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planning report 45 Maple St -v1-2023
Development Application
Planning Report
Material Change of Use for Undefined Use
(11 accessible units) and
Reconfiguring a lot (4 lots into 2 lots)
45 & 47A Maple Street and 9 Myall Street, Cooroy
described as:
Lot’s 15 & 18 on C5605
Lot’s 1 & 2 on RP99323
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Contents
1.0 Summary ........................................................................................................................... 3
1.1 Development application details ................................................................................................3
1.2 Planning instrument details .......................................................................................................3
1.3 Referral agencies........................................................................................................................4
2.0 Site details ......................................................................................................................... 4
2.1 Site description ..........................................................................................................................4
Surrounding land uses ...........................................................................................................................6
3.0 Proposed development details .......................................................................................... 7
3.1 Reconfiguring a Lot (4 lots into 2 lots) ..............................................................................................7
3.2 Material change of use (Accessible Units) ........................................................................................8
4.0 Planning assessment ........................................................................................................ 11
4.1 Strategic Outcomes .................................................................................................................. 11
4.2 Heritage and Character Area Overlay ....................................................................................... 12
4.3 Cooroy Local Plan Code ............................................................................................................ 12
4.4 Community Facilities Zone Code............................................................................................... 13
4.5 Technical Compliance ............................................................................................................... 14
4.5.1 Setbacks .......................................................................................................................................... 15
4.5.2 Landscaping .................................................................................................................................... 16
4.6 Sustainable Design Code .......................................................................................................... 16
4.7 Engineering .............................................................................................................................. 17
4.8 Reconfiguring a Lot Code .......................................................................................................... 17
5.0 State assessment and other matters ................................................................................ 17
5.1 State interests .......................................................................................................................... 17
5.1.1 Matters established in the Planning Regulation ............................................................................ 17
5.1.2 State Planning Policy ...................................................................................................................... 17
5.2 Discretionary Matters .............................................................................................................. 18
5.2.1 Need ........................................................................................................................................ 18
6.0 Conclusion ....................................................................................................................... 18
Client Name: Redheath Pty Ltd
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO MPIA MQELA
Version: 2
Date: 16 Jan 2023
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: Undefined Use (Accessible dwelling units) consisting of 11
small dwellings including 8 x National Disability Insurance
Scheme (NDIS) Specialist Disability Accommodation (SDA).
Reconfiguring a Lot (4 lots into 2 lots).
Proposed lot 1 = 620m²
Proposed lot 2 = 2,496m²
Type of approval sought: Development Permit for Material Change of Use
Reconfiguring a lot (4 lots into 2 lots)
Site address: 45 & 47A Maple Street and 9 Myall St, Cooroy
Real property description: Lot’s 15 & 18 on C5605
Lot’s 1 & 2 on RP99323
Site area: Lot 15 – 1157
Lot 18 – 1335
Lot 1 – 378
Lot 2 – 246
Total = 3,116m²
Assessment manager: Noosa Council
Owner details: Radheath Pty Ltd
Applicant details: Radheath Pty Ltd c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), Urban footprint designation.
Planning scheme: The Noosa Plan 2020
Zone: Community Facilities zone
Level of assessment: Impact assessment
Applicable overlays: Heritage and Character Area Overlay on lots 1 and 2 and lot 15
Applicable codes: Strategic Framework
Cooroy Local Plan Code
Community Facilities Zone Code
Dual Occupancy and Multiple Dwelling Code
Works Codes
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1.3 Referral agencies
A referral to State Assessment and Referral Agency (SARA) as a concurrence agency under
Schedule 10:
Reconfiguring a lot:
o with a new or changed access to the state transport corridor
o does not relate to government supported transport infrastructure;
o within 100m of a state controlled intersection.
Material change of use:
o Within 25m of a state controlled road.
o Within 100m of a state controlled intersection.
2.0 Site details
2.1 Site description
Table 1: Site description
Site characteristic Description
Existing land use 2 x Dwelling houses
Frontage and access Approximately 46m to Maple Street and 27m to Myall St, Cooroy
Topography and views The sites slope from Maple Street to Myall Street. At first gradual slope to
the east then approximately 4m of slope from the western boundary of lot
18 to Myall Street frontage.
Existing vegetation No significant vegetation exists on site. A large stand of Dypsis lutescens
(golden cane palms) to the Maple Street frontage.
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ww PIVOTAL a ee ——_ ig d/ — eae } oe I io ee : Figure 1 - Aerial and site identification. Page 5 of 19
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Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
West Opposite and to the west is Eden Private Hospital. The hospital is a
comprehensive medical, rehabilitation and mental health facility, which also
provides access to allied health services.
Diagonally opposite the site to the north is the District centre zone of Cooroy
consisting of all uses typical of a centre zone.
South east / Dwelling house (Community Facilities zone)
south west
Dwelling house located in the Medium Density Residential zone
East The railway facilities (Community Facilities zone)
North Healthcare and Office uses (Community Facilities zone)
Figure 2 - Zone map with site identified in blue.
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3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height Less than 8m above NGL
Plot ratio (GFA) Total – 0.376:1 (936m²)
Site coverage 39% (964m²)
Car parking 14 spaces plus an SRV
Site access Vehicle access via Maple Street and pedestrian access to Myall
Street.
3.1 Reconfiguring a Lot (4 lots into 2 lots)
The application proposes reconfiguring a lot 4 lots into 2 lots. Each lot is fully serviced and share 1
vehicle access from Maple Street. Lot 1 is proposed at 620m² and Lot 2, being 2,496m². The dwelling
on Lot 1 is proposed to be retained. Figure 3 shows the proposed subdivision layout.
Figure 3 - Proposed subdivision
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3.2 Material change of use (Accessible Units)
The application also proposes a Multiple dwelling on proposed Lot 2, which consists of 11 small
dwellings, 8 dwellings of which are fully Specialist Disability Accommodation (SDA) being fully
accessible and suitable for ‘high physical support’ under the NDIS design standards. The proposal
includes the following:
3 x Type A dwellings;
2 x Type B dwellings;
3 x Type C dwellings;
3 x Type D dwellings;
A large communal area;
Vehicle access from Maple Street with a shared access via an easement with Lot 1;
Pedestrian access to Myall Street;
Type A dwelling
Type A dwellings are 86m² and consist of 1 bedroom exclusive for the participant (NDIS) plus a room
for the onsite overnight assistance (OOA), a total of 2 bedrooms and 1 fully accessible bathroom.
These dwellings under the NDIS are the highest level of design being, Robust, Fully accessible and
High physical support. These dwellings are single storey and located to the northern portion of the
lot adjacent to a neighbouring Healthcare practice and a professional Office. Each dwelling has a
carport 3.8m x 5.4m in accordance with the SDA design guidelines for carparking.
Figure 4 - Typical Type A dwelling
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Type B dwellings
Type B dwellings are 90m² and consist of 1 bedroom exclusive for the participant (NDIS) plus a room
for the onsite overnight assistance (OOA), a total of 2 bedrooms and 1 fully accessible bathroom.
These dwellings under the NDIS are the highest level of design being, Robust, Fully accessible and
High physical support. They are single storey and located to the southern portion of the lot adjacent
to a neighbouring dwelling house in the Medium Density Residential zone. Each dwelling has a
carport 3.8m x 5.4m in accordance with the SDA design guidelines for carparking.
Figure 5 – Typical type B dwelling
Type C dwellings
Type C dwellings are 85m² and consist of 1 bedroom exclusive for the participant (NDIS) plus a room
for the onsite overnight assistance (OOA), a total of 2 bedrooms and 1 fully accessible bathroom.
These dwellings under the NDIS are the highest level of design being, Robust, Fully accessible and
High physical support. They are within a 2 storey building located to the eastern portion of the lot
adjacent to a neighbouring dwelling house in the Medium Density Residential zone and overlook and
have frontage to Myall Street. Each dwelling has a carport 3.8m x 5.4m in accordance with the SDA
design guidelines for carparking.
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Figure 6 - Typical type C dwelling
Type D dwellings
Type D dwellings are within the same building as type C dwellings but on the lower ground level with
stair access from carparking from the upper ground floor. These dwellings are not NDIS compliant
but provide for an inclusionary development being suitable for the those not in need for a dwelling to
be fully accessible. These dwellings are generally at Myall Street level with pedestrian access directly
to the street. A generous 6m landscaped setback is provided to this frontage.
Figure 7 - Typical type D dwelling
A copy of the proposed site plan is provided as Figure 8 and a full set of proposal plans is included
with the application.
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Figure 8 - Site Plan
4.0 Planning assessment
4.1 Strategic Outcomes
The following Strategic Outcomes are relevant to the assessment:
3.3.1
(g) There is sufficient land to cater for urban development within already committed
areas.
3.3.3
(b) Residential development occurs where it is not in the vicinity of land uses that would
adversely impact the amenity of residents.
(c) Residential development only occurs where it will not prevent or inhibit the conduct of
existing land uses that are legitimately located or planned for in that location.
(e) A wide range of housing is spread throughout the existing urban areas of Noosa Shire
and responds to housing needs associated with factors such as changing
demographics, changing composition of households, and lifestyle choices.
The Noosa Council adopted a Housing Needs Assessment (HNA) of the Noosa Shire in December
2021, which identified among other demographic issues a pressing need for social housing,
affordable housing and housing for the vulnerable and people living with disabilities. The proposal
complies with Strategic Outcome 3.3.1 and 3.3.3 for the following reasons:
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• The HNA generally indicates that there is a range of housing options where there is an unmet
demand and given the land/market values it is difficult to locate these housing options in Noosa
Shire. The proposal helps to fulfil the unmet demand for people living with disabilities.
• The proposal is within an area committed for development and there is no other suitable SDA
compliant NDIS housing in Cooroy.
• Will not cause any reverse amenity impacts given the hospital, Health care and office uses to
the north and residential uses to the south. Healthcare use and office uses are a well-known
transitional land uses and combines well with residential without adverse amenity outcomes.
As an example is the Mary Thomas street Health and Wellbeing Precinct and the residential
uses adjoining to the north.
• The Tables of Assessment indicate that Multiple dwellings are permitted in the Community
Facilities zone, but not in Cooroy. Therefore, the Planning Scheme recognises the residential
uses can be successfully integrated within this zone.
• The land uses which the development may prevent in this location are permitted nearby in the
Cooroy District Centre zone. There is currently much under-developed and vacant land in this
centre zone. The proposal is unlikely to, now or in the future, adversely affect any potential
uses as these uses can also be undertaken in the centre zone a short walk from the site.
• The majority of the proposal is providing SDA in dwellings in accordance with NDIS guidelines
which provides housing choice for those living with disabilities and designed and built to better
respond to the changing needs and abilities of people over their lifetime.
4.2 Heritage and Character Area Overlay
Approximately half the subject site sits within the Character Area Overlay of Cooroy. In this regard,
the dwelling to the front of the site on proposed lot 1 is being retained, which maintains the character
of Cooroy and Maple Street. The new dwellings have heritage features such as weather board
cladding, pitched roof, eave overhangs, brickwork and timber posts all design elements reminiscent
of old Cooroy.
4.3 Cooroy Local Plan Code
The following Overall Outcomes, Performance Outcomes and Acceptable Outcomes are relevant to
the assessment and are setout below:
7.2.2.2
(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 close to the town centre and within mixed-use buildings increasing
housing choice.
(p) Low to medium density semi-attached housing, such as dual occupancies, are interspersed
through residential neighbourhoods where they offer proximity to transport and services.
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PO1
Development enhances the role of Cooroy as the largest centre in the Noosa Hinterland, providing
a wide range of business and employment services, recreation facilities, community services,
housing choice and a limited range of visitor services.
PO5
Development retains and enhances key heritage and landscape elements including historical
landmarks, existing character trees and areas of significant vegetation contributing to the setting and
character of the local plan area.
AO7.1
Development retains or reuses buildings that have cultural heritage or townscape significance,
including where subject to the Heritage and Character Overlay (as mapped in Schedule 2) or
identified as a heritage site or character area on Figure 7.2.2.4 (Cooroy Framework and Character
Plan).
PO14
Development provides for sites within and in close proximity to the District centre zone to contribute
to housing diversity by providing small attached dwellings, including single level apartments.
The proposal complies fully complies with the above Outcomes for the following reasons:
• is providing housing for people living with disabilities satisfying an unmet need in housing
choice outlined in PO1 and Overall outcome 7.2.2.2 (2)(o);
• is providing housing choice within a short walk to Cooroy business centre, public transport and
services supporting PO1 and PO14;
• the site is in close proximity to the District centre zone and is providing small dwellings fully
accessible mostly in single level apartments in accordance with PO14;
• is providing permanent accommodation not short term accommodation;
4.4 Community Facilities Zone Code
The following Performance Outcomes and Acceptable Outcomes are relevant to the assessment
and are setout below:
PO3
Development-
(a) is consistent with the specific purpose as annotated on the zone map; or
(b) where the annotated purpose is no longer meeting a community need, replaces it with
another community related use; or
(c) where there is no specific purpose annotated on the zone map, provides a use consistent
with the needs of the local community.
PO4
The site and location are accessible and suitable for the intended use and population catchment it
serves.
PO5
Uses are of a type, scale and intensity consistent with community needs, locational characteristics
and supporting infrastructure.
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PO24
Buildings and other structures present a high level of architectural merit with building elements and
forms that:
(a) are consistent with the bulk and scale of buildings on adjoining and nearby land;
(b) break down the facade into finer scaled components;
(c) provide strong visual relationships to the landscape, natural features and
(d) recreation areas in the vicinity;
(e) create a pedestrian scale with visual interest;
(f) present subtle changes in colours, textures and materials to break up the building facades;
(g) integrate signage with the building design;
(h) integrate landscaping into the building design and car parking areas;
(i) is well articulated with strong horizontal and vertical design elements providing an interesting
streetscape; and
(j) complement landform changes and landscape features.
The proposal complies fully complies with the above Outcomes for the following reasons:
• the proposed use is consistent with the needs of the local community as Council’s own Housing
Needs Assessment identified a lack of multiple housing for people living with disabilities and
this proposal, being SDA under the NDIS provides this housing choice;
• Responds to the changing needs and abilities of people over their lifetime;
• The site is extremely well located with access to District centre zone of Cooroy opposite the
site. All services, including healthcare, retail and all commercial activities are available within
a short 5 minute walk.
• Furthermore, the subject site is opposite a private hospital where general practitioners and
allied health practitioners are available.
• In terms of bulk and scale, the multiple dwellings comply with key parameters for a development
in the MDR zone, demonstrating the scale and bulk is commensurate with other multiple
dwelling developments of a similar nature in Cooroy, noting the development is far less bulk
and scale than the adjacent hospital.
• 2 of the 3 buildings are single storey.
4.5 Technical Compliance
The proposal is in the Community Facilities zone (CF) with the following table demonstrating
compliance against the key development parameters for the site. In addition, key parameters for the
proposal are provided for a multiple dwelling in the Medium density residential zone (MDR) to
demonstrate the proposal is of a scale and bulk commensurate with a multiple dwelling development,
with further discussion provided against the relevant Performance Outcome thereafter.
Criteria Community Facilities Medium Density Proposal Compliance
zone Residential zone
Site Details 2,495m²
Height 8m and 2 storeys 8m and 2 storeys Types A & B building Y
- 7m and single
storey
Type C and D
building - 8m and 2
storeys
Site Cover 50% 45% (small dwellings) 39% (964m²) Y
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Plot ratio Individual buildings no 0.5:1 0.376:1 (936m2) Y
more than 1000m² each
Private Open Small dwellings – 20m²/9m² >20m2 / 9m² Y
Space
Setbacks Frontage – 6m Type A building – 6m Type A building – PO / Y
Side – 3m frontage & 1.5m side 6m frontage and
boundary 1.5m & 4m side
boundary
Type B Building Type B – 1.5m side PO / Y
Type C & D building boundary
Type C & D PO / Y
building – 6m
frontage and
1.87m / 2m sides
Wall length <30m <15m <9m Y
Garages Garage doors facing the No garages facing Y
street are separated by 2m the street
or staggered
Roof Form Width of parapet wall <50% No Parapets Y
of front
Landscaping 15% of site area (374m²) Front 6m landscaping with
2m landscaped garden to pools and visitor carparking
frontage setback 2m
35% (874m2) landscaping 894m²(36%) Y
with 60% (349m2) of this to 680m² (77% soft) Y
be soft landscaping
Carparking and 1 space for 1 and 2 bedroom 14 spaces Y
access small dwelling and 1 space provided plus 1
per 4 dwellings visitor SRV loading
11 spaces plus
3 visitor = 14 total
Earthworks Cut or fill less than 1.5m 1.6m fill PO
Fencing Setback an avg of 1m and All fencing will Y
articulated by stepping the comply with this
design. provision.
4.5.1 Setbacks
While the setbacks are commensurate with that required for a multiple dwelling in the MDR, the side
setbacks do not meet the Acceptable Outcome of 3m for a side setback within the Community
Facilities zone.
PO10 of the CF and PO12 of the MDR generally reflect the same provisions requiring that building
setbacks do not unreasonably obstruct views, cause overlooking, preserve existing and allow for
new vegetation and be consistent with the predominant character in the surrounding area.
The proposal complies with the PO10 of the CF and PO12 of the MDR for the following reasons:
• The proposal provides good separation between land uses with all side boundaries providing
a minimum of a 1m wide garden which allows sufficient space for vegetation to mature;
• 2 of the buildings are single storey and therefore with no upper level, no overlooking can occur;
• Given 2 of the 3 buildings are single storey, no additional shading will occur when compared
to that of a 2 storey building setback 3m;
• Types C & D building, while 2 storeys, bedrooms are located to the south side and high level
windows to the north side;
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• To the north and east of type A dwelling building, carparking is located adjacent to the POS
with the proposed landscaped garden providing a buffer between uses;
• There is no habitable spaces adjoining the site to overlook from type A building and norht of
type C & D building;
• Consistent with other side setbacks in the surrounding area as most of the CF zone is still
dwelling houses that are constructed in accordance with building code provisions in the
superseded planning schemes (1.5m / 2m)
4.5.2 Landscaping
All dwellings have more than the minimum of 20m² of private open space, an important element of
the landscaping provision demonstrating that residents have sufficient outdoor space for activities
and clothes drying. Important to note there is also a communal shaded area for social gatherings.
4.6 Sustainable Design Code
An assessment against the Performance Outcomes (PO8) of the Sustainable Building Design Code
is provided below.
Performance Outcome Comment
orientates buildings and windows to make The design includes an open kitchen/living areas with most facing east/west
the most of prevailing winds, natural and northern light provided into the dwelling via high light windows and
ventilation, and cross breezes; skylights. All bedrooms include natural light and access to the open space areas,
while the orientation lets winter light into the outdoor areas and in most
instances on decks and balconies and importantly allows for cross breezes and
natural ventilation.
maximises shade to east and west walls; Sunshades and eaves are included to shade walls.
contains an open and permeable built form All dwellings have direct access to outdoor areas. The alfresco areas connect to
that connects indoor and outdoor spaces in the living spaces to provide BBQ and outdoor living opportunities. A large
an integrated design; shaded communal area is provided in a green space to the west of type B
building
retains existing vegetation and natural There is no mature vegetation worth retaining. Large shade trees will be
shading where possible; provided in strategic locations to provide natural shading to the development.
incorporates passive building design to The layout is required to be level to accommodate those living with a disability
reduce the need for auxiliary heating and while windows and large open areas provide for passive cooling and natural
cooling; breeze flow through the dwellings.
uses low toxic internal and A mix of low toxic internal and external materials are incorporated for the
external building materials; construction which will ensure long lasting design that does not require regular
maintenance.
uses natural light rather than artificial Natural light is provided through byway of window and doors.
light, and may include skylights, atriums
and light wells;
provides a minimum floor to ceiling height 2.7m floor to ceiling heights are provided to all dwellings.
of 2.7 metres; and
enables efficient operation and use of The accessible design allows for medium density living and privacy to each of
the building. the units, while also allowing each participant to easily flow between the main
living and bedroom levels.
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4.7 Engineering
As part of the application package, the following plans prepared by an RPEQ have been provided
demonstrating compliance with the relevant codes.
• Survey and existing services plan;
• Silt and sediment control plan;
• Bulk earth works plan
• Driveway and access plan;
• Vehicle manoeuvring; and
• Stormwater management plan.
4.8 Reconfiguring a Lot Code
The proposal seeks to realign the boundaries for 4 lots into 2 lots. The smaller lot, Lot 1 is proposed
at 620m² with vehicle access provided by an easement burdening Lot 2. The planning scheme does
not outline a minimum lot size of the Community Facilities zone, but PO5 of the code states that lots
are consistent with the purpose of the zone, size and character of the surrounding lots, allow for the
siting and construction of buildings and can be serviced. The proposal complies with PO5 for the
following reasons:
• The existing dwelling on proposed Lot 1 is consistent with the size of other structures nearby.
• Many of the older dwellings have been repurposed, being used for Offices or Healthcare uses
and as such the building could be used in a similar manner;
• Given that some of the surrounding buildings have been repurposed, as demonstrated above,
this particular building can accommodate those uses consistent in the zone;
• The building on Lot 1 is to be retained and has the potential to be used for community uses
consistent with the purpose of the zone;
• The site is fully serviced;
• No earthworks are proposed to accommodate the use as it exists;
• Maintains the Cooroy character as the structure is proposed to be retained.
• Is of sufficient size for its intended use.
• Safe vehicle access is provided from Maple Street.
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part. The application does not trigger assessment for coastal hazards.
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5.2 Discretionary Matters
5.2.1 Need
The proposal is considered an inconsistent use in the Community Facilities Zone. There is a far
reaching community benefit the development will provide in terms of housing for those with
disabilities.
The Noosa Council adopted a Housing Needs Assessment (HNA) of the Noosa Shire in December
2021 which identified among other demographic, a pressing need for social housing, affordable
housing, housing for the vulnerable and people living with disabilities. The HNA indicates that in
2016, 2,737 people in Noosa Shire in need of assistance with a profound or severe disability. Further
indicating that many people living with physical disabilities have limited range of housing options.
The proposal helps to satisfy the pressing need for accommodation for people living with disabilities
that the HNA identifies. The SDA provides for flexible households and certainty to Council that these
dwellings will be used for those in need into the future.
Importantly the HNA recommends a raft of changes to the planning scheme, one being, allowing
SDA compliant housing a consistent use in the Community facilities zone specifically identifying
Cooroy, as proposed by this application.
The HNA section 18.4 states:
18.4 Disability Housing
The planning scheme could specifically support specialist disability accommodation in multiple
housing scenarios. While a single shared house is reasonably well catered for, scenarios of dual
occupancies or multiple dwellings not so. The Community Facilities Zone should allow for these uses
where they specifically meet the robust, fully accessible or high physical support design criteria of
the SDA guidelines. It’s noted that there is no guarantee housing stays in this scheme long term.
The uses could be made consistent where providing Specialist Disability Accommodation under the
National Disability Insurance Scheme and performance criteria should specify the categories of SDA
design expected. This approach has the potential to make a difference in places such as Cooroy,
Tewantin and Pomona and possible on lands owned by churches or community organisations.
Ideally it would home people whose housing choices are very limited in the broader market.
6.0 Conclusion
This application seeks a Development Permit for Reconfiguring a lot (4 lots into 2 lots) and Material
Change of Use for Undefined Use (11 accessible units) situated at 45 & 47A and 9 Myall Street,
Cooroy.
The application is proposing Robust, Fully accessible and High Physical Support SDA in accordance
with NDIS housing design guidelines which will provide housing for those living with a disability
through the NDIS. This is an area of housing identified in Councils HNA which is in need in the form
of dual occupancy or multiple housing.
While the use is inconsistent in the Community Facilities zone in Cooroy the Planning Scheme
recognises that multiple dwellings can be suitably located in this zone given they are a consistent
use in the Community Facilities zone in another Local Plan Area of Noosa Shire. Furthermore, the
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HNA provides a demonstrated need for SDA and identifies changes to the Community Facilities zone
in Cooroy to allow for SDA multiple dwellings, such as this proposal, to be consistent in the zone.
This report has demonstrated a significant community benefit by providing for an unmet housing
need for people living with disabilities in Cooroy while complying with the relevant aspects of the
planning scheme.
The application can be supported on the following grounds:
• The HNA generally indicates that there is a range of housing options where there is an unmet
demand and given the land/market values it is difficult to locate these housing options in Noosa
Shire. The proposal helps to fulfil the unmet demand for people living with disabilities.
• The HNA recommends the Community Facilities zone be changed to allow for SDA compliant
multiple dwellings. As such this application is providing exactly what is set out to in the HNA.
• The proposal is within an area committed for development and there is currently no other
suitable NDIS housing in Cooroy.
• Will not cause any reverse amenity impacts given the hospital, residential, Healthcare and
office uses nearby. Healthcare and office uses are well-known good transitional land uses and
combine well with residential uses without adverse amenity outcomes.
• The Tables of Assessment indicate that Multiple dwellings are permitted in the Community
Facilities zone, but not in Cooroy. Therefore, the Planning Scheme recognises that residential
uses can be successfully integrated within this zone.
• The land uses which the development may prevent in this location are permitted across the
road in the Cooroy District Centre zone. There is currently much under-developed and vacant
land in this centre zone. The proposal is unlikely to, now or in the future, adversely affect any
potential uses as these uses can also be undertaken in the centre zone a short walk from the
site.
• The proposal is providing a SDA dwellings which provides housing choice for those living with
disabilities and designed and built to better respond to the changing needs and abilities of
people over their lifetime.
• A need for adaptable and flexible housing for those living with a disability has been
demonstrated in the recent Housing Needs assessment recently adopted by Council and this
proposal satisfies some of the need.
• Small dwellings within walking distance of the district centre of Cooroy.
The Assessment Manager’s favourable consideration of the above development application is
therefore recommended.
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