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Town Planning Report - Lake Macdonald Drive, Cooroy (Coast2Bay) · MCU25/0118
DEVELOPMENT APPLICATION – MATERIAL CHANGE OF USE – MULTIPLE DWELLING COMPRISING 25 SMALL DWELLINGS (AFFORDABLE RENTAL PREMISES) – 64 LAKE MACDONALD DRIVE, COOROY Town Planning Report AU213016247 1 29 September 2025 rpsgroup.com
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REPORT Document status Version Purpose of document Authored by Reviewed by Approved by Review date 1 DRAFT Town Planning Report B. Heaton N. Anders - 28.07.25 2 FINAL Town Planning Report B. Heaton J. Knott B. Heaton 31.07.25 Approval for issue B. Heaton 29 September 2025 This report was prepared by RPS within the terms of RPS’ engagement with its client and in direct response to a scope of services. This report is supplied for the sole and specific purpose for use by RPS’ client. The report does not account for any changes relating the subject matter of the report, or any legislative or regulatory changes that have occurred since the report was produced and that may affect the report. RPS does not accept any responsibility or liability for loss whatsoever to any third party caused by, related to or arising out of any use or reliance on the report. Prepared by: Prepared for: RPS Coast2Bay Housing Group Ben Heaton Jess Knott Technical Director - Planning Executive Manager, Development PO Box 6149 PO Box 324 Meridan Plains Qld 4551 NAMBOUR QLD 4560 1 Innovation Parkway Birtinya QLD 4575 T +61 7 5436 7888 T (07) 5451 2900 E [email protected] E [email protected] AU213016247 | Development Application for a Material Change of Use to establish a Multiple Dwelling (Affordable Rental Premises) comprising 25 dwellings | 1 | 29 September 2025 rpsgroup.com Page i
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Contents
SUMMARY .........................................................................................................................................................1
1 INTRODUCTION ......................................................................................................................................2
2 SITE DETAILS .........................................................................................................................................3
2.1 Site Particulars ...............................................................................................................................3
2.2 Planning Context ............................................................................................................................4
2.3 Site Characteristics ........................................................................................................................5
2.4 Search Results ...............................................................................................................................7
2.5 Surrounding Land Uses .................................................................................................................7
2.6 Related Approvals and Applications ..............................................................................................7
3 PROPOSAL .............................................................................................................................................8
3.1 Overview ........................................................................................................................................8
3.2 Development Yield .........................................................................................................................8
3.3 Building Height ...............................................................................................................................9
3.4 Built Form and Layout ..................................................................................................................10
3.5 Roof design ..................................................................................................................................11
3.6 Landscaping / Open Space ..........................................................................................................11
3.7 Car Parking ..................................................................................................................................12
3.8 Communal Room .........................................................................................................................13
3.9 Civil Services ................................................................................................................................13
3.9.1 Earthworks ......................................................................................................................13
3.9.2 Water Infrastructure ........................................................................................................13
3.9.3 Sewer Infrastructure .......................................................................................................14
3.10 Stormwater Management .............................................................................................................14
3.10.1 Stormwater Quality .........................................................................................................14
3.10.2 Stormwater Quantity .......................................................................................................14
3.11 Waste Servicing ...........................................................................................................................14
4 KEY PLANNING MATTERS ..................................................................................................................15
4.1 Consistent Use .............................................................................................................................15
4.2 Need and Target Cohort ..............................................................................................................15
4.3 Affordable rental premises ...........................................................................................................15
4.4 Funding Arrangement and Security in Perpetuity ........................................................................15
4.5 Property and Tenancy Management ............................................................................................16
5 LEGISLATIVE REQUIREMENTS ..........................................................................................................17
5.1 Assessment Manager ..................................................................................................................17
5.2 Categories of Assessment ...........................................................................................................17
5.3 Referrals .......................................................................................................................................17
5.4 Public Notification .........................................................................................................................17
6 STATUTORY PLANNING ASSESSMENT ............................................................................................18
6.1 Overview ......................................................................................................................................18
6.2 State and Regional Assessment Benchmarks .............................................................................18
6.2.1 Regional Plan..................................................................................................................18
6.2.2 State Planning Policy ......................................................................................................18
6.2.3 Temporary State Planning Policy ...................................................................................18
6.3 Local Authority Assessment Benchmarks ....................................................................................19
6.3.1 Strategic Framework .......................................................................................................19
6.3.2 Community Facilities Zone .............................................................................................20
6.3.3 Cooroy Local Plan ..........................................................................................................22
6.3.4 Codes ..............................................................................................................................23
6.4 Infrastructure Charges .................................................................................................................23
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7 CONCLUSION .......................................................................................................................................24
Tables
Table 1: Summary ..............................................................................................................................................1
Table 2: Site Particulars......................................................................................................................................3
Table 3: Planning Context ..................................................................................................................................4
Table 4: Site Characteristics ...............................................................................................................................5
Table 5: Searches ...............................................................................................................................................7
Table 6: Surrounding Uses .................................................................................................................................7
Table 7: Related Approvals and Applications .....................................................................................................7
Table 8: Development Summary ........................................................................................................................9
Table 9: Categories of Assessment ..................................................................................................................17
Table 10: Regional Plan Response ..................................................................................................................18
Table 11: Planning Scheme Code Responses .................................................................................................23
Figures
Figure 1 - Site Location (Parent parcel Lot 2 SP348613) ...................................................................................3
Figure 2 - Site Location (Proposed Lot 1)...........................................................................................................4
Figure 3 - Zoning ................................................................................................................................................5
Figure 4 - Aerial ..................................................................................................................................................6
Figure 5 - Perspective image new entry road frontage ......................................................................................8
Figure 6 - Perspective image Lake Macdonald Drive frontage ..........................................................................8
Figure 7 - Section showing EGL and LAGL......................................................................................................10
Figure 8 - Perspective showing EGL and LAGL ...............................................................................................10
Figure 9 - Landscaped areas ............................................................................................................................11
Figure 10 - Perspective showing podium landscaping .....................................................................................12
Figure 11 - Proposed car parking layout ..........................................................................................................12
Appendices
Certificate of Title, Landowner Consent and Evidence of Not-for-profit status
Engineering Report (including Stormwater Management Plan) prepared by Arcos
Landscape Concept Plan Package prepared by Project Urban
Planning Scheme Code Address prepared by RPS
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SUMMARY
Table 1: Summary
Details
Site Address: 64 Lake Macdonald Drive, Cooroy
Real Property Description: Part of Lot 2 SP348613 (Proposed Lot 1)
Site Area: Proposed Lot 1 has a site area of 3,161m2
Regional Plan Land Use Urban Footprint
Designation:
Zone: Community Facilities
Local Plan: Cooroy
Owner(s): Noosa Shire Council
Proposal
Brief Description/ Purpose of Material change of use to establish a Multiple Dwelling comprising 25 small
Proposal dwellings for Affordable Rental Premises
Application Details
Aspect of Development Preliminary approval Development permit
Material change of use ☐ ☒
Building Work ☐ ☐
Operational Work ☐ ☐
Assessment Category ☐ Code ☒ Impact
Public Notification ☐ No ☒ Yes: 15BD
Referral Agencies
Agency Concurrence Advice Pre-lodgement response
Nil ☐ ☐ ☐ Yes ☐ No
Pre-lodgement / Consultation
Entity Date Contact Name
Council DA Team ☒ Yes ☐ No 11/06/2025 Georgina Schramm
Councillors ☒ Yes ☐ No 23/07/2025 All Councillors present
Community ☒ Yes ☐ No 16/06/2025 Jess Knott (Coast2Bay)
Other
Council officer/s previously involved: Glen Conforti (Strategic Planning)
Applicant’s contact person Ben Heaton
Technical Director – Planning
D: +61 7 5436 7835
E: [email protected]
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1 INTRODUCTION
RPS has been engaged by Coast2Bay Housing Group to seek development approval for the establishment
of a Multiple Dwelling comprising twenty-five (25) small dwelling units on land at 64 Lake Macdonald Drive,
Cooroy. The subject site is more properly described as part of Lot 2 SP348613, comprising approved Lot 1
pursuant to Council reference RAL25/0004, which has an area of ≈3,161m2.
This development application seeks:
• Development Permit for a Material Change of Use to establish a Multiple Dwelling (Affordable Rental
Premises comprising 25 small dwellings).
Under the Noosa Plan 2020 (version dated 26 September 2025), the subject site is located in the Community
Facilities Zone and forms part of the Cooroy Local Plan Area. The proposal is subject to impact assessment.
It is acknowledged that lodgement of this development application follows adoption of Amendment No. 2 to
the Noosa Plan 2020, which commenced 26 September 2025. We recognise that the amendments adopted
in this version of the Planning Scheme are intended to:
• expand housing choice through smaller dwellings, accessible dwellings, affordable dwellings and
dwellings specifically built for permanent rental; and
• create feasible pathways for the development of additional social or affordable housing.
In particular, we understand that the publicly notified amendments originally proposed to facilitate lodgement
of code assessable development applications for multiple dwellings over certain Community Facilities zoned
land (including the subject site), where consisting of ‘small dwellings’ designated as ‘affordable rental
premises’.
On this basis, Coast2Bay negotiated acceptable terms for the freehold purchase of the subject land from
Council under a Capital Funding Agreement (CFA) with the State, contingent on the project providing social
housing for eligible people on the register of need.
Importantly, the CFA commits the project to Social Housing in perpetuity, with a State mortgage over the
land. As social housing owned by a Registered Community Housing Provider (RCHP), the dwellings will be
registered as Community Housing Assets under the Housing Act 2003 (Qld) and will be subject to regulatory
requirements under the National Regulatory System for Community Housing (NRSCH).
Protections are provided to the asset under the Act, to ensure that they are retained in the housing system
even if the RCHP (Coast2Bay) ceased to exist i.e. they must be transferred to the State or another RCHP.
To maintain its registration, Coast2Bay must complete an annual NRSCH return to demonstrate that the
assets are being used for social housing, including rent collection, vacancy and maintenance data.
The CFA also contains provisions for control of the design of the dwellings, including the State’s Social
Housing Design Guidelines and a requirement for a minimum of 50% of dwellings to achieve LHA Gold level
accessibility.
This report provides greater detail on the nature of the proposal and provides an assessment of the proposal
against the intents and code requirements of relevant statutory planning documents. Technical issues
associated with the proposal are addressed in appended technical reports.
Based on these assessments the proposal is recommended for approval subject to reasonable and relevant
conditions.
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2 SITE DETAILS
2.1 Site Particulars
Key details of the subject site are as follows:
Table 2: Site Particulars
Site Particulars
Site Address 64 Lake Macdonald Drive, Cooroy
Real Property Description Part of Lot 2 SP348613
Site Area Proposed Lot 1 – 3,161m2
Landowner Noosa Shire Council
The site location of parent parcel Lot 2 SP348613 and its extent are shown in Figure 1, while the area
comprising proposed Lot 1 is shown at Figure 2 below.
Certificate of title confirming site ownership details are included at Appendix A.
Figure 1 - Site Location (Parent parcel Lot 2 SP348613)
Source: Queensland Globe
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Figure 2 - Site Location (Proposed Lot 1)
Source: Hollindale Mainwaring Architecture
2.2 Planning Context
The planning context of the site includes the following:
Table 3: Planning Context
Instrument Designation
South East Queensland Regional Plan (ShapingSEQ)
Regional Plan designation Urban Footprint
Noosa Plan 2020 (version dated 26 September 2025)
Zoning Community Facilities
Local Plan Cooroy
Overlays • Biodiversity, waterways & wetlands overlay
– Area of biodiversity
• Flood hazard overlay
– Flooding and inundation extent
• Landslide hazard overlay
– Moderate hazard area
• Extractive resources overlay
– Local resource separation
• Local government infrastructure plan
– Land for Community Facility CF#1 – Future
Zoning of the subject site and surrounding lands is shown on Figure 3
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Figure 3 - Zoning
Source: Noosa Plan 2020
2.3 Site Characteristics
Site inspection and searches of local and state government records indicate that key site characteristics
include:
Table 4: Site Characteristics
Site Features Details
Existing use of site The site comprises contaminated land resulting from a previous landfill operation
under the slash pine over the southern portion of the site and nightsoil disposal
over the cleared northern portion of the site. We understand Council has recently
resolved to ameliorate this contamination as part of the operational works required
to create the parent subdivision.
Topography The subject site (Proposed Lot 1) has a gradient sloping from the south-western
corner (RL113m AHD) toward the north-eastern corner (RL104m AHD), thereby
necessitating earthworks and retaining structures to accommodate the proposed
development.
Vegetation The site is largely devoid of any vegetation, with the exception of some camphor
laurel located adjacent to the Lake Macdonald Drive frontage which we
understand will be cleared in conjunction with the civil works associated with
creation of the subject site under RAL25/0004.
Road Frontages and Length Upon its creation, the subject site will enjoy a ≈38m road frontage to the new
internal road extending from Dianella Court.
Services Upon its creation, the subject site will be connected to all essential services.
Aerial photograph / site photographs of the site and its context are shown in Figure 4 below.
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Figure 4 - Aerial
Source: Nearmap
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2.4 Search Results
The following searches of local and state records have been undertaken.
Table 5: Searches
Search materials Details
DA Mapping System SEQ Regional Plan triggers
- SEQ Regional Plan land use categories (Urban Footprint)
Water Resources
- Water resource planning area boundaries
Contaminated land register As outlined in Council’s Delegated Report for RAL25/0004, the parent parcel was
identified as being a former municipal landfill site from 1912-1958. This led to the
site being listed on the Queensland Government’s - Environment Management
Register (EMR) as a contaminated site. We understand a suitably qualified
environmental consultancy was engaged to undertake a contaminated land
detailed site investigation to assist with the future redevelopment of the site,
provided recommended measures to ameliorate the site such that it is suitable for
future redevelopment in-line with the current proposal.
Regional ecosystems We understand Council has obtained approval to clear vegetation on the subject
site as part of OPW23/0190.
Flood report It is understood that the Proposed Lot 1 will be flood-free, with only the adjoining
bio-basin over approved Lot 900 being subject to Council’s Flood Hazard Overlay.
2.5 Surrounding Land Uses
Immediately surrounding land uses comprise the following.
Table 6: Surrounding Uses
Direction Commentary
North Lake Macdonald Drive, beyond which is parkland and low density residential
development in Red Ash Court, Marblewood Court and Wilgee Court
East Low density residential development in Dianella Court
South Approved Lot 2 (under RAL25/0004)
West Cooroy cemetery
2.6 Related Approvals and Applications
The following existing approvals and applications over the site are relevant to this development application.
Table 7: Related Approvals and Applications
Reference Approval detail Date
RAL25/0004 Reconfiguring a Lot – 1 Lot into 6 Lots (including drainage and park lot) Approved 30 May 2025
OPW25/0057 Operational Works – Earthworks, Landscaping, Roadworks & Stormwater Approved 22 August
2025
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3 PROPOSAL
3.1 Overview
The subject development application seeks a Development Permit for a Material Change of Use to establish
a Multiple Dwelling (Affordable Rental Premises) comprising 25 “small” dwellings.
Architectural proposal plans prepared by Hollindale Mainwaring Architects (HMA) are included at Appendix
B, while Engineering detail prepared by Arcos and the Landscape Concept prepared by project Urban is
provided at Appendix Cand D respectively.
Further detail in relation to various elements associated with the proposal is provided in the following
sections of this report. Following adoption of Proposed Amendment No. 2 to the Noosa Plan 2020 on 26
September 2025, it is acknowledged that the development controls prescribed by the Community Facilities
Zone Code in particular have been strengthened to ensure that residential forms of development within the
zone are compatible with the zone intent.
Figure 5 - Perspective image new entry road frontage
Figure 6 - Perspective image Lake Macdonald Drive frontage
3.2 Development Yield
The proposal comprises a total of twenty-five (25) “small dwelling” units in a combination of one (1) and two
(2) bedroom configurations, each designed to comply with the Liveable Housing Australia (LHA) ‘gold’
standard, with the exception of the Type d unit which complies with the LHA ‘silver’ standard.
With reference to Table SC1.2.2 – Administrative definitions of the Noosa Plan 2020, it is acknowledged that
a “small dwelling” is defined as “a dwelling that has no more than 100m2 of gross floor area”. In this regard,
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reference is made to the Unit plans included in the Architectural Plans provide at Appendix B which illustrate
that each of the unit types remain under 100m2 GFA, as follows:
Unit Type GFA
a 64m2
c 91m2
d 57m2
The development provides generous areas of communal open space for residents in both outdoor and
indoor configurations, including the indoor communal area notated on the architectural plans as being ‘Type
e’, situated at the second floor in the site’s south-eastern corner.
Table 8: Development Summary
Aspect Yield
Multiple dwellings
1 bedroom (Type a & d) 15 units
2 bedroom (Type c) 10 units
Total 25 units
3.3 Building Height
The proposed development has been designed to ensure compliance with the maximum height limit
prescribed by the Noosa Plan 2020, being 8 metres measured from ground level.
As discussed with Council officers during prelodgement engagement, remediation works being carried out in
conjunction with the parent operational works design will necessitate an approximate cut of 1 metre across
the site, with 75% of the excavated material to be reused on-site.
These works are expected to result in an estimated reduction of 250mm to the ground level, however given
lodgement of this development application precedes the operational works being carried out, the final levels
are yet to be confirmed by way of final survey.
Nevertheless, with reference to the Architectural proposal plans prepared by Hollindale Mainwaring
Architects (HMA) provided at Appendix B, a series of Sections and Perspective images have been included
which show both the existing ground level (EGL) compared to the legally altered ground level (LAGL)
[informed by the OPW design] to the purpose of demonstrating the relative heights both now and in future –
refer examples included at Figures 7 and 8 below.
Importantly, these plans illustrate that compliance with the 8-metre height limit will be maintained after the
site levels have been lawfully altered pursuant to the design approved under OPW25/0057.
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Figure 7 - Section showing EGL and LAGL
Figure 8 - Perspective showing EGL and LAGL
3.4 Built Form and Layout
With reference to the Built Form criteria prescribed by Table 6.8.1.3 of the Community Facilities Zone Code,
the submitted Architectural Plans provided at Appendix B illustrate compliance with the following key
criteria, noting Amendment No. 2 to Noosa Plan 2020 included the introduction of the referenced plot ratio
provision:
Design attribute Code requirement Compliance
Site Cover 50% 48.9%
Plot Ratio 0.75:1 0.56:1
Individual building size 1,000m2 North block – 766m2
South block – 982m2
Setbacks • 6m from road frontage • 6m from new road frontage
• 3m from other boundaries • 12m from Lake Macdonald Drive
frontage
• 3m from southern, western and
future bio boundaries
(n.b. we note the adjoining land to the south
will be dedicated as road reserve under
RAL25/0004. Nevertheless we understand
Council is generally supportive of the
treatment of this frontage as a side
boundary setback).
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REPORT 3.5 Roof design Acknowledging Council’s prelodgement interest in relation to the proposed ‘saw tooth’ roof form, we reiterate that as a gesture to the region’s timber milling industry which was a vital part of the local community from as early as 1890 (particularly prominent in the 1950s), the roof facing Lake McDonald Drive has been designed to evoke the image of a saw blade. This is achieved through a series of “skillion” roofs, arranged along the gentle west-east crossfall to represent the teeth of a saw, juxtaposed with the edge of the main roof form, symbolising the gullet of the blade. In this way, the design pays homage to the historical and cultural heritage of the region. Furthermore, early design investigations confirmed that if the design adopted a traditional roof pitch for gabled roofs in the Queensland timber cottage vernacular, being 2.5:1 (or approximately 22º), such forms would exceed the 8-metre height limit imposed on the development site. Given the site falls by as much as 9 metres from south to north, the primary roof form must follow this slope to remain within the permitted height. As such, the proposed saw tooth roof form offers an opportunity to reflect the region’s timber milling history, while ensuring a compliant height is achieved for the site. 3.6 Landscaping / Open Space With reference to both the Architectural Plans and Landscape Plans provided at Appendix B & D respectively, the proposed development comprises generously landscaped areas at both ground level as well as the upper podium levels. Acknowledging the provisions of the Dual Occupancy and Multiple Dwelling Code currently require a minimum of 40% of the site area to be landscaped, with 60% of this comprising soft landscaping, reference is made to the landscape calculation reproduced at Figure 9 below which quantifies that 1,333m2 of the site comprises deep landscaping (42% site area), plus a further 154m2 of elevated landscaping included at the podium level. Figure 9 - Landscaped areas A perspective image showing the intended landscape outcome proposed for the podium level is provided at Figure 10 below, also emphasising the access to natural sunlight that is achieved as a result of separating the two buildings. AU213016247 | Development Application for a Material Change of Use to establish a Multiple Dwelling (Affordable Rental Premises) comprising 25 dwellings | 1 | 29 September 2025 rpsgroup.com
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Figure 10 - Perspective showing podium landscaping
3.7 Car Parking
It is acknowledged that Table 9.4.1.4 of the Driveways and Parking Code requires provision of one (1)
covered space for each of the proposed 1 & 2 bedroom “small” dwellings plus one (1) visitor space per 4
dwellings, requiring provision of 25 x resident spaces and 6 (6.25) x visitor spaces = 31 spaces in total.
Compliance with the prescribed rate is illustrated on the submitted Architectural Plans, as reproduced at
Figure 11 below.
Figure 11 - Proposed car parking layout
The proposal to provide 25 resident car parking spaces, and 6 visitor spaces is considered appropriate in light
of the following:
• This project is committed for social housing, which will be owned and managed for that purpose by
Coast2Bay in perpetuity.
• The Capital Funding Agreement also commits the dwellings as Community Housing Assets in
perpetuity.
• The target groups for this development are Families, Young People and Seniors (over 55’s).
Household formation will predominantly be single person households (which make up 57.5% of the
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waitlist) and single parent families (33.8%). These residents are likely to have low car ownership
levels.
• The proposed development responds to the need for smaller households, with only 1 and 2 bedroom
unit configurations on offer.
• The site is located close to key services offered within the Cooroy Town Centre. Tenancy allocation
will favour those with high transportation needs given the proximity to Cooroy train station and bus
services along Tewantin Road.
In light of the above, it is considered the proposed quantum of car parking is adequate to meet the needs of
the development, having specific regard to the intended residents.
3.8 Communal Room
The on-site community room will provide a neutral space for a range of activities for tenant engagement.
These include tenant meetings, morning teas, and other small events with the aim of bringing residents
together who might otherwise be experiencing loneliness and social detachment.
The operation of this space draws upon success from similar facilities in social housing complexes
elsewhere in the Coast2Bay portfolio and will serve tenants who live within the complex only. The space
offers the opportunity for a regular Coast2Bay presence and will include both one-on-one and group
meetings, as required. Importantly, use of the common room will be limited to tenants and support staff and
will not be made available to members of the community more broadly.
3.9 Civil Services
Reference is made to the Engineering Report prepared by Arcos provided at Appendix C of this report. The
following serves to summarise the key engineering elements of the proposed design that have been
assessed by Arcos as the consulting engineers for the project.
3.9.1 Earthworks
As outlined in Section 4.0 of Arcos’ Engineering Report, the proposed development requires significant
earthworks and retaining structures to ensure serviceable, safe, and equitable access to residents and
visitors.
The proposed earthworks will not impact existing stormwater, sewer infrastructure or any adjacent lots. The
surrounding subdivision will have already constructed a cutoff drain adjacent to the site’s western boundary,
and a proposed cutoff drain along the high side of any retaining structures will protect the development from
stormwater impacts. No earthworks will encroach on neighbouring properties.
All cutting and filling is to be carried out in accordance with AS3798:2007 Guidelines on Earthworks for
Commercial and Residential Developments. Any site filling will be from site spoil (subject to Geotechnical
Investigation), provided it meets the requirements of AS3798 and is placed with controlled compaction.
Filling extents are to be determined at detail design phase based on detail site survey when finished surface
levels of external pavements are confirmed.
All construction activities, including Erosion and Sediment Control (ESC) methods, would be managed under
the control measures of a Construction Environmental Management Plan (CEMP) for the development site.
The CEMP and ESC plans would be prepared for submission with the future application for Operational
Works Approval.
3.9.2 Water Infrastructure
As outlined in Section 5.1 of Arcos’ Engineering Report, a new potable water main and property service to
the subject site is being provided within the future adjacent road reserve by the surrounding subdivision and
as such the existing service shall be utilised by the development.
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REPORT 3.9.3 Sewer Infrastructure As outlined in Section 5.2 of Arcos’ Engineering Report, a new sewer main and property branch to the lot is being provided within the future adjacent road reserve by the surrounding subdivision. As such the existing service shall be utilised by the development. 3.10 Stormwater Management Reference is made to the Engineering Report prepared by Arcos provided at Appendix C of this report which also includes a Stormwater Management Plan. We understand the subject site will be delivered in accordance with council’s development application reference OPW25/0057, which proposes to provide a stormwater outfall and water quality treatment for the site. The minor storm event is defined as the 10% AEP storm plus climate change, with the major event being the 1% AEP storm plus climate change. Runoff from within the subject site is proposed to be captured by a proposed underground pipe drainage network, and is to be conveyed to a future stormwater pit (provided by the surrounding subdivision), which shall form the Legal Point of Discharge for the development. 3.10.1 Stormwater Quality Stormwater quality is to be provided by a future bio-retention basin directly north of the subject site. The bio- retention basin is to be built as a part of the surrounding subdivision works (refer OPW/25/0057) and has been sized to cater for the fully developed catchment. As such, no additional stormwater quality is proposed for the development. 3.10.2 Stormwater Quantity As per the design for the surrounding subdivision (OPW/25/0057), we understand stormwater quantity management is to be provided on a lot by lot basis. As such, on-site stormwater detention is proposed in the form of an OSD Tank. A DRAINS model will be developed prior to lodgement of a subsequent development application for operational works that will nominate a specific OSD tank size and orifice arrangement capable of mitigating developed peak flows across a range of AEP storm events back to existing levels. For the purposes of this development application, an indicative tank size of 30kL is nominated for the development based on a rate of 90kL per hectare (typically accepted value for urban catchments in South East Queensland). All roof and hard stand areas will be directed to the tank for on site flow attenuation. An additional 3kL of re-use capacity will be provided to service communal landscape areas. In addition to OSD storage, an indicative minimum rainwater reuse volume of 3,000L is required for each dwelling, in accordance with the Sustainable Building Desing Code. A water balance equation will be completed prior to an OPW application to confirm the final volume to stormwater re-use for each dwelling. 3.11 Waste Servicing Following discussions with Council officers during prelodgement engagement, we understand Council’s Waste Team has acknowledged that a reverse manoeuvre is required for a waste collection vehicle to service the proposed refuse bins on site. The ability to enter the site and service the bins from the proposed waste store is illustrated by the Vehicle Tracking Plan prepared by Arcos provided at Appendix C. Importantly, the location of the proposed bin store has been revised since prelodgement discussions, such that it is now effectively screened from view from the streetscape via its placement within the under croft parking area. AU213016247 | Development Application for a Material Change of Use to establish a Multiple Dwelling (Affordable Rental Premises) comprising 25 dwellings | 1 | 29 September 2025 rpsgroup.com
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4 KEY PLANNING MATTERS
The following sections serve to specifically address the elements of the proposed development that do not
strictly comply with the current provisions of the Noosa Plan 2020.
4.1 Consistent Use
It is acknowledged that lodgement of this development application follows adoption of Amendment No. 2 to
the Noosa Plan 2020, which formally commenced 26 September 2025. In this regard, we recognise that the
recent amendments have been introduced to:
• expand housing choice through smaller dwellings, accessible dwellings, affordable dwellings and
dwellings specifically built for permanent rental; and
• create feasible pathways for the development of additional social or affordable housing.
In particular, we understand that the recent amendments now facilitate lodgement development applications
for multiple dwellings over certain Community Facilities zoned land (including the subject site), where
consisting of ‘small dwellings’ designated as ‘affordable rental premises’.
In doing so, we understand the proposed form of development is now recognised as a ‘consistent’ use within
the Community Facilities zone.
4.2 Need and Target Cohort
There is a clear and documented need for social housing within the Noosa Local Government Area (LGA).
Between 2024 and 2025 there was a 57% increase in households on the Queensland Social Housing
Register who require social housing in the Noosa LGA. The increase from 51 to 80 households represents a
growing issue in the region with most demand generated by single parent families, single persons and single
persons over 55 (i.e. seniors) with a corresponding need for 1 and 2-bed accommodation.
The twenty-five (25) units proposed will comprise a mix of 15 x 1-bed and 10 x 2-bed dwellings, which aligns
to the current demand evident from the waitlist data for Noosa. The project funding also sets the target
tenant groups who are to be accommodated within the complex, being families, young people and seniors
(over 55’s) from the Queensland Social Housing Register. These reflect the demand demonstrated for the
Noosa region.
4.3 Affordable rental premises
As above, it is acknowledged that the recent amendments to Noosa Plan 2020 include the introduction of the
following administrative definition for ‘affordable rental premises’:
Affordable rental premises means one or more dwellings which are:
a. Affordable Housing;
b. Entirely small dwellings;
c. Owned or leased by a registered provider within the meaning of the Housing Act 2003; and
d. Managed by the registered community housing provider, as long term rental housing for a minimum
of 20 years.
The proposal therefore complies with this new administrative definition for ‘affordable rental premises’
acknowledging each of the units are smaller than 100m2 and will be delivered by Coast2Bay (being a
Registered Community Housing Provider).
4.4 Funding Arrangement and Security in Perpetuity
The project is subject to a Capital Funding Agreement (CFA) with the Queensland Government Department
of Housing. The CFA commits the project to Social Housing in perpetuity, with a State mortgage over the
land.
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REPORT As social housing owned by a Registered Community Housing Provider (RCHP), the dwellings will be registered as Community Housing Assets under the Housing Act 2003 (Qld) and will be subject to regulatory requirements under the National Regulatory System for Community Housing (NRSCH). Protections are provided to the asset under the Act, to ensure that they are retained in the housing system even if the RCHP (Coast2Bay) ceased to exist (i.e. they must be transferred to the State or another RCHP). To maintain its registration, Coast2Bay must complete an annual NRSCH return to demonstrate that the assets are being used for social housing, including rent collection, vacancy and maintenance data. The CFA also contains provisions for control of the design of the dwellings, including the State’s Social Housing Design Guidelines and a requirement for a minimum of 50% of dwellings to achieve LHA Gold level accessibility. The project has been subject to State design approvals at various stages, with the submitted design having been endorsed by the Department of Housing prior to lodgement with Council. 4.5 Property and Tenancy Management The ongoing management of the complex will be carried out by Coast2Bay’s highly skilled Property and Tenancy Managers who are experienced in managing social housing tenancies and assets. Tenants will be assisted throughout their stay and linked to other third-party support services as relevant to their needs. AU213016247 | Development Application for a Material Change of Use to establish a Multiple Dwelling (Affordable Rental Premises) comprising 25 dwellings | 1 | 29 September 2025 rpsgroup.com
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5 LEGISLATIVE REQUIREMENTS
5.1 Assessment Manager
In accordance with Schedule 8 of the Planning Regulation 2017, the assessment manager for this
application is Noosa Shire Council.
5.2 Categories of Assessment
The table below summarises the categorising instruments and categories of assessment applicable to this
application.
Table 9: Categories of Assessment
Aspect of development Categorising Category of assessment
instrument
Development Permit for a Material Change of Use to Noosa Plan 2020 Impact assessment
establish a Multiple Dwelling (Affordable Rental
Premises comprising 25 small dwellings
5.3 Referrals
In accordance with Schedule 10 of the Planning Regulation 2017, no referrals apply to the subject
development application.
5.4 Public Notification
This application requires public notification for a period of fifteen (15) business days as it is subject to impact
Statutory planning assessment.
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6 STATUTORY PLANNING ASSESSMENT
6.1 Overview
This section assesses the application against relevant assessment benchmarks.
As the application is subject to impact assessment, the assessment benchmarks, and the matters the
assessment manager must have regard to, are those identified in section 45(5) of the Planning Act 2016 and
sections 30 and 31 of the Planning Regulation 2017.
As Noosa Shire Council is the assessment manager, the relevant local authority categorising instrument is
the Noosa Plan 2020.
6.2 State and Regional Assessment Benchmarks
6.2.1 Regional Plan
The Planning Regulation 2017 at Section 30(2)(a)(i) requires the assessment manager to assess the
application against the assessment benchmarks stated in the regional plan, to the extent the Regional Plan
is not identified in the planning scheme as being appropriately integrated into the planning scheme.
In this instance, Section 2.2 of the Noosa Plan 2020 confirms that the Planning Minister has identified that
the Noosa Council’s Planning Scheme appropriately advances the South East Queensland regional Plan
2017.
Table 10: Regional Plan Response
Regional Plan Response
South East Queensland Regional Plan The subject site is located within the Urban Footprint of the South East
2009-2031 Queensland Regional Plan 2009-2031 (Regional Plan).
The intent of areas within the Urban Footprint is to provide for the region’s
urban development need to 2031. The Urban Footprint is intended to support
urban uses such as housing, industry, business, infrastructure, community
facilities and urban open spaces.
The proposal is consistent with the intents of the regional plan.
6.2.2 State Planning Policy
The Planning Regulation 2017 at Section 30(2)(a)(ii) requires the assessment manager to assess the
application against the assessment benchmarks stated in the State Planning Policy, Part E, to the extent
Part E of the State Planning Policy is not identified in the planning scheme as being appropriately integrated
into the planning scheme.
In this instance, Section 2.1 of the Noosa Plan 2020 confirms that the Planning Minister has identified that
the State Planning Policy is appropriately integrated in the Noosa Council’s Planning Scheme, with the
exception of ‘Natural hazards, risk and resilience – coastal hazards – in part’, which does not apply to the
subject site.
6.2.3 Temporary State Planning Policy
The Planning Regulation 2017 (at Section 30(2)(a)(iii)) requires the assessment manager to assess the
application against the assessment benchmarks stated in any temporary State Planning Policy applying to
the premises.
In this instance no temporary State planning policies apply.
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6.3 Local Authority Assessment Benchmarks
This application is to be assessed against Noosa Plan 2020. The assessment benchmarks applicable under
Noosa Plan are addressed below.
6.3.1 Strategic Framework
The following serves to provide an assessment of the proposed form of development against the following
‘Strategic Outcomes’ sought by the Noosa Plan 2020 Strategic Framework:
Strategic Theme Compliance with Key Strategic Objectives
Settlement The proposed form of development assists with achievement of the following objectives under the
Settlement theme:
(h) The majority of new growth is located in existing urban areas of Noosaville, Noosa Heads,
Tewantin and Cooroy;
Comment
The proposal seeks to deliver an additional 25 affordable rental premises in close proximity to the
Cooroy township.
(k) Attractive and diverse living opportunities are available including for key workers, low income
earners and the elderly. A significant proportion of new developments comprise smaller
dwellings located close to activity centres, with ease of access to public and active transport
networks.
Comment
The proposed development is entirely comprised of ‘small dwellings’ that will be specifically
allocated to target tenant groups, being families, young people and seniors (over 55’s) from the
Queensland Social Housing Register.
Community The proposed form of development assists with achievement of the following objectives under the
Wellbeing Community Wellbeing theme:
(c) Noosa Shire has an inclusive community of older people, families, children, young adults and
other households.
Comment
As above, the proposed development will increase the availability of suitable housing for families,
young people and seniors (over 55’s) that are currently on the Queensland Social Housing Register
for the Noosa LGA.
(d) Local employment, housing, entertainment, services and facilities are provided to meet the
needs of all generations.
Comment
Acknowledging the 57% increase in households included on the Queensland Social Housing
Register requiring social housing in the Noosa LGA between 2024 and 2025, this proposed
development will help bolster the availability of housing stock for those most in need.
Housing Choice The proposed form of development assists with achievement of the following objectives under the
Housing Choice theme:
(e) A wide range of housing is spread throughout the existing urban areas and responds to housing
needs associated with factors such as changing demographics, changing composition of
households, and lifestyle choices.
Comment
The proposal represents a valuable opportunity to introduce additional social housing within the
existing urban area of Cooroy, utilising Council-owned land that has been identified as surplus to
the need of the adjoining cemetery. As above, this proposal will help respond to the increasing
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demand for social housing within the Noosa LGA, targeting families, young people and seniors
(over 55’s) from the Queensland Social Housing Register.
(f) Additional small dwelling units are provided so that the housing mix and choice better reflect
community needs.
Comment
The proposal seeks to deliver an additional 25 small dwellings that will operate as affordable rental
premises in close proximity to the Cooroy township.
(g) Council will support the Federal and State Government and community based not-for-profit
entities in delivering a diverse and comprehensive range of social and affordable housing
options.
Comment
The proposed development is subject to a Capital Funding Agreement with the Qld Government
Department of Housing, committing the project to Social Housing in perpetuity, with a State
mortgage over the land.
As social housing owned by a Registered Community Housing Provider, the dwellings will be
registered as Community Housing Assets under the Housing Act 2003 (Qld) and will be subject to
regulatory requirements under the National Regulatory System for Community Housing.
Coast2Bay welcomes Council support to the delivery of such needed accommodation within the
Noosa LGA.
Biodiversity and The proposed form of development does not compromise achievement of this Strategic Outcome.
Environment
Economy and The proposed development will create an estimated 56.88 permanent FTE jobs directly and 108.06
Employment indirectly through the construction phase. A total of 0.77 permanent FTE jobs will be created
directly and indirectly post construction.
Transport and The proposed form of development does not compromise achievement of this Strategic Outcome.
Movement
Infrastructure and The proposed form of development does not compromise achievement of this Strategic Outcome.
Services
Natural Hazards The proposed form of development does not compromise achievement of this Strategic Outcome.
and Resilience
6.3.2 Community Facilities Zone
6.3.2.1 Overall Outcomes
The proposed form of development does not compromise achievement of the Overall outcomes sought for
the Community facilities zone. More importantly, the proposal advances achievement of the following new
Overall outcomes introduced as part of Amendment No. 2 to the Noosa Plan 2020:
(i) Development for residential purposes, including residential care, retirement facilities, relocatable homes,
accessible housing and affordable rental premises contribute to housing choice for residents including
those with special needs.
(u) The bulk and scale of development located on that part of the site in the Community Facilities zone is
consistent with the building height, plot ratio and site cover required by the performance outcomes of
this code.
Further detail in relation to compliance with the bulk and scale objectives referenced above is provided in the
following section.
6.3.2.2 Assessment Criteria
With specific reference to the new Overall outcomes referenced above, the following provides an
assessment against the corresponding assessment criteria introduced into the Community facilities zone
code under Amendment No. 2 to the Noosa Plan 2020:
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Performance outcomes Acceptable outcomes
Housing Choice
PO8 AO8
Housing choice is facilitated through provision of Residential development is limited to:
communal housing models, accessible housing, (a) Community Residences; or
affordable rental premises and if for a Relocatable (b) Rooming accommodation such as residential
home park or Retirement facility includes small hostels; or
dwellings and affordable housing.
(c) Residential care facilities; or
(d) Affordable rental premises; or
(e) Relocatable home parks or retirement villages
where entirely small dwellings and at least 50% of
dwellings are affordable housing.
Compliance Statement
The proposal is for a Multiple Dwelling, being ‘Affordable Rental Premises’, comprising 25 small dwellings.
Performance outcomes Acceptable outcomes
Height
PO17 AO17.1
Buildings and other structures: Within urban boundaries buildings and other structures are
(a) are low rise and have a visual bulk and no more than 8 metres in building height.
architectural scale consistent with the character
of the area AO17.2
(b) do not visually dominate the street and Outside of urban boundaries buildings and structures are no
surrounding spaces; more than 8 metres in building height, providing that they
(c) preserve the amenity of surrounding may be up to 9 metres where the pitched roof but no other
development including privacy, views and access part of the building or structure exceeds 8 metres.
to sunlight to residential dwellings;
(d) respect the scale of the surrounding vegetation, AO17.3
maintaining a vegetated skyline; The exposed portion of the external elevation of the building
(e) have a maximum building height of two storeys; cannot exceed or appear to exceed the respective building
and heights in AO17.1 and AO17.2.
(f) elevations do not appear to visually exceed two
storeys when viewed from the surrounding area.
Compliance Statement
As illustrated by the sections provided in Section 3.3 and extracted from the proposed Architectural Plans
provided at Appendix B of this report, the proposed development has been designed to ensure compliance
with the maximum 8 metres height limit, measured from ground level.
The aforementioned sections show both the existing ground level and the legally altered ground level to the
purpose of illustrating that compliance with the 8-metre height limit will be maintained after the site levels
have been lawfully altered pursuant to the design approved under OPW25/0057.
As illustrated by the perspective image included at Figure 5 of this report, landscape treatments are
proposed in proximity to the eastern elevation that will present to the new entry street to ensure that the
exposed portion of the external elevation of the building does not appear to exceed 8 metres.
With respect to preserving the amenity of surrounding development, reference is made to Site Sections 01 –
03 included in the Architectural Plans provided at Appendix B which illustrate the separation distance
achieved between the proposed development and the existing residences in Dianella Court, at various
intervals along the new road frontage. These separation distances will ensure that the privacy of existing
residents is maintained, while also ensuring that their views and access to sunlight are not compromised.
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Performance outcomes Acceptable outcomes
Site cover, gross floor area and building work
PO18 AO18.1
Buildings and other structures: Plot ratio does not exceed 0.75:1 provided that no individual
(a) are fit for purpose and respect the scale of building has a gross floor area exceeding 1,000m2.
surrounding development;
(b) do not present an appearance of bulk to adjacent AO18.2
properties, roads or other areas in the vicinity of The maximum length of wall in one plane is 30 metres.
the site;
(c) maintain natural site characteristics where AO18.3
possible, including native vegetation and natural
landforms; No more than 50% of the site is covered by buildings or
roofed structures.
(d) allow for adequate area at ground level for
landscaping and site facilities; and
(e) facilitate onsite stormwater management and
vehicular access.
Compliance Statement
The proposed design demonstrates compliance with the referenced quantitative measures, as follows:
Design attribute Code requirement Compliance
Site Cover 50% 48.9%
Plot Ratio 0.75:1 0.56:1
Individual building size 1,000m2 North block – 766m2
South block – 982m2
6.3.3 Cooroy Local Plan
6.3.3.1 Overall Outcomes
The proposed form of development is consistent with the following relevant Overall Outcome sought by the
Cooroy Local Plan Code, including the new and amended provisions resulting from Amendment No. 2:
(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.
(o) Attached housing locates in well serviced areas and increases housing choice (Amended provision).
(q) Residential development incorporates affordable rental premises (New provision).
(r) Residential development incorporates small dwellings and accessible housing (New provision).
Following adoption of Amendment No. 2, it is recognised these amended and new local plan code provisions
lend direct support to the proposed social housing development outcome.
6.3.3.2 Assessment Criteria
With respect to the assessment criteria prescribed for development in the Cooroy Local Plan Area, specific
reference is made to the following, while having regard to the recent amendments to the ‘Housing Choice’
provisions as part of Amendment No. 2 to the Noosa Plan 2020:
Performance outcomes Compliance
Built form and streetscape
PO7 The proposed development complies with PO7, noting the
Buildings, structures and landscaping are consistent with proposed architectural style is compatible with existing
and reflective of the traditional country town character of buildings within the locality, reflecting Cooroy’s character
Cooroy in terms of form, proportion, composition and use of through a selection of materials and use of colour palette
materials. and traditional forms. Inspiration has been drawn from
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traditional hinterland character, including metal cladding,
weatherboard and Cooroy’s surrounding landscaping.
Housing Choice
PO14 The proposed Multiple Dwelling will directly contribute to
Development contributes to housing choice and diversity, housing choice and diversity by providing 25 small dwellings
including small dwellings, affordable rental premises and that will be affordable rental premises, designed to meet
accessible housing. LHA standards to ensure they are accessible.
As above, following adoption of Amendment No. 2, it is recognised these amended and new local plan code
provisions are relevant in the context of the assessment of this proposed development.
6.3.4 Codes
The planning scheme codes applicable to the proposal, and the location of the relevant appended code
response are identified below:
Table 11: Planning Scheme Code Responses
Planning Scheme Codes Location of Response
Zone and Local Plan codes
Community Facilities Zone Code Appendix E – prepared by RPS
Cooroy Local Plan Code Refer Section 6.3.3 of this report
Use Codes
Dual Occupancy and Multiple Dwelling Code Appendix E – prepared by RPS
Other Codes
Sustainable Building Design Code Appendix E – prepared by RPS
6.4 Infrastructure Charges
In accordance with Council’s Policy – Infrastructure Charges Rebates for Eligible Community Organisations,
we understand that development of social housing is eligible for a conditional rebate (or deferment), in that
an Infrastructure Charge notice will be issued in full but only require payment should the residential property
no longer remain an affordable rental premises.
As outlined above, protections will be provided to the asset under the Housing Act 2003, to ensure the
premises is retained in the housing system even if Coast2Bay ceases to exist (i.e. the asset will be
transferred to the State or another Registered Community Housing Provider).
On this basis, a separate application will be made to Council seeking a 100% rebate for the proposed
‘Affordable rental premises’, in accordance with ‘Table 1 – Rebates for Eligible Community Organisations’ of
this Policy.
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7 CONCLUSION
This town planning report supports a development application made on behalf of Coast2Bay Housing Group
to Noosa Shire Council for the establishment of a Multiple Dwelling comprising twenty-five (25) small
dwelling units on land at 62 Lake Macdonald Drive, Cooroy.
The subject site is more properly described as part of Lot 2 SP348613, comprising approved Lot 1 pursuant
to Council reference RAL25/0004, which has an area of ≈3,161m2.
This development application seeks:
• Development Permit for a Material Change of Use to establish a Multiple Dwelling (Affordable Rental
Premises comprising 25 small dwellings).
Under the amended Noosa Plan 2020 (version dated 26 September 2025), the subject site is located in the
Community Facilities Zone and forms part of the Cooroy Local Plan Area. The proposal is subject to impact
assessment.
This report has demonstrated the proposal’s consistency with the intents and code requirements of the
amended Noosa Plan 2020, while providing appropriate justification for minor aspects that do not fully
adhere to the acceptable outcomes.
Approval is sought subject to reasonable and relevant conditions.
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