planning report 45 Maple St -v1-2023

 •    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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