk;
(d) erosion and the transport of sediments off-site;
(e) unmanaged public access;
(f) effluent disposal; and
(g) changes to fauna habitat and behaviour.
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PO21 AO21 Not Applicable –
Development maintains and protects an integrated Open space corridors identified as Ecological Linkages The subject site is not identified as an Ecological Linkage
open space network throughout the locality to— and Major Recreation areas on Map SFM-1 - or Major Recreation area.
(a) provide for both passive and active recreational Settlement and Map SFM-4 - Biodiversity (Strategic
pursuits; Framework) are enhanced and protected from
(b) provide connectivity for pedestrians, cyclists, fragmentation and encroachment by development.
and horse riders;
(c) provide habitat connectivity for wildlife and fish
passage;
(d) protect watercourses and drainage lines;
(e) protect vegetation on steep slopes; and
(f) form a scenic backdrop for residential
development.
PO22 No acceptable outcome provided Complies –
Development does not adversely impact on the Lake The proposal does not adversely impact on the Lake
Macdonald water supply. Macdonald water supply.
PO23 No acceptable outcome provided Complies –
The number and location of access points to The stormwater drainage system for the proposed
watercourses is controlled and managed to prevent development will be appropriately designed by an RPEQ
adverse impacts on water quality in Lake Macdonald. engineer.
Page 39
7.3 BUSINESS ACTIVITIES CODE
Purpose and overall outcomes
1. The purpose of the Business Activities code is to ensure business activities:
(a) are developed within the context of the zone, locality and character in which they are located;
(b) are developed in a manner consistent with the Noosa Shire Centres Hierarchy;
(c) provide access to adequate levels of goods and services for existing and future populations and contribute positively to the Shire’s economy and
employment;
(d) mitigate and manage potential adverse impacts associated with Business Activities on residential land uses; and
(e) are of a high quality design which appropriately responds to local character, amenity and environmental values.
2. The overall outcomes sought for the Business Activities code are:
(a) Business activities are consistent with and reinforce the Noosa Shire Centres Hierarchy.
(b) Business activities are designed and sited in a manner that responds to the zone and locality in which they are located, streetscape characteristics and
surrounding land uses.
(c) Business activities contribute to the economic vibrancy of the centre in which they are located.
(d) Business uses are of a type, scale and intensity suitable to their location, surrounding development and character.
(e) Site layout, building design and landscape treatments provides efficient and safe conduct of business activities, vehicle access and manoeuvrability.
(f) Building design is of a low key human scale and responds to Noosa’s sub-tropical climate.
(g) Development integrates with natural landforms and landscape features and protects heritage values.
(h) Business activities manage potential negative impacts such as noise, privacy, lighting and hours of operations on residential land uses.
(i) Business activities are located and designed to provide a safe and secure environment for patrons and employees.
FOR ACCEPTED DEVELOPMENT
The requirements for Acceptable Development are the acceptable outcomes listed in the Table of Assessment. Accepted development that complies with all the acceptable
solutions is considered to satisfy the requirements. If development complies with some, but not all, acceptable outcomes, an application for Code Assessment will be
necessary and the application will be assessed against the relevant Performance Outcome(s).
FOR ASSESSABLE DEVELOPMENT
Acceptable outcomes are provided for some, but not all, performance outcomes, and identify ways in which performance outcomes can be met. Compliance with the
performance outcome should be demonstrated and the acceptable outcomes are considered as one way to satisfy the corresponding performance outcome.
Page 40
Criteria for assessment:
Performance Outcomes Acceptable Outcomes Compliance Response
All Business activities
Location
PO1 No acceptable outcome provided Complies –
Business activities are compatible with the purpose The proposed Office use (or future Health Care Service or
of the zone in which they locate and the site is Food & Drink Outlet) are compatible with the purpose of the
suitable for the use having regard to accessibility, District Centre zone.
infrastructure and servicing.
PO2 No acceptable outcome provided Complies –
The business activity is located within an existing The subject site is appropriately located in the Corroy
business centre or visitor centre shown in the Noosa business Centre area.
Shire Centres Hierarchy or in an industrial zone.
Effects of use
PO3 No acceptable outcome provided Complies-
Business activities are of a type, scale and intensity The proposed development is of a type, scale and intensity
that is consistent with the zone, locality and character that is consistent with the zone and locality.
of the area in which it is located and reinforces the
Noosa Shire Centres Hierarchy.
PO4 No acceptable outcome provided Complies –
Business activities contribute to the local economy The proposed use will contribute to the local economy and
and vibrancy of the area in which it is located. vibrancy of the area.
Major Infrastructure
PO5 AO5.1 Complies -
Development is sufficiently separated from Buildings and structures are not constructed under The proposed building will not be constructed under
infrastructure including electricity infrastructure and overhead electricity transmission lines, or within overhead electricity transmission lines or within an
substations to minimise the likelihood of nuisance or easements. easement.
complaint. AO5.2 Not Applicable –
Development adjacent to or within 50 metres of The subject site is understood not to be adjacent to or
a substation, major electricity infrastructure or major within 50 metres of a substation, major electricity
utility incorporates noise attenuation measures such infrastructure or major utility.
that noise levels do not exceed 5db(A) above
background noise level internal to buildings measured
in accordance with AS1055.
AO5.3 Not Applicable –
Where adjoining substations, major electricity The subject site does not adjoining a substation, major
infrastructure or major utilities, buildings are orientated electricity infrastructure or major utility.
so that the majority of windows and doors face away
from the infrastructure.
Page 41
Building design & siting
Ground floor AO6 Performance Outcome –
PO6 Ground floor spaces have a minimum ceiling height of A 3.5m floor to floor height is provided for the ground floor
Ground floor spaces and ceiling heights are flexible 3.5 metres to allow flexibility of use (for example; tenancies to keep the building under the maximum 8m
to cater for a range of business activities. adaptation for shop, restaurant or office uses) overall height permitted. This will mean the ceiling height
for the ground floor tenancies will be less than the
suggested 3.5m by the thickness of the floor structure.
A 3m minimum will still be achievable which is suitable for
the intended uses.
Outdoor areas AO7 Complies –
PO7 Outdoor areas and roof top areas used for business There are no known nearby sensitive uses. The ground
Outdoor areas, including balconies and rooftops, activities are located away from sensitive land uses floor shopfront addresses Emerald Street with carparking
used for business activities are located, designed and are generally oriented towards the street. and services located at the rear.
and operated to avoid causing nuisance to adjoining
or nearby sensitive land uses.
Outdoor Dining areas AO8.1 Not Applicable –
PO8 Walls to outdoor dining areas are: No Outdoor Dining area is proposed.
Outdoor dining areas are designed and located so (a) if facing a roadway or other public area,
that: transparent and don’t restrict airflow;
(a) structures are aesthetically pleasing and in (b) separated from the floor and any roof by a
keeping with the existing character of the area, minimum vertical gap of 500 millimetres; and
including the architecture of the (c) if detachable or collapsible, are only used during
associated building; inclement weather.
(b) outdoor dining adds to the streetscape without AO8.2 Not Applicable –
increasing perceived building bulk; Roof, walls or other structures do not extend beyond No Outdoor Dining area is proposed.
(c) temporary walls or roofs are retracted when not the boundaries of the premises.
in use and secured at all times; AO8.3 Not Applicable –
(d) the use does not pose a health and safety risk to Outdoor dining areas: No Outdoor Dining area is proposed.
patrons; (a) have a non-slip surface which is water resistant
(e) adequate air movement is available; and and not raised; and
(f) structures do not impede the movement of (b) ensures that where heating is provided it does not
pedestrians or vehicles. present a physical risk to diners or pose a fire risk
to the surrounding buildings and structures
(braziers are not permitted).
AO8.4 Not Applicable –
Outdoor dining areas include soft No Outdoor Dining area is proposed.
landscaping integrated with the outdoor dining
environment to create an ambient atmosphere for
diners.
PO9 AO9 Not Applicable –
Adequate clearways and head clearances allow safe Roof structures over outdoor dining areas have a No Outdoor Dining area is proposed.
movement for users of the premises. minimum clearance height of 2.1 metres.
Page 42
Landscaping
Design of commercial and retail spaces No acceptable outcome provided Generally Complies –
PO10 The proposal considers and incorporates these
Landscaping softens building bulk and creates a landscaping requirements where appropriate to the
casual, pleasant setting for site users and the development. Landscaping will be designed a suitably
broader community by: qualified Landscape Consultant to address Council
(a) adopting landscape solutions that reduce the requirements.
visual impact of building bulk;
(b) providing canopy trees and ancillary shade
structures;
(c) using shrubs and garden beds to clearly define
public spaces and pedestrian walkways;
(d) providing areas for public art, where appropriate;
(e) providing outdoor areas with seating;
(f) using screen planting to conceal service and
loading areas;
(g) making provision for outdoor dining areas where
appropriate, that integrate well within the
streetscape;
(h) providing adequate screening along the
perimeters of the development;
(i) avoiding the use of formal planting design
for frontage works; and
(j) providing planting design and species selection
that can endure an intensively used
environment.
Amenity and Safety
Hours of Operation AO11.1 Not Applicable –
PO11 The use or activity does not operate outside the hours The subject site does not adjoin a residential zone or
Business activities are operated in a manner that of 7:00am to 9:00pm, seven days a week, where precinct.
avoids or minimises evening, early morning or the site directly adjoins land in the following zones:
weekend noise nuisances to sensitive land uses, (a) All residential zones, except for the Tourist
particularly surrounding residential uses. accommodation zone
(b) Major centre zone – High density residential
precinct; or
(c) Rural residential zone.
AO11.2 To Comply –
Where the site is not specified above in AO11.1 Proposed uses will comply with these operating hours. This
the use does not operate outside the hours of will be the responsibility of the tenants.
6:00am to 10:00pm, seven days a week, except that a
business use such as a food and drink outlet, may
operate until 12:00 midnight on a Friday and Saturday.
Page 43
Overlooking AO12 Not Applicable –
PO12 Where the business activity adjoins an existing or The subject site does not adjoin an approved or existing
Business activities maintain the reasonable privacy approved residential use, the reasonable privacy and residential use.
and amenity of site and adjoining residents and their amenity of such uses is maintained by:
enjoyment of indoor and outdoor living areas is not (a) siting and orienting buildings to minimise the
unreasonably diminished. likelihood of overlooking occurring;
(b) having windows and outdoor areas, (including
balconies and terraces) located and designed so
that they do not look into dwellings or visitor
accommodation; and
(c) incorporating screening over building openings.
Noise, visual and odour impacts AO13.1 Complies –
PO13 Undesirable noise, visual or odour impacts on public While there are no adjoining residential uses, the Loading
Business activities are designed, sited and operated spaces and residential uses, are avoided or reduced and Storage Areas are located at the rear with access from
to avoid environmental nuisances such as noise, by: Wimmers Lane with the building providing screening from
visual or odour impacts that unreasonably diminish (a) providing vehicle loading/unloading and refuse Emerald Street.
the amenity of the area or surrounding uses. storage/collection facilities within enclosed service
yards or courtyards; and
(b) not locating site service facilities and areas along
any frontage to a street or other public space.
AO13.2 Not Applicable –
Where the business activity requires the use of There are no nearby sensitive land uses identified.
acoustic attenuation measures to mitigate adverse
impacts on nearby sensitive land uses, such measures
are designed and constructed to be compatible with the
local streetscape.
Live Music AO14.1 Not Applicable –
PO14 Where the site is adjacent to land in a residential zone The subject site does not adjoin a residential zone or
Live music creates entertainment for patrons and (excluding Tourist Accommodation Zone), the Noosa precinct.
vibrancy within the streetscape and is sited to avoid Business Centre High Density Residential Precinct,or
significant impacts on surrounding residential land the Rural Residential Zone live music is contained
uses. within an enclosed acoustically treated environment.
AO14.2 Not Applicable –
Acoustic live music (not reliant on electric or electronic Live Music is not anticipated for any proposed use.
equipment) ceases to operate in outdoor spaces by
9:00pm Sunday – Thursday, and by 10:00pm Friday
and Saturday, except if located within the Hastings
Street Mixed Use Precinct or Noosa Junction
Hospitality precinct where it can operate until 10:00pm
Sunday - Thursday, and by 12:00 midnight Friday and
Saturday.
Page 44
AO14.3 Not Applicable –
Amplified live music ceases to operate in outdoor Live Music is not anticipated for any proposed use.
space by 7:00pm seven days per week, except if
located within Hastings Street Mixed use precinct or
Noosa Junction Hospitality precinct where it can
operate until 9:00pm Sunday - Thursday and 10:00pm
Friday and Saturday.
PO15 AO15 Complies –
Waste storage areas, external storage areas and Waste storage areas, external storage areas and Loading and Storage Areas are located at the rear with
loading docks do not detract from the visual amenityloading docks are located within basements or are access from Wimmers Lane with the building providing
of the streetscape or cause nuisance to adjoining visually screened by landscaping or fencing and screening from Emerald Street.
properties. situated to the rear of the building.
Car Parking AO16 Complies –
AO16 Parking is provided in accordance with Table 9.4.2.4 of Carparking is provided at a compliant rate of 1 space per
Sufficient car parking is available to accommodate the Driveways and Parking Code. 20m2 of GFA (24 spaces total proposed).
the number and type of vehicles likely to be
generated by the use on site.
Veterinary Service
Response to PO17 Not Applicable – Proposal is not for a Veterinary Service
Service Station
Response to PO18-PO29 Not Applicable – Proposal is not for a Service Station
Markets
Response to PO30-PO37 Not Applicable – Proposal is not for a Market
Page 45
7.4 HERITAGE OVERLAY CODE
Purpose and overall outcomes
1. The purpose of the Heritage overlay code is to ensure:
(a) development on an identified local heritage place is compatible with the heritage significance of the place; and
(b) the streetscape character and significance of identified character areas are conserved and enhanced.
2. The overall outcomes sought for the Heritage overlay code are:
(a) Development on a local heritage place is compatible with the heritage significance of the place by:
(i) retaining local heritage places to a level that ensures the retention of their cultural heritage significance;
(ii) maintaining or encouraging as much as possible the appropriate use or adaptive reuse of a local heritage place to provide for the future protection of its
heritage values, while also protecting the amenity of adjacent uses;
(iii) protecting, as far as practical, the context and setting of the local heritage place;
(iv) ensuring that development on a local heritage place is sympathetic with the cultural heritage significance and retains valued heritage features of the place.
(b) Development is appropriately managed to prevent damage and disturbance to local heritage places during construction and operational phases of development.
(c) Development in a character area is sympathetic to the streetscape character and heritage values of the area by retaining buildings, structures and other elements
that contribute to the preferred character of the area and by complementing the predominant building styles in the street.
(d) For Cooroy-Maple Street Character Area:
(i) The historic business centre of Cooroy extending from Marara St in the north to Crystal Street in the south, including 9-73 Maple Street and 19 Crystal Street,
as shown on Heritage Overlay Map is retained and protected.
(ii) Business, community and residential buildings from the early to mid-twentieth century, which influence the character of the area are retained.
(iii) Local heritage places within Table 8.2.7.4 of this overlay code are protected including:
(A) Former Cooroy Butter Factory (Art Gallery), c.1930 – 11 Maple Street;
(B) Former Ferguson’s Auctioneer’s Office, c.1910 – 21 Maple Street;
(C) The Memorial Hall, c.1926 – 23-29 Maple Street;
(D) Cooroy Post Office, c.1914 – 33 Maple Street;
(E) Methodist (Uniting) Church and Church Hall, c.1911 – 51 Maple Street; and
(F) Peachy’s House, c.1929 – 68 Maple Street.
(iv) Development reflects country town character elements reminiscent of Cooroy’s heritage characteristics.
(v) Development maintains and reflects the historic architectural features in Cooroy including the traditional building designs of a predominately low rise and low
impact scale, typified by lightweight construction, with a timber frame, generally raised above ground on stumps, many featuring verandah elements,
sunhoods and awnings to window and wall openings and simple roof designs, either gabled or hipped. Typical materials used include timber for cladding and
corrugated iron for roofs.
(vi) The business centre characteristics, including continuous shop fronts with buildings predominantly single storey, reflecting a human scale with flat
cantilevered awnings over the footpath that create an intimate town atmosphere, are retained and protected.
(vii) Outdoor dining, verandas and glazed shopfronts provide an active interesting streetscape and places for people to meet.
(viii) Development along Maple Street, south of the business centre maintains a domestic scale and form consistent with the Queensland vernacular with
landscaped setbacks and front yards without front fences, and low impact domestic scale buildings that contribute to the open character of this part of
the character area.
Page 46
Criteria for assessment:
Performance Outcomes Acceptable Outcomes Compliance Response
Material Change of Use involving a Local Heritage Place
PO1 AO1 Not Applicable –
Development is compatible with the cultural heritage Development is undertaken in accordance with the The subject site is adjacent to but not a Heritage Place
significance of the local heritage place. Australian ICOMOS Charter for Places of Cultural itself.
Heritage Significance (Burra Charter).
PO2 No acceptable outcome provided Not Applicable –
Local heritage places are conserved and protected The subject site is adjacent to but not a Heritage Place
by providing for their adaptive reuse, provided the itself.
new use is compatible with the ongoing conservation
management of the local heritage place.
Reconfiguring a Lot involving a Heritage Place or Character Area
PO3 AO3 Not Applicable –
Development does not: Development is undertaken in accordance with the The proposal is not for Reconfiguration of a Lot.
(a) reduce public access to the local heritage place; Australian ICOMOS Charter for Places of Cultural
(b) result in a local heritage place being obscured Heritage Significance (Burra Charter).
from public view; and
(c) obscure or destroy any pattern of an historic
subdivision, the landscape setting or the scale
and consistency of the urban fabric relating to
the local heritage place or character area.
Building Work for demolition or removal of a Local Heritage Place
PO4 AO4.1 Not Applicable –
Local heritage places are retained, where Local heritage places are retained on their existing No demolition or removal of a Local Heritage Place is
practicable, and not removed from character areas. premises; proposed. This is a vacant site.
OR
AO4.2
Where a local heritage place cannot be practicably
retained on its existing premises, it is relocated to an
alternative location within the Noosa Shire and
reinstated to a standard that is suitable for reuse,
provided relocation of the building or structure will not
adversely impact on the cultural heritage significance of
the heritage site, having regard to whether the
maintenance of its significance is dependent on
the building on structure being retained in its existing
location;
OR
Page 47
AO4.3
Demolition only occurs where the—
(a) building or structure cannot be practicably
retained on the existing premises; and
(b) the premises are physically constrained such
that the building or structure cannot be
relocated to an alternative site; or
(c) the building or structure is structurally unsound
and not capable of economic repair.
AO4.4
Where a local heritage place is to be relocated or
demolished, an archival quality photographic record is
made of the features of the place, which meets the
standards outlined in the Queensland Government
Guideline: Archival recording of heritage places.
Building Work or Operational Work involving a Local Heritage Place
PO5 AO5 Not Applicable –
Development conserves and is subservient to the Development does not alter, damage remove or The subject site is adjacent to but not a Heritage Place
features and values of the local heritage place that conceal significant features of the local heritage place. itself. This is a vacant site.
contribute to its cultural heritage significance and
does not adversely affect the character, setting or
appearance of the local heritage place.
PO6 No acceptable outcome provided Not Applicable –
Development on local heritage places: The subject site is adjacent to but not a Heritage Place
(a) respects the original architectural style and itself. This is a vacant site.
proportions of the relevant era;
(b) retains the original roof form and pitch;
(c) retains or conforms with the original veranda,
window and door design and detailing;
(d) ensures building works are compatible with the
scale, height and bulk of the building;
(e) provides visual and structural disconnection of
new works from the existing building;
(f) locates building works to the rear of the
existing building or to where they are not visible
or overly obtrusive from the street or public
places;
(g) uses materials of the relevant architectural era;
(h) retains existing mature vegetation around
the site, particularly where it contributes to the
heritage significance of the place;
(i) ensures new garages, fencing and landscaping
Page 48
are compatible with the scale and design of the
relevant architectural era; and
(j) ensures excavations and earthworks do not
have a detrimental impact on sites of
archaeological potential.
PO7 No acceptable outcome provided To Comply –
The construction timing, transport, access, storage This will be a requirement of the building contractor.
and use of materials on and adjacent to the local
heritage place are managed to avoid adversely
impacting on the local heritage place.
Retention of historical streetscapes within character areas
PO8 AO8.1 Not Applicable –
The valued streetscape character within character Character buildings and heritage sites within character The subject site is adjacent to but not a Heritage Place
areas are protected through the retention of buildings areas are retained (see Figure AP3-6B for examples of itself. This is a vacant site.
that contribute positively to that character. character buildings);.
OR
AO8.2
Where a character building or heritage site cannot be
practicably retained on its existing premises,
the building or structure is relocated to an alternative
location within the Noosa Shire and reinstated to a
standard that is suitable for reuse, provided relocation
of the character building or heritage site will not result
in the loss of valued streetscape character;
OR
AO8.3
Demolition only occurs where the—
(a) building or structure cannot be practicably
retained on the existing premises; and
(b) the premises are physically constrained such that
the building or structure cannot be relocated to an
alternative location; or
(c) the building or structure is structurally unsound
and not capable of economic repair.
AO8.4
Where a character building or local heritage place is to
be relocated or demolished, an archival quality
photographic record is made of the features and
values, which meets the standards outlined in the
Queensland Government Guideline: Archival recording
of heritage places.
Page 49
Building Works or Operational Works within character areas
PO9 No acceptable outcome provided Complies –
Development in character areas is compatible with The proposed development compliments and is compatible
the setting and valued streetscape character by— with the local streetscape character respecting the form,
(a) respecting the form, bulk, scale and height of bulk, scale, height and style of nearby buildings in the
heritage sites or character buildings within the character streetscape. Carparking and services are located
streetscape; at the rear of the building and not visible from the Emerald
(b) complementing original roof forms and pitch Street frontage.
within the streetscape;
(c) locating building works to the rear of the
existing building or to where they are not visible
or overly obtrusive from the street or public
places;
(d) conforming with the original fencing, veranda
and façade design and detailing within the
streetscape;
(e) using materials and elements that reflect the
valued character; and
(f) retaining existing mature vegetation around
the site.
PO10 No acceptable outcome provided To Comply –
The construction timing, transport, access, storage This will be a requirement of the building contractor.
and use of materials on and adjacent to the character
area and character buildings are managed to avoid
adversely impacting on features and values.
Advertising devices and interpretive signage
PO11 No acceptable outcome provided Complies –
Interpretive signs do not adversely impact on the Proposed signage will not adversely impact on the local
valued character of a local heritage heritage character of the area.
place or character area.
Advertising devices No acceptable outcome provided Complies –
PO12 Proposed signage will be in keeping with other nearby
Advertising devices located on a local heritage streetscape signage and will not adversely impact on the
place or within a character area are designed and local heritage character of the area.
sited so as to—
(a) be compatible with the cultural heritage
significance and valued character of the place or
area;
(b) not obscure the appearance or prominence of
the heritage or character values when viewed
from the major road network or any
adjoining public open space.
Page 50
8.0 CONCLUSION
This development is designed to meet the growing and changing needs of the locality
and new owners of the subject site. It proposes a new 2 Storey Commercial Building
for Business Use with the flexibility of use as Offices or possible Health Care Service
and Food & Drink Outlet as Accepted Development.
In summary:
• The proposed use of the site is generally consistent with the vision and desired
outcomes of the Strategic and Local Plans;
• Is sympathetic and complimentary to the heritage character of the local
streetscape;
• The proposed development generally accords with the Performance Criteria of
the relevant codes;
• Is of a density and scale compatible with the surrounding locality and future
intent of the area;
• Is visually appealing, maintains and enhances the existing streetscape and
character of the locality;
• Makes use of existing infrastructure; and
• Addresses a demand and need for this type of development in the area.
Generally, we believe this development proposal meets the requirements of the Noosa
Council Planning Scheme and accordingly seek a timely approval with reasonable and
relevant conditions for the same. Please contact the applicant if any additional
information is required.
Page 51
Appendix 1 — Noosa Council Property Details
Page 52
3/31/22, 11:13 AM Public > Noosa Plan 2020
1 OF 1
>
Lot 47
Plan C5602
Property ID 128794
Property Name
Lot Area 1010.96
Address 2 Emerald St, COOROY
QLD 4563
DA History
DA History
SARA Link
SARA Link
Google (click on image to visit)
Streetview:
Acid Sulphate -
Soils
Agricultural -
Land
Conservation
Area
Bushfire -
Coastal -
Protection Area
Environment - -
Enhance Or
Protect
Extractive -
https://enterprise.mapimage.net/IntraMaps910/?configId=64251f07-9411-4a61-930e-2bd9b45d8fff&project=Public&module=Noosa Plan 2020&to… 1/2
Page 53
3/31/22, 11:13 AM Public > Noosa Plan 2020
Resource - Haul
Route Buffer
Flood Hazard -
Extents
Gas Pipeline -
Heritage - YES
Character Area
Heritage - QLD -
Register
Heritage Site -
Noosa Plan District Centre
Zones (2020)
Key Resource -
Processing Area
Local -
Resources
Processing Area
2020 Precinct -
Mining Leases -
Resource -
Separation Area
Riparian Buffer -
Area
Slide Hazard - -
All Combined
Koala Priority -
Habitat
Core Koala -
Habitat
Local Koala -
Habitat
https://enterprise.mapimage.net/IntraMaps910/?configId=64251f07-9411-4a61-930e-2bd9b45d8fff&project=Public&module=Noosa Plan 2020&to… 2/2
Page 54
3/31/22, 11:15 AM Noosa Council - eProperty - Property Details
Registered User Login
Property Details
Property Details
Property Number 128794
Property Type Vacant Block
Status Current
Property Address 2 Emerald St COOROY QLD 4563
Legal Description Lot 47 C 5602
Related Land Parcels
Formatted Address 2 Emerald St COOROY QLD 4563
Land Legal Description Lot 47 C 5602
Applications Submitted
Application Submitted
Details Stage/Decision
Number Date
Demolition/Removal of Dwelling & Shed - 2 Emerald St
PC14/1033 24/10/2014 Finalised
COOROY
LAPSED - 2 Emerald St Cooroy - Retail Business Type
2 - Shop (3) and Commercial Business Type 1 - Office
MCU14/0091 17/11/2014 Lapsed
(3) - B & H Durrington & KS Smith - Max Watterson &
Associates
PREVIOUS
https://noo-web.t1cloud.com/T1PRDefault/WebApps/eProperty/P1/eTrack/eTrackPropertyDetails.aspx?r=P1.WEBGUEST&f=%24P1.ETR.PRPD… 1/1
Page 55
3/31/22, 11:14 AM Noosa Council - eProperty - Application Search Results
Registered User Login
Application Search Results
Application Submitted
Details Stage/Decision
Number Date
LAPSED - 2 Emerald St Cooroy - Retail Business Type
2 - Shop (3) and Commercial Business Type 1 - Office
MCU14/0091 17/11/2014 Lapsed
(3) - B & H Durrington & KS Smith - Max Watterson &
Associates
Demolition/Removal of Dwelling & Shed - 2 Emerald St
PC14/1033 24/10/2014 Finalised
COOROY
PREVIOUS
https://noo-web.t1cloud.com/T1PRDefault/WebApps/eProperty/P1/eTrack/eTrackApplicationSearchResults.aspx?r=P1.WEBGUEST&f=$P1.ETR.… 1/1
Page 56
Appendix 2 — Existing Site Survey Plan
Page 57
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u“ FENCE DENOTES DAMPOCL Scale 1:250 - Lengths are in Metres
MAJOR CONTOUR ey beNores TACE busts | | | | | | | | | |
MINOR CONTOUR 25 0 2.5 5 75 10 12.5 15 17.5 20 22.5 25 27.5
Client: Project: Plan 1 of 1 NOTE:
B H DURRINGTON PLAN SHOWING This plan has been prepared for building
. . Date: 05-06-15 design purposes only.
D ETA! L & CONTOU RS Underground services not located except
MAX WATTERSON AT ON LOT 47 ON Scale: 1:250 where evident on surface.
Di i fi 1$216292.
ASSOCIATES C5602. Datum: AHD imensions from
Origin: RL seer Addendum: 05/06/2015 Detail east of Lot
PARISH: TEWANTIN . 46/47 boundary from previous survey shown
eee Cont.Int: 0.5m on Plan 14-3702AA.
aple Street .
PO Box 639 COUNTY: MARCH
Cooroy Qid 4563
LOCAL GOVT: NOOSA SHIRE COUNCIL Ref:
Ph. (07) 54426121 er:
eno Wey ies de) LOCALITY: COOROY -
Email. [email protected] 14 3702AB
Page 58
Appendix 3 — State Assessment & Referral Agency Report
Page 59
State Assessment and Referral Agency
Dat
e:31/
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2022
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andGovernment
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ableonthedepartment’swebsi t
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Matters of Interest for all selected Lot Plans
SEQ Regional Plan land use categories
Water resource planning area boundaries
Matters of Interest by Lot Plan
Lot Plan: 47C5602 (Area: 1012 m 2)
SEQ Regional Plan land use categories
Water resource planning area boundaries
Page 60
State Assessment and Referral Agency
Dat
e:31/
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2022
¢
Legend
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Page 61
State Assessment and Referral Agency
Dat
e:31/
03/
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Legend
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Page 62
State Planning Policy - Lot Plan Search
Making or amending a local planning instrument
and designating land for community infrastructure
Date: 31/03/2022
Location Diagram
Queensland Government
© The State of Queensland 2022. ¢
Queensland
Queensland 0 8 16 24 32
Metres
Disclaimer: This map has been prepared with due care based on the best available information at the time of publication. However, the State of Queensland
(acting through the department) makes no representations, either express or implied, that the map is free from errors, inconsistencies or omissions. Reliance
on information contained in this map is the sole responsibility of the user. The State disclaims responsibility for any loss, damage or inconvenience caused as
a result of reliance on information or data contained in this map.
Page 63
State Planning Policy mapping layers - consolidated list for all selected Lot Plans
(Note: Please refer to following pages for State Interests listed for each selected Lot Plan)
NATURAL HAZARDS RISK AND RESILIENCE
- Flood hazard area - Local Government flood mapping area*
State Planning Policy
Making or amending a local planning instrument
and designating land for community infrastructure
Date: 31/03/2022
Queensland Government
Disclaimer: This map has been prepared with due care based on the best available information at the time of publication. However, the State of
© The State of Queensland 2022. Queensland (acting through the department) makes no representations, either express or implied, that the map is free from errors, inconsistencies
or omissions. Reliance on information contained in this map is the sole responsibility of the user. The State disclaims responsibility for any loss,
damage or inconvenience caused as a result of reliance on information or data contained in this map.
Page 64
State Planning Policy mapping layers for each selected Lot Plan
Lot Plan: 47C5602 (Area: 1012 m2)
NATURAL HAZARDS RISK AND RESILIENCE
- Flood hazard area - Local Government flood mapping area*
State Planning Policy
Making or amending a local planning instrument
and designating land for community infrastructure
Date: 31/03/2022
Queensland Government
Disclaimer: This map has been prepared with due care based on the best available information at the time of publication. However, the State of
© The State of Queensland 2022. Queensland (acting through the department) makes no representations, either express or implied, that the map is free from errors, inconsistencies
or omissions. Reliance on information contained in this map is the sole responsibility of the user. The State disclaims responsibility for any loss,
damage or inconvenience caused as a result of reliance on information or data contained in this map.
Page 65
Appendix 4 — Previous Development Approval MCU14/0091
Page 66
Officer: Glen Conforti
Direct Telephone: 07 53296241
Our Reference: MCU14/091:
Your Reference: 14/3702
31 July 2015
BH Durrington & AT Durrington & KS Smith TTE
C/- Max Watterson & Associates
PO Box 639
COOROY QLD 4563
Dear Sir
Decision Notice
Sustainable Planning Act 2009
I refer to your application and advise that on 30 July 2015, Council decided to approve
the application in full subject to conditions.
Details of the decision are as follows:
1 APPLICATION DETAILS
Application No: MCU14/0091
Street Address: 2 Emerald Street Cooroy Qld 4563
Real Property Description: Lot 47 C 5602
Planning Scheme: The Noosa Plan (16 September 2013)
2 DECISION DETAILS
The following type of approval has been issued:
• Development Permit for Material Change of Use of Premises - Retail Business
Type 2 - Shop (3) & Commercial Business Type 1 - Office (3)
3 RELEVANT PERIOD OF APPROVAL
The relevant period for this development approval is 4 years starting the day that this
development approval takes effect.
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.
PO Box 141 P. (07) 5329 6500 [email protected]
TEWANTIN QLD 4565 F. (07) 5329 6501 www.noosa.qld.gov.au
Page 1 of 11
Page 67
MCU14/0091
Approved Plans
2. Development undertaken in accordance with this approval must generally comply
with the approved plans of development. The approved plans are listed in the
following table unless otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
A1.00 B Site Plan, prepared by Tulip Design 21.03.15
A1.01 B Floor Plan, prepared by Tulip Design 21.03.15
A2.01 B Elevations – Sheet 1, prepared by Tulip Design 21.03.15
A2.02 B Elevations – Sheet 2, prepared by Tulip Design 21.03.15
A3.01 B Section, prepared by Tulip Design 21.03.15
A9.01 B 3D impressions, prepared by Tulip Design 21.03.15
L1.01 B Landscape Plan, prepared by Tulip Design as 21.03.15
annotated by Council
3. The Approved Plans must be amended to incorporate the amendments listed
within this Decision Notice and resubmitted to Council prior to the issue of any
Development Permit for Operational Works*.
*(Refer to Advisory Note)
Building Height
4. The maximum height of the development must not exceed 8 metres above the
finished ground level and the natural ground level and 2 storeys.
5. Certification must be submitted to Council from a Licensed Surveyor which certifies
that the building does not exceed the maximum height requirement of this Decision
Notice.
Performance Bond
6. Security in the form of a cash bond or trading bank guarantee to the sum of
$10,000 must be submitted to Council, to secure performance of all conditions of
this approval, prior to the issue of a Development Permit for Operational Works.
The cash bond or trading bank guarantee will be returned on performance of the
conditions of approval less any costs incurred by Council in respect of enforcing
performance of this permit. Council reserves the right to call upon the bond or
guaranteed sum to effect compliance with conditions.
Street Identification
7. The street address of the development must be clearly visible and discernible from
the primary frontage of the site by the provision of a street number and, where
appropriate, the building name.
Building Design
8. The street awning must extend for the full width of the frontage and be setback 1m
from the face of the kerb. Amended plans must be submitted prior to the issue of
an operational works approval.
Page 2 of 11
Page 68
MCU14/0091
9. A variety of external material finishes must be incorporated to the north elevation
and the west elevation as indicated on the approved plan.
10. All mechanical equipment such as air-conditioning units, pumps or refrigeration
and the like must not be seen from Emerald Street.
Water & Sewer Connections
11. An underground connection to reticulated water and sewerage must be provided to
the development site in accordance with the standards and requirements of
Northern SEQ Distributor–Retailer Authority (Unitywater).
A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority
(Unitywater) must be submitted to Council that certifies an underground connection
to reticulated water and sewerage has been provided to the development site.
Landscaping Works
12. The development site must be landscaped. The works must be undertaken
generally in accordance with the approved landscaping plan, Planning Scheme
Policy PSP 3 Landscaping Plants and Guidelines and in accordance with an
Operational Works approval and must include in particular:
a. the works shown on the Approved Plans
b. the Archontophoenix cunninghamiana must be deleted from within the
garden along the Emerald Street frontage and replaced with a native shrub
13. 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.
14. All landscape works must be maintained generally in accordance with the
approved design for the life of the development.
ENGINEERING
External Works
15. Emerald Street must be upgraded for the length of its frontage to the subject site.
The works must be undertaken in accordance with an Operational Works approval
and must include in particular:
a. a full width pathway extending from the property boundary to the kerb and
channel
b. works to transition the new full width pathway to match smoothly with the
existing frontages of the adjoining properties. These works will extend
beyond the frontage of the subject site. The transitions must be constructed
at grades that are in accordance with Council’s Planning Scheme Policy 5 –
Engineering Design Standards – Roads, Drainage and Earthworks.
c. any necessary relocation or alteration to existing access from Emerald Street
to the adjoining property at 4 Emerald Street must be undertaken. The type
and extent of these works must be in agreement with the adjoining property
owner and clearly shown on plans submitted for operational works
d. any relocation/reinstatement of existing services in the road verge
These works are to be undertaken at no cost to Council.
Page 3 of 11
Page 69
MCU14/0091
This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009
being non-trunk infrastructure.
Site Access and Driveways
16. A sealed access driveway must be provided from Wimmers Lane to all parking and
manoeuvring areas of the development. The works must be undertaken in
accordance with an Operational Works approval and must include in particular
extension of the existing formation to the property boundary to provide a suitable
access to the carparking area.
This condition is imposed pursuant to s665 of the Sustainable Planning Act 2009
being non-trunk infrastructure.
Car Parking
17. A minimum of 23 car parking spaces must be provided and marked on the site and
made available and accessible at all times while the use is open for business. The
works must be undertaken in accordance with an Operational Works approval and
must include in particular:
a. 12 customer parking spaces within the total, which are clearly marked for
that purpose and accessible at all times for visitor use
b. 11 staff parking spaces within the total, which are clearly marked for that
purpose
c. 1 disabled parking space within the total
d. crossfalls, dimensions and gradients in accordance with Australian Standard
AS2890: Parking Facilities.
18. 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.
Bicycle Facilities
19. Six (6) bicycle parking spaces and 3 lockers must be provided for the
development.
Stormwater Drainage
20. All stormwater drainage must be collected and discharged so there is no net
increase in stormwater runoff from the site.
21. The site must be provided with a stormwater drainage system connecting to a
lawful point of discharge. The works must be undertaken in accordance with an
Operational Works approval and be generally in accordance with drawing number
1501-02B prepared by Callaghan and Toth dated March 2015.
Undergrounding of Existing Overhead Powerlines
22. The existing overhead electricity reticulation connection to the site must be
removed and any new connection must be provided underground.
Easements
23. A 1.5 metre wide easement for “Public Thoroughfare” purposes must be registered
against the title of the property in favour of Council. The easement must be located
directly adjacent to the Wimmers Lane frontage. The easement must:
a. be clearly shown on all plans submitted for Operational Works
Page 4 of 11
Page 70
MCU14/0091
b. be registered prior to the commencement of the use
c. the terms of the easement must allow for the use of the easement for car
parking purposes until such time Council decides otherwise.
24. 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.
25. 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.
26. All works must be kept clear of any existing or proposed easements on the subject
land, unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
27. All fill and associated 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.
Damage to Services and Assets
28. 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.
ENVIRONMENTAL HEALTH
Waste Disposal
29. The developer must provide waste storage and disposal facilities in accordance
with Planning Scheme Policy No. 9 “Waste Management Multi-Dwellings and
Commercial and Industrial Premises” and an operational works approval. The
facilities must include an external impervious area correctly sized for all refuse and
recycling containers and suitably screened from public places and neighbouring
properties. A bin wash area is required with a cold-water tap, hose and drain outlet
connected to sewer, via a bucket trap. The drain outlet must be designed to
prevent storm water entry to the sewerage system. This can be achieved with a nib
wall 50mm high and up to 700mm x 700mm wide (max 0.5m²), or alternatively the
waste area can be roofed, or any other design approved by Council.
30. Refuse containers must be provided in accordance with the requirements of the
Environmental Protection (Interim Waste) Regulation 1996 and (Waste
Management) Regulation 2000, for the storage and collection of refuse.
Page 5 of 11
Page 71
MCU14/0091
31. A Waste Management Plan (Operational) in accordance with Planning Scheme
Policy No. 9 “Waste Management Multi-Dwellings and Commercial and Industrial
Premises”, must be submitted for the day-to-day operation of the development and
approved by Council’s Health Section prior to issue of development permit for
operational works. The Waste Management Plan must include the following:
• the types of waste that will be generated from the activities approved within
the development
• estimated volumes or tonnage of both recyclables and waste generated
• methods to be used for dealing with garden waste
• initiatives to minimize waste either by waste prevention, reduction, re-use or
recycling
• description of procedures for getting all waste to the bins; the storage of bins
and the collection of bins by the contractor
• a detailed description of vehicular access to collect waste. Where collection
is off street, access must allow vehicles to enter and leave the site in a
forward direction.
Noise Nuisance
32. Noise emission from mechanical equipment must comply with the following
requirements:
a. Air-conditioning and Refrigeration
• 7am to 10pm: Maximum background + 5dB(A)
• 10pm to 7am: Maximum background + 3dB(A)
b. Pumps
• 7am to 7pm: Maximum background + 5dB(A)
• 7pm to 10pm: Maximum background + 3dB(A)
• 10pm to 7am: No audible noise.
33. Submission of written certification from a suitably qualified person confirming that
the noise levels from all mechanical equipment comply when measured at the
most exposed part of an affected building, whichever is the closest to the
equipment.
The assessment and certification is required immediately after installation of the
equipment and prior to any occupation of the building, and in a format approved by
Council. All equipment should be operating at the same time to test the overall
noise level created.
5 REFERRAL AGENCIES
Not Applicable.
6 ADVISORY NOTES
The following notes are included for guidance and information purposes only and do not
form part of the assessment manager conditions:
Page 6 of 11
Page 72
MCU14/0091
Equitable Access and Facilities
1. 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.
Development Compliance Inspection
2. Prior to the commencement of the use, please contact Council's DA Planning
Section to arrange a Development Compliance Inspection.
Infrastructure Charges
3. This Development Permit will trigger an “Infrastructure Charge Notice” to be issued
in accordance with Council’s “Adopted Infrastructure Charges Resolution” under
the State Planning Regulatory Provision (Adopted Charges) and the Sustainable
Planning Act 2009.
Noise
4. It is highly recommended the person engaged to certify the installation of
mechanical equipment is involved at the plan development stage to recommend
where this equipment is best located. They can also advise about noise enclosures
and can make other suggestions to avoid noise problems. It is a lot more costly to
try and deal with noise problems after everything is built.
Building and Construction Industry (Portable Long Service Leave) Levy
5. The QLeave levy must be paid prior to the issue of a development permit where it
is required. Council will not be able to issue a Decision Notice without receipt of
details that the Levy has been paid. QLeave contact: 1800 803 481 (free call) or
(07) 3212 6855.
Co-ordination of Operational Works Assessment
6. Additional application fees apply to Operational Work applications where the
different aspects of the works are lodged separately. Significant savings in
application fees will result if all works are lodged in a single application.
Preparation of a Preliminary Construction Management Plan
7. A preliminary Construction Management Plan must be submitted with the
Operational Works application and must address the following:
a. traffic management during all aspects of the construction phase including:
i. a Traffic Management Control Plan in accordance with the Manual of
Uniform Traffic Control Devices (MUTCD) detailing all temporary
signage and traffic control measures prior to construction
ii. maintenance of safe pedestrian access for the areas affected by the
works during and after daily construction has ceased
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MCU14/0091
iii. proposed fencing to the site during the construction phase of the
development
iv. provision for worker car parking
b. maintenance and protection of water quality and existing drainage lines
through the construction site, through the implementation of appropriate
erosion and sediment control measures
c. works programme identifying key components of the works and their
respective durations
d. establishment of a communication protocol with the general public, adjoining
owners, emergency services and local businesses to advise of agreed
construction times, impacts on traffic, services and other relevant issues
e. identification of complaint management procedures including:
i. contact details for the on-site manager
ii. dispute resolution procedures
f. it is acknowledged that the preliminary Construction Management Plan will
be a draft document requiring finalisation upon appointment of the Principal
Contractor employed to construct the works and a final document will be
required to be submitted at the Pre-Start Meeting for the project.
7 PROPERTY NOTES
Not Applicable
8 PRELIMINARY APPROVAL OVERRIDING PLANNING SCHEME
Not Applicable
9 FURTHER DEVELOPMENT PERMITS REQUIRED
• Development Permit for Operational Works (External Works, electrical,
landscaping, access, stormwater and earthworks)
• Development Permit for Building Works (all Building Works)
10 SELF ASSESSABLE CODES
The following codes for self-assessable development related to the development
approval issued under this Decision Notice must be complied with.
• Advertising Devices Code
11 SUBMISSIONS
Not Applicable
12 REASONS/GROUNDS FOR APPROVAL
Not Applicable
13 RIGHTS OF APPEAL
You are entitled to appeal against this decision. A copy of the relevant appeal provisions
from the Sustainable Planning Act 2009 is attached.
Page 8 of 11
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MCU14/0091
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. Taking this step will defer your appeal period, which will commence again from
the start the day after you receive a “negotiated decision notice”. (Refer to Part 8
“Dealing with decision notices and approvals” - Division 1 “Changing decision notices
and approvals during applicant’s appeal period” of the Sustainable Planning Act 2009.)
14 OTHER DETAILS
If you wish to obtain more information about Council’s decision, electronic copies are
available on line at www.noosa.qld.gov.au, or at Council Offices.
Yours faithfully
Kerri Coyle
Manager Planning & Environment
cc Unitywater
Enc: Adopted Infrastructure Charge Notice
Approved Plans/Documents
Appeal Rights
Page 9 of 11
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MCU14/0091
Appeal Rights
SUSTAINABLE PLANNING ACT 2009 & SUSTAINABLE PLANNING
REGULATION 2009
The following is an extract from the Sustainable Planning (4) The appeal must be started within 20 business days
Act 2009 (Chapter 7). (the submitter’s appeal period) after the decision
notice or negotiated decision notice is given to the
MATERIAL CHANGE OF USE, RECONFIGURING A submitter.
LOT & OPERATIONAL WORKS
463 Additional and extended appeal rights for
Division 8 Appeals to court relating to submitters for particular development
development applications and applications
approvals (1) This section applies to a development application to
which chapter 9, part 7 applies.
461 Appeals by applicants (2) A submitter of a properly made submission for the
(1) An applicant for a development application may application may appeal to the court about a referral
appeal to the court against any of the following— agency’s response made by a prescribed
(a) the refusal, or the refusal in part, of the concurrence agency for the application.
development application; (3) However, the submitter may only appeal against a
(b) any condition of a development approval, referral agency’s response to the extent it relates
another matter stated in a development to—
approval and the identification or inclusion of (a) if the prescribed concurrence agency is the
a code under section 242; chief executive (environment)—development for
(c) the decision to give a preliminary approval an aquacultural ERA; or
when a development permit was applied for; (b) if the prescribed concurrence agency is the
(d) the length of a period mentioned in section chief executive (fisheries)—development that
341; is—
(e) a deemed refusal of the development (i) a material change of use of premises for
application. aquaculture; or
(2) An appeal under subsection (1)(a), (b), (c) or (d) (ii) operational work that is the removal,
must be started within 20 business days (the damage or destruction of a marine plant.
applicant’s appeal period) after— (4) Despite section 462(1), the submitter may appeal
(a) if a decision notice or negotiated decision against the following matters for the application even
notice is given—the day the decision notice if the matters relate to code assessment—
or negotiated decision notice is given to the (a) a decision about a matter mentioned in section
applicant; or 462(2) if it is a decision of the chief executive
(b) otherwise—the day a decision notice was (fisheries);
required to be given to the applicant. (b) a referral agency’s response mentioned in
(3) An appeal under subsection (1)(e) may be started subsection (2).
at any time after the last day a decision on the
matter should have been made. 464 Appeals by advice agency submitters
(1) Subsection (2) applies if an advice agency, in its
462 Appeals by submitters—general response for an application, told the assessment
(1) A submitter for a development application may manager to treat the response as a properly made
appeal to the court only against— submission.
(a) the part of the approval relating to the (2) The advice agency may, within the limits of its
assessment manager’s decision about any jurisdiction, appeal to the court about—
part of the application requiring impact (a) any part of the approval relating to the
assessment under section 314; or assessment manager’s decision about any part
(b) the part of the approval relating to the of the application requiring impact assessment
assessment manager’s decision under under section 314; or
section 327. (b) any part of the approval relating to the
(2) To the extent an appeal may be made under assessment manager’s decision under section
subsection (1), the appeal may be against 1 or 327.
more of the following— (3) The appeal must be started within 20 business days
(a) the giving of a development approval; after the day the decision notice or negotiated
(b) any provision of the approval including— decision notice is given to the advice agency as a
(i) a condition of, or lack of condition for, submitter.
the approval; or (4) However, if the advice agency has given the
(ii) the length of a period mentioned in assessment manager a notice under section
section 341 for the approval. 339(1)(b)(ii), the advice agency may not appeal the
(3) However, a submitter may not appeal if the decision.
submitter—
(a) withdraws the submission before the 465 Appeals about decisions relating to extensions
application is decided; or for approvals
(b) has given the assessment manager a notice (1) For a development approval given for a development
under section 339(1)(b)(ii). application, a person to whom a notice is given under
Page 10 of 11
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MCU14/0091
section 389, other than a notice for a decision under
section 386(2), may appeal to the court against the
decision in the notice.
(2) The appeal must be started within 20 business days
after the day the notice of the decision is given to the
person.
(3) Also, a person who has made a request under
section 383 may appeal to the court against a
deemed refusal of the request.
(4) An appeal under subsection (3) may be started at
any time after the last day the decision on the matter
should have been made.
466 Appeals about decisions relating to permissible
changes
(1) For a development approval given for a development
application, the following persons may appeal to the
court against a decision on a request to make a
permissible change to the approval—
(a) if the responsible entity for making the change is
the assessment manager for the application—
(i) the person who made the request; or
(ii) an entity that gave a notice under section
373 or a pre-request response notice
about the request;
(b) if the responsible entity for making the change is
a concurrence agency for the application—the
person who made the request.
(2) The appeal must be started within 20 business days
after the day the person is given notice of the
decision on the request under section 376.
(3) Also, a person who has made a request under
section 369 may appeal to the court against a
deemed refusal of the request.
(4) An appeal under subsection (3) may be started at
any time after the last day the decision on the matter
should have been made.
467 Appeals about changing or cancelling conditions
imposed by assessment manager or concurrence
agency
(1) A person to whom a notice under section 378(9)(b)
giving a decision to change or cancel a condition of a
development approval has been given may appeal to
the court against the decision in the notice.
(2) The appeal must be started within 20 business days
after the day the notice of the decision is given to the
person.
Page 11 of 11
Page 77
House to be removed from site Emerald St Emerald St
Awning set back from
kerb approx 500mm
Existing street
parking, nose in
setback
DN
Site Existing access on
adjoining property
Wimmers Lane
Bike parking under
Shed to be demolished access deck
Bins and
Keep clear loading
12
Location NORTH
1 1 : 1000
public
public
11
10
13 public
public
Parking and
service area for
14
adjacent properties
Development Parameters public 9
Public parking bays
2600
15 public
5400 3000 3000 5400 2600 x 5400
New building use area: Retail 210sqm (Ground Floor) public 8 16 public
Commercial/ Office 220sqm (First Floor)
Total use area (excludes balcony area) 430sqm Landscape border
public 7 17 public
public
Landscape border
public 6
Parking 18 staff
Shop = 22.3 spaces staff 5 19 staff
Office = 11 spaces
Total Required = 23.3 spaces staff 4 20 staff
2400
staff 3 21 staff
Staff parking bays
1500 easement
Provided = 23 spaces 2400 x 5400
staff 2 22 staff
Bicycles staff 1 23 staff
1 space per 100sqm Use Area required = 5 spaces
300
Provided = 5 spaces Bitumen run into Wimmers Lane
Wimmers Lane
as precedent set at other
properties along Emerald St/
Height of proposed building max 8m above natural ground Wimmers Lane
Highest RL of building element = RL 117,850
22/03/2015 2:43:29 PM
Plot Ratio 0.65:1 APPROVED PLANS
Site coverage proposed (346sqm) 34% Site Plan MCU14/0091
2 1 : 350 NOOSA COUNCIL
Landscape area as % of site 105sqm > 10% 30 JULY 2015
Rev Description Date
A DA submission 10.11.14 2 Emerald Street, Cooroy Site Plan
B RFI response 21.03.15
B + A Durrington Project number 1505 Drawing number Rev
Date October 2014
COPYRIGHT: This design and drawing remains the intellectual property of Tulip
Drawn by Rcl
A1.00 B
Design Queensland and cannot be used, copied or modified for any purpose
Tulip Design Queensland, 39 Tulip Street, Cooroy QLD 4563 without express written permission.
W: www.tdq.com.au T: 0426 439 395 E:[email protected] Checked by Rcl Scale @ A3 As indicated
Page 78
A B C D A B C D
block face to boundary line
1110 6325 6275 6375 36 block face to
boundary line
18972 6325 6275 6375
6132 6275 6185
A2.01 1500 1500
r
te Sewer
Sewer m
wa
or
St 3045 from boundary
Power pole 2 metal roof sheeting; Klip lok or similar
Telstra Telstra
Comms
2°
Water Water Battens (aluminium or
Hyd
Existing footpath composite timber)
Battered landscape bankWater Level (feathered)
1 Boundary line
access
Screen wall
1200
Existing
2960
2960
Steps sewer i.o. Balcony
2210
Screen wall
condenser
1000
A/C
A/C condenser
2 shopfront (entry doors not shown) 2526
Blockwork
setback from 1000 walkway width 5
310
front boundary
pedestrian walkway
1110mm
2
R1 R2 R3 C1 C2 C3
A2.02
16860
70 sqm 70 sqm 70 sqm
11500
1 A2.01 80 sqm 70 sqm 70 sqm
division of lettable space is
Size of lift shaft to be division of lettable space is 36 block face to
boundary line indicative and may vary
confirmed to suit lift indicative and may vary
16860
selected
Exit distance Exit distance
line = 19.5m line = 19m
109900
1600
2400 internal
1544
condenser
Stormwater
A/C
3
1202
Lift
AS1428 compliant
layout not shown Lift access M
2400
2400
PWD
F
4
turning head
Batten screen Cleaner sink
2500
1
Bins
Loading bay line of roof over 1200
Potential grease trap in-ground location
Stormwater
12
3295
A2.02 Stormwater
3295
gulley pit
No parking
adjacent PWD Bollard 12
11 13
PWD
parking
10
14
6000
9
15
2.6m x 5.4m car spaces
APPROVED PLANS
22/03/2015 2:37:20 PM
8 16
MCU14/0091
Ground Floor 7 Level 1 NOOSA COUNCIL
1 2
17
1 : 200 1 : 200 30 JULY 2015
6
Rev Description Date
A DA submission 31.10.14 2 Emerald Street, Cooroy Floor Plans
B RFI response 21.03.15
B + A Durrington Project number 1505 Drawing number Rev
Date October 2014
COPYRIGHT: This design and drawing remains the intellectual property of Tulip
Drawn by Rcl
A1.01 B
Design Queensland and cannot be used, copied or modified for any purpose
Tulip Design Queensland, 39 Tulip Street, Cooroy QLD 4563 without express written permission.
W: www.tdq.com.au T: 0426 439 395 E:[email protected] Checked by Rcl Scale @ A3 1 : 200
Page 79
APPROVED PLANS
MCU14/0091
NOOSA COUNCIL
Lift shaft beyond Metal Klip-Lok or similar roof
30 JULY 2015
2°
Rendered and painted blockwork wall
Signage panels
East
1 1 : 100 Footpath awning
2°
Bin area screening
Battered landscape bank
Metal Klip-Lok or similar roof Signage panels Footpath awning Rendered and painted blockwork wall
117359 top of wall
North Sign Signage zone - Commercial
2 1 : 100 Sign
2700
Sign
7459
Level 1
6200
300
113400
Signage - Retail
Boundary
1100
Building facade
3500
(block face)
3150
3000
Boundary
2700
35mm inside
boundary
Ground Floor
22/03/2015 2:38:05 PM
109900
Driveway to adjacent
properties
Rev Description Date
A DA submission 10.11.14 2 Emerald Street, Cooroy Elevations - Sheet 1
B RFI response 21.03.15
B + A Durrington Project number 1505 Drawing number Rev
Date October 2014
COPYRIGHT: This design and drawing remains the intellectual property of Tulip
Drawn by Rcl
A2.01 B
Design Queensland and cannot be used, copied or modified for any purpose
Tulip Design Queensland, 39 Tulip Street, Cooroy QLD 4563 without express written permission.
W: www.tdq.com.au T: 0426 439 395 E:[email protected] Checked by Rcl Scale @ A3 1 : 100
Page 80
APPROVED PLANS
A B C D MCU14/0091
NOOSA COUNCIL
30 JULY 2015
117700
Metal Klip-Lok or similar roof
Lift shaft
Signage zone - Commercial
7800
South
Batten
screening
Bin area screening
1 1 : 100
West
2 1 : 100
1 2 3 4
117700
117359 Metal Klip-Lok or similar roof Lift shaft,
Rendered block
Rendered and
painted
blockwork wall
2700
Footpath awning Batten screen
7800
Level 1
8000
113400
Bin area beyond
Painted fc panel system or similar fire rated wall at first floor
Battered
landscape bed
Rendered and painted
blockwork wall
22/03/2015 2:38:44 PM
Footpath Ground Floor
109900
Rev Description Date
A DA submission 10.11.14 2 Emerald Street, Cooroy Elevations - Sheet 2
B RFI response 21.03.15
B + A Durrington Project number 1505 Drawing number Rev
Date October 2014
COPYRIGHT: This design and drawing remains the intellectual property of Tulip
Drawn by Rcl
A2.02 B
Design Queensland and cannot be used, copied or modified for any purpose
Tulip Design Queensland, 39 Tulip Street, Cooroy QLD 4563 without express written permission.
W: www.tdq.com.au T: 0426 439 395 E:[email protected] Checked by Rcl Scale @ A3 1 : 100
The text continues on page 81.