planning report subdivision 434 Lake Cooroibah Rd · RAL26/0015

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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........................................................................................................................3
2.0      Site details ......................................................................................................................... 5
  2.1       Site description ..........................................................................................................................5
  2.2       Surrounding land uses ................................................................................................................7
3.0      Proposed development details .......................................................................................... 8
4.0      Planning assessment .......................................................................................................... 9
  4.1    Key issues ..................................................................................................................................9
    4.1.1 Reconfiguring a Lot Code.................................................................................................................. 9
    4.1.2 Flooding Hazard Overlay .................................................................................................................. 9
    4.1.3 Biodiversity, Waterways and Wetlands Overlay .............................................................................. 9
    4.1.4 Bushfire Hazard Overlay ................................................................................................................. 11
5.0      State assessment and other matters ................................................................................ 11
  5.1    State interests .......................................................................................................................... 11
    5.1.1 Matters established in the Planning Regulation ............................................................................ 11
    5.1.2 State Planning Policy ...................................................................................................................... 12
6.0      Conclusion ...................................................................................................................... 12



Client Name:         Franz Enterprises Pty Ltd
Prepared by:         Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO RPIA
Version:             1
Date:                22 May 2026



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:            Reconfiguring a Lot (1 into 2 lots)
  Type of approval sought:         Development Permit for Reconfiguring a Lot
  Site address:                    434 Lake Cooroibah Rd, Lake Cooroibah
  Real property description:       78 SP116879
  Site area:                       5,895m2
  Assessment manager:              Noosa
  Owner details:                   Franz Enterprises Pty Ltd
  Applicant details:               Franz Enterprises Pty Ltd c/- Pivotal Perspective Pty Ltd


1.2 Planning instrument details
  State planning policy:           SPP 2017
  Regional plan:                   SEQ Regional Plan 2017,
  Designation:                     Rural Living Area
  Planning scheme:                 Noosa Plan 2020 (Sept 2025)
  Zone:                            Rural Residential
  Local Plan Area:                 Not Applicable
  Level of assessment:             Code
  Overlays:                        Acid Sulfate Soils
                                   Biodiversity, Waterways and Wetlands
                                   Flood Hazard
                                   Bushfire Hazard
  Applicable codes:                Rural Residential Zone Code
                                   Reconfiguring a Lot Code
                                   Works Codes
                                   Flood Hazard Overlay Code
                                   Biodiversity Waterways and Wetlands Overlay Code
                                   Bushfire Hazard Overlay Code



1.3 Referral agencies
SARA – Sch 10, Part 17, Div 2, Table 5 – Reconfiguring a Lot in a Coastal Management District

* Note: As the proposed subdivision does not include development interfering with koala habitat in
a koala priority and koala habit area. The new boundary has been arranged so as not to a new
boundary through the mapped koala habit area. Schedule 11, Part 2 of the Planning Regulations
2017 apply - Development on premises in koala priority areas not interfering with koala
habitat. Further assessment is included within the ecological reporting and below.




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Figure 1 – Coastal Protection Mapping of CMD and Erosion Prone Area. Source: SARA Mapping




      Figure 2 – Koala Priority and Koala Habitat Area Mapping. Source: SARA Mapping




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2.0 Site details
2.1 Site description
Table 1: Site description
 Site characteristic                                                   Description

 Existing land use             Dwelling house and associated outbuildings

 Frontage and access           13.5m to Lake Cooroibah Rd

 Topography and views          The site has a fall from 4m AHD at the road to 2m AHD adjoining Lake
                               Cooroibah
 Existing vegetation           See ecological report




                Figure 3 - Aerial view and site identification with site photo locations. Source: Nearmap




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Figure 4 – Photo 1 : Looking South East towards lake from driveway over new house site area.




   Figure 5 – Photo 2 : Looking West along existing driveway towards Lake Cooroibah Rd.




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               Figure 6 – Photo 3 : Looking East towards existing shed and Lake Cooroibah through trees.




                Figure 7 – Photo 4 : Looking East towards existing house on rock outcrop and driveway.


2.2 Surrounding land uses
To the east is Lake Cooroibah, which includes a 30m wide coastal esplanade reserve around the
perimeter of the site. This is currently vegetated with a mix of native coastal trees and understorey
weeds. To the north and south of the site are existing Rural Residential zoned lots with existing
houses (432 Lake Cooroibah Rd – 2,182m2 & 442 Lake Cooroibah Rd – 54,188m2)

Across the road to the west are existing rural residential lots with houses in the Cooroibah scrub.




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                            Figure 8 – Existing Survey Plan SP116879 (date: 20/10/1999)



3.0 Proposed development details
The development application seeks a 1 lot into 2 lot subdivision with access easements extending
along the existing driveway.

Table 2: Summary of development aspects
 Reconfiguring a lot

 Existing lots                                            1 (30,521m2)

 Proposed number of lots (subdivision)                    2

 Lot Sizes                                                Proposed Lot 7 = 15,244m2
                                                          Proposed Lot 8 = 15,205m2




                                         Figure 9 – Proposed Subdivision Plan




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4.0 Planning assessment

4.1      Key issues
4.1.1 Reconfiguring a Lot Code

The proposal complies with all the Acceptable Outcomes of the Reconfiguring a Lot Code, with the
new lots being of an appropriate lot size (>1.5ha each) and include an appropriate house site area
of 1,000m2, to accommodate an appropriately shaped rural residential lot. The 1,000m2 house site
areas are appropriately sized to allow for efficient and effective onsite sewerage disposal adjacent
to the new house on lot 7, while lot 8 is serviced by an exiting service.

The lots are appropriately accessed via a shared sealed driveway (4.5m wide easement) and the
additional traffic from the existing access will not adversely affect the functionality of the road
network, whilst allowing for good sightlines and safe ingress/egress without any upgrades to the
driveway.

No filling is required to achieve flood immunity (1% AEP : 2.9m AHD) for the house site areas and is
not constrained by bushfire or require significant clearing of existing vegetation. New lot boundaries
have also been carefully considered to allow for services, utilities and roads to avoid ecologically
important areas.

4.1.2 Flooding Hazard Overlay

The house site and effluent disposal area is located above the minimum 2.9m AHD flood level. No
filling is required to accommodate the house site area, and the driveway access connecting the new
house site area to Lake Cooribah Rd does not traverse any low-lying flood areas.

4.1.3 Biodiversity, Waterways and Wetlands Overlay

Large parts of the site are mapped by the Riparian Buffer and Environmental Protection Areas, with
the proposed subdivision establishing a house site area and new boundary that traverses the
overlay.




              Figure 10 – Biodiversity, Waterways and Wetlands Overlay Map and Lot 7 Building Envelope




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         Figure 11 – Biodiversity, Waterways and Wetlands Overlay Map and Lot 7 Building Envelope map overlaid

An ecological assessment is included with the application, which identifies the State and Local
ecological values on the site. The proposed house site area for lot 7 requires minor/selective removal
of native trees, however the report concludes that the design achieves minimal environmental
impact. The location of the house site area is included below and is in an existing disturbed area with
the lowest ecological values, with the development commensurate with strategic planning intent for
the site and will not have an unacceptable environmental impact.

The proposed house site and boundary has been located to maintain ecological linkages and
minimise the clearing of vegetation in accordance with Performance Outcome PO2 of the Overlay
Code. A Rehabilitation Plan is also included to achieve ongoing protection and enhancement of
environmental values to ensure the long term environmental integrity of the designated areas on the
site, including:
       - Retention and protection of all trees;
       - Weed management; and
       - Revegetation planting.




                                       Figure 12 – Ecological Rehabilitation Plan

The proposal protects riparian areas and removes pest species on the site ensuring for the
rehabilitation of ecologically important areas adjoining Lake Cooribah. The design meets the relevant
Purpose and Overall Outcomes of the Code.




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4.1.4 Bushfire Hazard Overlay
North Coast Environmental provide a detailed assessment against the relevant Bushfire Hazard
Overlay code, concluding that the extent of separation proposed with the house site areas generates
an acceptable risk, with no increase in the number of people living within a confirmed medium or
high bushfire hazard area.
The bushfire reporting has been coordinated with the Ecological assessment and rehabilitation plan
to ensure there is no new clearing deemed necessary to enact bushfire mitigation. Other
recommendations include 10,000 litre water supply within 10m of the buildings; use of the existing
driveway access route (no new roads or tracks required); and general property maintenance.


5.0 State assessment and other matters

5.1 State interests
5.1.1 Matters established in the Planning Regulation

Schedule 11 of the Planning Regulation is applicable to the assessment as the proposal includes
development on premises in koala priority areas not interfering with koala habitat. The relevant
assessment benchmarks from the regulation are includes below with an assessment.

                   Schedule 11, Part 2, Section 4 Assessment Benchmarks




 The proposal includes a house site area for a new dwelling and associated residential
 infrastructure outside of the Koala Habitat Area. There is an existing separation from the Koala
 Habitat Area byway of the existing driveway, and the proposal does not impact safe koala
 movement across the site. The key koala Habitat linkages are across the foreshore esplanade
 and there are no changes to the existing corridor links.



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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 entire site is mapped as Coastal Management District and includes part of the low-lying areas
adjoining Lake Cooroibah as an Erosion Prone Area. The assessment against State Development
Assessment Provision 8 is included with this application, and concludes there is no new house site
areas within the erosion prone areas and/or result in vegetation removal within areas of MSES.

6.0 Conclusion
This application seeks a Development Permit for Reconfiguring a lot (1 lot into 2 lots) situated at 434
Lake Cooroibah Rd, Cooroibah. The development is a code assessable development within the
Rural Residential Zone. The assessment finds the subdivision meets the relevant Acceptable and
Performance Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
          (a) against the assessment benchmarks in a categorising instrument for the development (The Noosa Plan
              2020); and
          (b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—

      (a) must decide to approve the application to the extent the development complies with all of the assessment
          benchmarks for the development; and
      (b) may decide to approve the application even if the development does not comply with some of the assessment
        benchmarks; and
Examples—
                   1        An assessment manager may approve an application for development that does not comply
                            with some of the benchmarks if the decision resolves a conflict between the benchmarks.
                   2        An assessment manager may approve an application for development that does not comply
                            with some of the benchmarks if the decision resolves a conflict between the benchmarks and
                            a referral agency’s response.
      (c) may impose development conditions on an approval; and
      (d) may, to the extent the development does not comply with some or all the assessment benchmarks, decide to
          refuse the application only if compliance cannot be achieved by imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses or works that
are the natural and ordinary consequence of the development, but does not have the effect of changing the type of
development applied for



The assessment finds the development generally complies with all Outcomes of the applicable
codes. The subdivision design includes appropriate lot sizes and shapes which consider the bushfire
and flood hazards, as well as enhancing the existing vegetation and linkages on the site. The
Assessment Manager’s favourable consideration of the above development application is therefore
recommended.




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