Planning Report 3461 · MCU14/0060

Page 2

1. PROPERTY

Property Description Lot 2 on RP893989

Locality: Cooroy & Lake MacDonald

Zoning: Rural

Overlays: Environmental Protection Area
Medium Bushfire Hazard
Water Supply Catchment

Mining Resource Separation Area

S.E. Queensland Regional Plan: Regional Landscape and Rural Production Area

2. SITE DESCRIPTION

The subject land is located at 154 Holts Road, Cooroy and contains an area of
2.36ha.

The property has a frontage of approximately 246m onto Holts Road with 2 vehicle
access points. Holts Road is a formed bitumen road that is partially adjacent to the
Bruce Highway and provides access to the town of Cooroy which is approximately
1.5km to the north-west. An internal gravel driveway provides access to all of the
buildings on the site.

The site is currently used as a commercial nursery and there is a residential dwelling
located in the centre of the property that is surrounded by a grassed area. The
majority of the site has previously been used as a nursery and at the peak of
operations approximately 10 trucks would access the site per day. The site contains
several buildings that are used as greenhouses, processing sheds, propagation
rooms as well as area dedicated to outdoors cultivation, a single cabin and staff
carparking. No pesticides are used in the operations of the nursery. The nursery
sells direct to wholesalers and the site is not accessible to members of the public.

On the eastern side of the property there is a dam that is surrounded by established
vegetation. This dam is part of a waterway that extends to the southern side of Holts
Road. The developed part of the site is relatively flat with a gentle slope towards the
dam.

Electrical and telephone services are available to the property.

Page 3

we

3. ADJOINING DEVELOPMENT

The majority of the surrounding properties are zoned as rural. The property to the
north was previously used as a clay quarry however extractive operations have
reduced and the site has undergone partial rehabilitation. A letter of future intention
from the land owner of Lots 3 & 4 on RP893989 is contained in Appendix B. On the
southern side of Holts Road there are several rural-residential properties. The Bruce
Highway is located approximately 300m to the north-east.

4. PROPOSAL

The applicant intends to apply for a development permit for a material change of use
for a land use that is currently “undefined” by The Noosa Plan but is best described
as being a “(Temporary) Short-Term Self-Contained RV Stop.” The proposed
development will provide 20 visitor accommodation sites in accordance with the
Proposal Plan (Ref: 13-3461AB) contained in Appendix A.

It is acknowledged that the proposed development provides several statutory land
use conflicts in relation to the existing mining lease on the adjoining property.
Therefore it is requested that any approval be issued on a temporary basis; that is
for an initial period of 2 years with compulsory renewal every 1 year period. It is
intended that the compulsory renewal will be subject to compliance with both
ongoing development conditions and the appropriate management of potential
impacts towards adjoining properties.

This proposed development is not expected to significantly increase the demand
upon any existing infrastructure and the approval is sought on a temporary basis.
Therefore it is requested that the approval of this development does not require any
Infrastructure Contributions to be paid.

Each of the sites will include 10m x 20m of space and will be used by campervans
and caravans as a recreational vehicle resting stop. The usage of the site will be
limited to vehicles that are fully self-contained and capable of retaining all blackwater
and greywater for discharge elsewhere. An important aspect of the proposed
development is that no communal, recreational or entertainment facilities are
provided; this includes no laundry, no toilets, no vehicle washdown area, and no
waste disposal services.

The western end of the property that fronts onto Holts Road will not contain any
accommodation sites to reduce any potential noise impacts onto adjoining residential
properties. It is intended that the existing residential dwelling, the cabin, the dam
and several sheds will be retained. The caravan sites will be located amongst these
features and will be located towards the rear of the property where possible.

The nursery operations will be significantly reduced and will be limited to the south-
western area of the subject property where grass will be cultivated and cuttings will
be grown inside a shed.

The eastern access point onto Holts Road will be used by caravans and the western
access point will be limited to use by the residents of the dwelling. The existing
internal road network will be utilized to ensure that each site has an appropriate area
for manoeuvrability and parking.

ue

Page 4

5. THE NOOSA PLAN

The proposed development is for a currently undefined use within The Noosa Plan
that is defined as being a “(Temporary) Short-Term Self-Contained RV Stop.”

The proposed development has been designed specifically to comply with the
constraints of the site and to reduce the potential impacts of the proposed
development on adjoining properties and the environmental values of the locality.

As an Undefined Use the Proposed Development is considered to be Impact
Assessable and will be assessed accordingly.

5.1

COOROY AND LAKE MACDONALD CODE

 

Effects of use

 

Specific Outcomes

Proposed Solutions

 

Amenity
O01 Uses are located, designed and
Operated to avoid significant adverse changes
to the light, air quality, noise, accessibility or
other conditions enjoyed by users of
associated, adjoining or nearby uses.

Accommodation sites will only be situated on
parts of the property that are situated away
from adjoining residential properties to avoid
any adverse impacts. A distance of
approximately 70m will be provided between
the proposed accommodation sites to the
nearest residential dwelling on adjoining
properties and a distance of approximately
65m will be provided between the entrance
to the site to the adjoining residential
dwelling. The current noise and truck
movements associated with the nursery
operations will be significantly reduced.

 

Scenic amenity
02 Important scenic vistas including those to
and from Mt Cooroy, Mt Tinbeerwah and
Black Mountain are protected and
uninterrupted to maintain aesthetic and
cultural values of the natural landscape.

No scenic vistas are affected by this
proposed development

 

Major road network
O03 The function of, and visual amenity and
character surrounding the, major road
network, including Diamond St, Cooroy—
Noosa Road, Belli Creek Road and Lake
Macdonald Drive is protected and enhanced.

Holts Road does not form part of the major
road network.

 

Laneways
04 Uses do not diminish the ability of
laneways to—

a) relieve traffic on streets;

b) provide convenient and safe rear access

to premises; and

c) add to the heritage character of Cooroy;

AND
O5 Access for new uses is only taken off a
laneway where upgrading works are carried
out to the laneway to enable the laneway to
accommodate the anticipated levels of traffic.

Not applicable

 

Built form

 

 

Density
O6 The density of development within the
site area—

 

The proposed development has a low site
impact and retains particular features such
as the existing road frontage vegetation and

 

 

Page 5

 

a)

b)

is compatible with surrounding

development, and

does not exceed—

i. For the Semi-attached Housing
Zone-1 dwelling unit per 400m? of
site area with a maximum
population density of 100 persons
per hectare;

ii. For the Attached Housing Zone-—
maximum population density of 100
persons per hectare; and

iii. For the Business Centre Zone—

A. for sites less than
1000m? -1 dwelling unit
per non-residential use;
or

B. for sites of 1000m? or
more—maximum
population density of 160
persons per hectare; and

has a low site impact to enhance the
opportunity to maintain natural site
characteristics such as native vegetation
and natural landforms.

the dam.

 

Height
07 Buildings and other structures—

No permanent structures will be constructed
as part of this proposal and all vehicles that

 

a) are low rise and present a building height | will use this site will be of a limited height.
consistent with structures on adjoining
and surrounding premises;
b) have a maximum building height of 2
storeys;
c) do not visually dominate the street,
surrounding spaces or the existing
skyline;
d) preserve the amenity of surrounding land
uses;
€) respect the scale of existing vegetation;
and
f) respond to the topography of the site by
avoiding extensive excavation and filling.
Setbacks The proposed accommodation sites are

08 Buildings and other structures are

a)

appropriately designed and sited to—
provide amenity for users of the
premises as well as preserve the visual
and acoustic privacy of adjoining and
nearby properties;
preserve any existing vegetation that will
buffer the proposed building from
adjoining uses;
allow for landscaping to be provided
between buildings; and
maintain the visual continuity and pattern
of buildings and landscape elements
within the street.

provided with a setback of 12m from the
front boundary, 5m from all other boundaries
and over 3m from the existing residential
dwelling. Some sites will be situated in close
proximity to the existing sheds however
these will be non-habitable buildings and
predominantly used for the storage of
equipment.

 

 

Site cover, gross floor area and plot ratio
09 The site cover, gross floor area and plot

a)

ratio of buildings and other roofed
structures—
results in a building scale that is

 

The proposed development retains a
sufficient amount of open space to avoid
presenting an appearance of high density
living.

 

 

Page 6

 

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,
clothes drying and other site facilities;
and

e) facilitates onsite stormwater
management and vehicular access.

010 Site cover does not exceed—

a) for the Detached Housing Zone—50% for
a single storey building and 40% for a
double storey building;

b) for the Semi-attached Housing Zone—
40%; or

c) for the Attached Housing Zone—40%

011 For Multiple Housing Type 2 buildings
have a maximum plot ratio of 0.45:1.

012 For Multiple housing Type 3 or 4, Visitor
accommodation Type 4, or the
accommodation unit component of an
Entertainment and dining business Type
3—maximum gross floor area is
equivalent to the maximum allowable
population in persons multiplied by 40m2.

013 For the Business Centre Zone plot ratio
does not exceed—

a) 0.8:1 for site areas up to and including
2,000m2; and

b) 0.3:1 for the balance of a site over
2,000m2.

 

 

Flooding and drainage’ The subject property is not considered to be
014 Buildings and other works are designed at risk of flooding.
and sited to—

a) provide flood free access to premises
and flood free habitable areas;

b) allow only minor, short term and
infrequent flooding of non-habitable
areas;

c) ensure drainage does not adversely
impact upon other premises; and

d) ensure filling or excavation does not
adversely impact upon other premises
by—

i. Causing ponding of water on the
site or nearby land;

ii. increasing flooding, which
adversely affects the safety or

 

The site already has an appropriate gradient
to allow for drainage. Each of the concrete
pads for the accommodations sites will be
sloped to allow for water to drain. This
proposal is not expected to significantly
increase the area of non-permeable
surfaces as compared to the existing
development on the site.

 

 

 

Page 7

 

use of any land upstream and
downstream; and

iii, adversely affecting the flow of
water in any overland flow path.

 

Sloping sites

015 On sloping sites, buildings and structures
are designed to maximise the use of
natural slope and minimise the need for
cut and fill.

Not applicable

 

Roof form

016 Roof forms—

a) — contribute positively to the local skyline;

b) complement the low rise character of the
locality;

c) use simple traditional roof designs, such
as hipped, gabled or skillion; and

d) donot create opportunities for residents
to overlook the private open space areas
of neighbouring properties.

No permanent structures are proposed.

 

Public transport node

017 An accessible and safe public transport
node is established and operated within
Cooroy that—

a) links public transport services to other
centres in the Shire and to key destinations
outside the Shire; and

b) forms part of an integrated transport network
that is accessible via pedestrian and bicycle

athways.

This development is designed for travelling
visitors who are able to provide their own
means of transport and are unlikely to utilise
public transport.

 

Environment, conservation and recreation

 

Environment and cultural heritage values
018 There are no significant adverse effects
on biodiversity, natural vegetation, native
fauna habitat, landscape quality, water quality
or cultural heritage values, including those
related to—

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;

g) changes to fauna habitat and behaviour;

and

h) disturbance of buildings and features,

including natural features, of cultural
heritage significance.

This proposal does not include the removal
of any significant natural vegetation or any
disturbance to the drainage line.

 

Open space network

019 An integrated open space network is

established, enhanced and protected

throughout the locality to—

a) provide for both passive and active
recreational pursuits;

b) _ provide connectivity for pedestrians,

 

 

The existing area of open space around the
dam and the residential dwelling will be
retained.

 

ae

 

Page 8

 

cyclists, and horse riders;

c) provide habitat connectivity for wildlife:

d) protect watercourses and drainage lines;

e) protect vegetation on steep slopes; and

f) form a scenic backdrop for residential
development;

AND

020 The open space network links—

a) the central forests of the Shire which
include parts of Tewantin and Ringtail
State Forests;

b) the catchment of Lake Macdonald;

c) the vegetated ranges of the sub-coastal
escarpment in the north, south, and east
of the locality; and

d) the riparian corridors of the Six-Mile and
Ringtail Creeks and their tributaries.

 

Noosa Trail Network

021 A comprehensive network of bridle trails

and pedestrian and bicycle linkages is

established, enhanced and protected

incorporating road reserves, State forests,

Council owned land and private lands

consistent with the lifestyle and outdoor

recreation needs of the Shire’s residents and

visitors;

AND

The Noosa Trail Network in the locality is

supported by overnight camping facilities,

home-hosted accommodation and signage,

allowing local residents and visitors to

experience the natural values of the area and

to access key destinations including—

a) the town of Cooroy;

b) Lake Macdonald;

c) the Botanic Gardens; and

d) — State forests, conservation parks and
other recreation facilities in the locality.

Not applicable

 

Pedestrian and bicycle pathways

023 Safe and convenient pedestrian and

bicycle pathways are provided and retained

between and around key destinations,

including—

a) between Cooroy and Tewantin;

b) between Cooroy and the Noosa Botanical
Gardens; and

c) within and around the town of Cooroy.

This proposal is for visitors who have their
own means of transport and are not reliant
upon pedestrian and bicycle facilities for
local transport.

 

 

Protection of Lake Macdonald water supply
024 Development does not adversely impact
on the Lake Macdonald water supply. AND
025 The number and location of access points
to watercourses is controlled and managed to
prevent adverse impacts on water quality in
Lake Macdonald; AND

O26 Key nodes are established and
appropriately managed at the following
locations and include facilities such as parking
and picnic areas—

 

This proposal only caters for self-reliant
vehicles so that no additional run-off is
produced that may impact upon the Lake
Macdonald Water Supply. The subject
property is located above 98.5m AHD and
no permanent structures or buildings are
proposed.

 

 

Page 9

 

e the northern part of the lake, in the vicinity
of the water treatment plant, scouts and
fish hatchery;

e the western part of the lake in conjunction
with the Botanic Gardens and associated
picnic areas; and

e the eastern part of the lake, in the vicinity
of the Old Tinbeerwah School Park.AND

027 Treatment and disposal of waste water

does not have any detrimental impact on

Council’s major water storage and supply -

Lake Macdonald®.

 

5.2 RURAL ZONE CODE

 

Specific Outcomes

Proposed Solutions

 

079 The following defined uses and use
Classes are consistent uses and are located in
the Rural Zone—

a) All Agricultural Uses;

b) Commercial business Type 1 located on
Lot 1444 on CG3956 and associated with
Forestry uses:

c) Commercial business Type 3:

d) Home-based businesses:

é) Industrial business Type 2 located on Lot
1444 on CG3956 and associated with
Forestry uses;

f) Industrial business Type 3;

g) Retail business Type 1 if a roadside stall:
h) Retail business Type 3:

i) Emergency service Type 2:

j) Open space Type 2 where located outside
of the water catchment area as depicted on
the Overlay Map OM3.5.

k) Detached house:

!) Community residence:

m) Ancillary dwelling unit;

n) Multiple housing Type 1; and

0) Visitor Accommodation Types 1, 2 or 3
where located outside of the water catchment
area as depicted on Overlay Map OM 3.5.

The proposed development is for an
undefined use with The Noosa Plan however
it maintains a Rural character and the
subject property has an appropriate size for
the proposed development.

 

 

Sloping sites & ridgelines

081 Development on sloping sites—

a) is responsive to the natural topography of
the site and minimises cut and fill:

b) does not visually dominate the hill slope or
interrupt the skyline; and

Cc) is integrated with the natural site
characteristics including vegetation;

AND

O82 The landscape character and visual
amenity quality of hill slopes and ridgelines are
retained.

 

The subject property includes flat
topography and the proposed development
will be visually unobtrusive from surrounding
areas.

 

 

Page 10

 

Incompatible uses

083 New dwelling units are to provide for
sufficient buffer area between the premises
and existing Industrial business uses on
other premises to avoid any potential adverse
amenity impacts on residents.

The existing property to the north that was
previously a quarry has ceased operations
and will not provide any adverse impacts.
Evidence of the future intention of the site is
provided in Appendix B.

 

 

Environmental values

084 The environmental values of land are
protected from adverse impacts as a
consequence of development in or adjacent to
that land.

 

The proposal is limited to the provision of
self contained vehicles in order to reduce
the impact of any waste or water release
upon the Lake Macdonald catchment.

 

 

5.3. VISITOR ACCOMODATION CODE

 

Specific Outcomes

Proposed Solutions

 

Electricity supply infrastructure

O17 The development does not adversely
impact on existing or future electricity supply
infrastructure;

AND

O2 All uses and works maintain an adequate
safe distance from electrical infrastructure
including substations, overhead powerlines,
power poles and transformers.

The subject property does not contain any
electrical supply infrastructure and does not
interfere with any powerlines on the
adjoining properties.

 

Siting

03 Visitor Accommodation provides access
to valued features, facilities or attractions of
the Shire including—

a) the beach;

b) other natural features;

c) visitor attractions and services:

d) town or village centres; or

e) the Noosa Trail Network.

The subject property is located in close
proximity to Cooroy Town and has direct
access to the Bruce Highway.

 

Scale

04 Visitor accommodation is at a scale and
nature complementary and respectful to its
surroundings and does not unduly impact on
adjacent or surrounding land uses or the
amenity of the surrounding area.

The proposal for 20 accommodation sites is
determined with consideration to the site and
to allow for an appropriate buffer to be
maintained from residential sites.

 

Mitigation of noise impacts

O5 Development is designed and sited to
avoid adverse noise impacts associated with
neighbouring noise sources by—

a) locating the use away from major noise
sources such as busy roads or rail corridors: or
b) applying appropriate noise attenuation
measures into the development.

The subject property is situated on Holts
Road which produces a limited amount of
noise and vegetation is able to be used to
reduce any other inappropriate noise. No
communal amenities or recreational facilities
are provided that may produce additional
noise.

 

 

Ancillary recreation uses
06 Ancillary recreation uses, such as outdoor

 

tennis courts and half netball courts, do not

No outdoor recreation areas will be provided
and all lighting will be directed towards
localised areas on site. The existing area of

 

 

10

Page 11

ll

 

have an adverse effect on the amenity enjoyed
by users of adjacent or nearby premises nor
do they cause unreasonable disturbance to
local fauna through light emissions, by
ensuring that lighting devices are limited to
those designed and installed to:

a) minimise light spillage on neighbouring
premises;

b) preserve an acceptable degree of lighting
amenity at the neighbouring premises;

C) provide covers or shading around lights;

d) direct lights downwards;

€) position lights away from possibly affected
areas; and

f) enable brightness of lights to be adjusted to
low levels.

AND

O7 Noise originating from the use of the tennis
court does not have a detrimental effect on the
amenity of the area or cause nuisance to
neighbouring residents.

open space at the centre of the site will be
retained.

 

Traffic and access

08 Safe vehicular access is provided to and
from the site without adversely impacting on
the safety of the road network;

The proposal involves the use of a single
access point onto the property from the
existing eastern access point for the use of
visitors. The existing western point will be
for use by the resident of the property and
will be inaccessible to visitors.

 

Water supply and conservation
O9 An adequate, safe and reliable water
supply is available to the premises.

AND
0710 On-site water storage is designed and
Operated to support the efficient use of water.

The proposed development is limited to self-
contained vehicles that are not reliant upon
a water supply being provided.

 

Effluent disposal

O11 The provision of an effluent disposal
system is provided to maintain acceptable
public health standards and avoid
environmental harm.

The existing residential dwelling on site will
maintain its effluent disposal system
however the proposed development will not
accept any waste from visitors.

 

Safety and security

012 For Visitor accommodation Type 4,
buildings and outdoor spaces are designed to
protect the personal security and safety of
residents by allowing for natural surveillance

Not applicable

 

Emergency access

013 For Visitor accommodation Type 2 or
4, site design and layout ensures efficient
access and egress for emergency vehicles.

The proposed internal road network is
considered suitable for larger vehicles and
will provide proper access and
manoeuvrability to emergency vehicles.

 

Visitor Accommodation Type 2

 

 

Siting

O17 Caravan parks are located on premises
that are large enough to accommodate the
anticipated number of occupants,
administrative functions, amenities,

 

The subject property contains an area of
2.36ha and the proposed development will
include 20 caravan spaces. This complies
with the maximum density of 40 sites per
hectare.

 

 

Page 12

 

recreational facilities carparking and
landscaped area.

The existing sheds will be used for
maintenance and storage purposes and
administration will be conducted from the
existing residential dwelling.

 

Setbacks and density

018 Caravan, tent and cabin sites are located
to enable—

a) caravans to be easily manoeuvred onto or
removed from sites from internal roads; and
b) adequate separation between sites and
property boundaries to ensure visual and
acoustic privacy for occupants.

Figure 14-8—Setbacks, site area and frontage

The proposed development provides
accommodation spaces with a setback of
12m from the front boundary, 5m from all
other boundaries and over 3m from the
existing residential dwelling. Some
accommodation sites will be situated in
close proximity of 2m to the existing sheds
however these are non-habitable low-set
buildings that are used for storage of
equipment and infrequently accessed.

Each of the individual accommodation sites
will be provided with an area of 200m? which
is greater than the minimum requirement of
130m’. Each site will have a minimum
frontage of 10m and will be spaced with a
minimum distance of 1.5m between
adjoining accommodation sites.

 

Site layout

019 For caravan parks—

a) the entrance and exit is of sufficient width to
allow for 2 vehicles towing caravans to safely
pass one another;

b) a short term parking area is provided near
the office to allow for check-in and check-out;
and

c) the internal road layout and design caters
for all anticipated vehicle use enabling suitable
manoeuvrability and safety and avoiding
congestion;

AND
020 The office is located near the entrance to
the premises.

The proposed site entrance allows for two-
way traffic to concurrently pass.

A standing area and turning area is available
in front of the existing residential dwelling
that will be used as the administration
building.

Each of the proposed accommodation sites
has access to the internal road system and
is able to be easily accessed.

 

Parking and manoeuvring

021 Sufficient carparking, wash-down and
manoeuvring areas are provided to meet the
needs of residents, visitors and other users.

An appropriate parking and manoeuvring
area is provided on the western side of the
property.

 

Pedestrian access

022 Safe and effective pedestrian access is
provided to the office and any associated
shop, common toilets, ablutions, laundry
buildings and clothes drying areas.

The administration building is located at the
centre of the property in close proximity to
each site. The internal roads will be speed
limited in order to ensure pedestrian safety
and to reduce noise affects on other users
of the site.

 

Lighting

023 All internal caravan park roads and areas
of pedestrian activity have safe and practical
lighting, which is designed to minimise light
nuisance to individual sites and to other areas
within and outside the park.

A limited amount of lighting will be provided
over areas of the site that will be accessed
during night time.

 

 

Recreational areas and open space
024 Adequate landscaped area is provided for

 

the benefit of occupants of the park, which—

No recreational areas will be provided as
part of this proposal. The existing
landscaped open space at the centre of site

 

 

Page 13

 

a) provides opportunities for both passive and
active recreational pursuits;

b) is designed, located and maintained for
maximum safety of park occupants and
visitors;

c) is dispersed throughout the park for
increased amenity and usability; and

d) includes planting of suitable tall standing
trees.

will remain.

 

Car washing spaces

025 Car washing spaces are designed and
managed so that grease and other substances
are prevented from entering the stormwater
system.

No wash down facilities will be provided to
limit the amount of greywater run off.

 

Storage and repair areas

026 Areas for the storage and incidental repair
of occupant’s boats, trailers and vehicles do
not detract from the visual amenity of the area.

The existing sheds will remain in use as part
of the proposal for storage and repair.

 

Toilet and ablution facilities
027 All occupants have convenient access to
toilet and ablution facilities.

No communal toilets will be provided.

 

Laundry and clothes drying facilities
028 Laundry and clothes drying facilities are
provided for guests.

No communal laundry or clothes drying
facilities will be provided.

 

 

Waste storage & disposal

029 Waste storage bins are provided for the
convenience of park users, without causing
nuisance to caravan park residents or the
occupants of adjoining properties.

 

Waste disposal bins will be provided for
personal rubbish only and not for disposing
of long term accumulated waste.

 

5.4 NATURAL RESOURCES OVERLAY CODE

 

Water Supply Catchment

 

Specific Outcomes

Proposed Solutions

 

Water quality and quantity

O11 Development does not have adverse
effects on the quality or quantity of water
entering Lake Macdonald, Cedar Pocket dam or
their tributaries, including effects on—

a) nutrient or other chemical levels; and

b) sediment loads; and

c) turbidity.

The proposed development does not
include the release of any waste water
onto the property. This proposal is not
expected to significantly increase the area
of non-permeable surfaces as compared
to the existing development on the site.
This proposal does not include any
significant alterations to the internal road
network or any other major construction
that may release sediment from the site.

 

 

Buffering to Lake Macdonald and its
tributaries

O12 The buffering and filtering function of
riparian zones adjacent to Lake Macdonald and
its tributaries is maintained or improved.

The subject property does not contain any
riparian zones of Lake Macdonald
tributaries.

 

 

 

 

Page 14

 

 

 

Visual amenity of Lake Macdonald The subject property is not within direct
013 The visual amenity of Lake Macdonald, its | sight of Lake Macdonald.

foreshores and immediate surrounds are
maintained or improved including views—

a) from the lake; and

b) to the lake and beyond when viewed from
private lands and from public areas, including
the Botanic Gardens.

 

 

5.56 EXTRACTIVE RESOURCE AREA

The proposed development is considered to be for a sensitive use within the
Extractive Resource Area Buffer. This buffer was provided around the Extractive
Resource Protection area on Lot 3 on RP893989. Until recently the quarry was
utilized by Boral as a clay source for the Cooroy Brickworks however the closure of
the brickworks has limited the use of the resource. A letter of future intention from
the land owner of Lots 3 & 4 on RP893989 is contained in Appendix B. The
continued rehabilitation and reduction of extractive uses on the adjoining property will
reduce the potential for conflict with the subject property.

5.6 SUFFICIENT GROUNDS TO OVERCOME CONFLICT

The proposed development is undefined within The Noosa Plan however under
section 326(1)(b) of the Sustainable Planning Act it is considered that there are
sufficient grounds to justify the decision despite the conflict with the planning
scheme.

The proposed development does not provide the amenities of a conventional
caravan park and thereby restricts the activities that can be conducted on site such
as washing down vehicles, releasing greywater onto the property, minor
maintenance of vehicles, washing laundry, maintenance of outdoor recreational
areas and providing toilet facilities. The proposed development has been formulated
to ensure that these activities do not occur and Lake Macdonald is not adversely
affected by the development.

It is also considered that there is an exceptional and urgent need for the proposal to
occur. On the 2nd of May 2014, it was reported on the Noosa Shire Council Website
that “the new Noosa Council has begun to grapple with the complex issue of an
increasing number of campervans looking for a free night in our tourist hot spot” and
one of the proposed solutions was to increase the number of legal camp sites.
Although this proposal will not resolve this issue by itself, it will provide additional
sites that will increase the ability for Noosa Shire Council to lawfully accommodate
these tourists.

 

Page 15

6. STATE DEVELOPMENT

The adjoining property of Lot 3 on RP893989 is subject to a mining lease however is
not identified as a Key Resource Area.

7. CONCLUSION

This application seeks a Development Permit for a Material Change of Use of
Premises for the purposes of establishing a “(Temporary) Short-Term Self-Contained
RV Stop” that will provide 20 accommodation sites.

The subject property is located within the Rural Zone of the Cooroy and Lake
Macdonald Locality and it is considered that there are sufficient grounds to overcome
the conflict with the planning scheme. The subject property is also within the Water
Supply Catchment Area and the proposal has been designed to limit any effects
upon this natural resource and to be generally compliant with the provisions of The
Noosa Plan.

Accordingly we ask that it be approved subject to relevant conditions.

Nicholas Gabriel

Page 16

16

APPENDIX A

Plan of Proposal
Prepared by Max Watterson & Associates
(Ref: 13-3461AB)

Page 17

 

 

   
 
  
   

 

* ee ee . * Scale 1:1000 - Lengths are in Metres

 

Metal eat oad 2 vl [od || - rn
fei0c 0. ORE 20%. 30 40 50 60 70 80 - /

o% 1

RP893989

& 8 / | max wartterson
+ ASSOCIATES

CONSULTING SURVEYORS
& PLANNERS

%,

 

12 Maple Street

PO Box 639

Cooroy Qld 4563

Ph. (07) 54426121

Fax. (07) 54425125

Email. [email protected]

 

 

 

 

 

 

 

 

 

 

 

 

client: J. MORROW

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Project:

PLAN OF PROPOSED
(TEMPORARY)
SHORT-TERM,
SELF-CONTAINED RV
STOP AT LOT 2 ON
RP893989.

 

 

 

  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

RP893989

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

PARISH: MAROOCHY

 

COUNTY: CANNING
LOCAL GOVT: NOOSA COUNCIL

LOCALITY: COOROY

 

 

Scale: 1:1000 Plan 1 of 1

Datum: AHD Date: 04-07-14

Origin:

Cont.Int: 1.0m Ref:
13-3461AB

 

 

NOTE:

This plan has been prepared for application
purposes only and may be subject to change.

 

 

 

  

 

 

 

 

Dimensions and areas shown hereon are
approximate only and subject to final survey.

   

DENOTES CARAVAN SITE
Dy 10m x 20m

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

q

 

 

 

 

a ‘ i, A
eke er Kes eae EES ey

 

 

 

 

Page 18

APPENDIX B

Letter from owner of Lots 3 & 4 on RP893989
regarding the future intention of the site.

17

Page 19

Land Developers
Primary Producers

Roberts Bros. py ta
ABN 78 132 490 255 ACN O10 266 556

Sunshine Coast Council
Locked Bag 72

Nambour 4560

Dear Sirs Re property at Holts Rd Cooroy

PO BOX 247
COOROY, QLD, 4563
OFFICE & LAND SALES

Ph: (07) 54 427 001
Fax: (07) 54 427 011

WORKSHOP / DEPOT
123 Maple St, Cooroy
Ph/Fax: (07) 54 477 202

12/11/13

We have been contacted by John Morrow of Glenbrae Operations Pty Ltd to
outline our future plans to Council for Lots 3 & 4 RP 893989 which has a Mining

lease over the entire 41.64 Ha.

Glenbrae has a parcel of land (154 Holts Rd . Lot 2 RP 893989 ) adjoining our

Quarry site .

We have submitted a boundary alteration, REC13/0120 to Council on
25/9/13,and when approved, we will reduce the size of the extraction area to

approximately 20 Ha.

We have commenced rehabilitation on part of the quarry site but will continue
the mining operation until we have profiled the land and received approval for

use as an Industrial site.
For any further queries please contact us.

Regards

Phil Roberts