MCU25/0118 - APPLICATION FOR MATERIAL CHANGE OF USE FOR MULITIPLE DWELLING - AFFORDABLE RENTAL PREMISES (25 x SMALL DWELLINGS) AT 64 LAKE MACDONALD DRIVE, COOROY · ATTACHMENT 2 - (MCU25 0118) - PLANNING OFFICERS REPORT

PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT                                10 FEBRUARY 2026


   The identified matters of non-compliance are limited in nature and do not result in unacceptable
   planning, amenity or land use impacts when assessed in accordance with the performance-
   based framework of the Noosa Plan 2020.


4.9. Public Notification
The application was publicly notified for fifteen (15) business days in accordance with the Planning
Act 2016. Fifty-three (53) properly made submissions were received. The following table provides
a summary and assessment of the issues raised by submitters.

 Matters Raised                         Comments

 Incorrect   zone         for     this The Community Facilities Zone supports multiple dwelling
 development                           development, provided it is delivered as Affordable Rental
                                       Premises. Within the Noosa Plan, a series of assessment
 Inappropriate to establish a Medium
                                       benchmarks aim to protect the established character and
 Density Residential land use in the
                                       amenity of surrounding neighbourhoods, and the
 Community Use Zone.
                                       proposed development has been designed to respond to
 While the recent planning scheme these principles.
 amendment allows Council to
                                       The design responds to the site’s topographical
 consider     affordable      housing
                                       constraints, incorporating a stepped building form and a
 proposals in this zone, the zone
                                       large, landscaped podium to provide connectivity between
 intent   or    need     to    protect
                                       the northern and southern portions of the site. The site falls
 neighbourhood character must not
                                       approximately 9-metres from south to north, presenting
 be overridden.
                                       significant design challenges, however, the development
 Other sites in Cooroy offer addresses these through sensitive integration with the
 improved access to services, natural slope.
 adequate infrastructure and align
 the development with more
 appropriate zones for the affordable
 housing development to be
 established on.
 Scale incompatibility
                                        In terms of built form, the Community Facilities Zone Code
 The bulk, scale, setbacks and built
                                        permits a maximum plot ratio of 0.75:1, while the
 form of the proposed medium
                                        development achieves 0.55:1, this equates to
 density housing development are
                                        approximately 620m² of gross floor area below the
 too invasive for the existing quiet,
                                        allowable maximum. The proposal also provides an 11-
 low density residential area and
                                        metre front setback to its primary frontage (Lake McDonald
 disruptive to the character of the
                                        Drive), exceeding the required 6 metres, to allow for
 area.    Insufficient parking     is
                                        vegetation that visually scales the development to a
 provided to service the demand
                                        pedestrian friendly level.
 generated by the development with
 on-street    parking   not    being    While the development includes a minor 3 storey element,
 available in the vicinity of the       this will only be visible when travelling along the new
 development.                           internal road (refer to 4.3.1 above). This encroachment will
                                        not be visible from adjacent residential properties (Dianella
 The development density is
                                        Court) once landscaping is established. Importantly, the
 considered to exceed what would
                                        overall building height remains under 8 metres from both
 be expected for a Medium Density
                                        natural and finished ground levels with Conditions
 Residence even in the Medium
                                        provided to ensure compliance.
 Density Residential Zone.
                                     Delivering a single residential dwelling on a ~3,100m² lot
 Height is a concern given
                                     located in proximity to services would represent an
 underground car parking essentially
                                     underutilisation of land designated for higher density
 adding a third storey to the
                                     development. The subject site benefits from an 18-metre-