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Planning Report Kabara
proposal report development application Other Change to MCU13/0030.01 Multiple Housing Type 3 Retirements and Special Needs for an additional 12 beds and changes to building form over Lot 102 on SP236318 and located at 20 Topaz Street, Cooroy Prepared For: Noosa Care Incorporated Prepared: December 2021
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proposal report
Prepared by:
Martoo Consulting Pty Ltd
13/6 Bottlebrush Ave, Noosa Heads Q 4567 PO Box 1684, Noosa Heads Q 4567
T +61 7 5447 2550
38 Nash Street, Gympie Q 4570 PO Box 391, Gympie Q 4570
T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2018
The information contained in this document produced by Martoo Consulting Pty Ltd is solely for the use of the Client identified on the
cover sheet for the purpose for which it has been prepared and Martoo Consulting Pty Ltd undertakes no duty to, or accepts any
responsibility to, any third party who may rely upon this document.
All rights reserved. No section or element of this document may be removed from this document, reproduced, electronically stored or
transmitted in any form without the written permission of Martoo Consulting Pty Ltd.
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Contents
1.0 Summary ......................................................................................................................... 4
1.1 Development application details ............................................................................................. 4
1.2 Planning instrument details ..................................................................................................... 4
1.3 Referral agencies ..................................................................................................................... 5
2.0 Site details ....................................................................................................................... 6
2.1 Site description ....................................................................................................................... 7
2.2 Surrounding land uses ............................................................................................................. 8
3.0 Background...................................................................................................................... 9
4.0 Proposed development details ......................................................................................... 9
5.0 Planning Assessment...................................................................................................... 10
5.1 Noosa Plan 2020.................................................................................................................... 10
6.0 State Assessment ........................................................................................................... 12
6.1 State Interests ...................................................................................................................... 12
7.0 Conclusion .................................................................................................................... 12
8.0 Appendices ................................................................................................................... 13
Attachment A - Proposal Plans
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Summary
1.1 Development application details
Proposed development: Demolition of ‘Kauri Lodge” building and construction of new
Building with an additional 12 beds.
Type of approval sought: Other Change to MCU13/0030.01 Multiple Housing Type 3
Retirement and Special Needs
Site address: 20 Topaz Street Cooroy
Real property description: Lot 102 on SP236318
Site area: 1.8 hectares
Assessment manager: Noosa Council
Owner details: Noosa Care Incorporated
Applicant details: Noosa Care Incorporated
1.2 Planning instrument details
State planning policy: Biodiversity – MSES Wildlife Habitat
Water Quality
Natural Hazards Risk and Resilience – Flood hazard and
Bushfire prone area
Regional plan: SEQ Regional Plan 2009–2031
Designation: urban footprint designation
Planning scheme: Noosa Plan 2020
Zone: Community Facilities – Residential Care Facility
Local plan: Cooroy Local Plan
Level of assessment: Code assessment
Applicable overlays: Biodiversity, Waterways and Wetlands
Bushfire Hazard
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Landslide Hazard
Regional Infrastructure
Flood Hazard
Applicable codes: Cooroy Local Plan Code
Community Facilities Zone Code
Special Residential Code
Works Code
1.3 Referral agencies
Referral requirement Referral agency and role
Nil Nil
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2.0 Site details
2.1 Site description
The subject site comprises a rhomboid shaped lot located at 20 Topaz Street, Cooroy and described
as Lot 102 on SP236318. The site has an area of 1.8 hectares and has frontage of 182 metres to
Topaz Street and 104 metres to Cooroy Mountain Road.
The site is currently occupied by the Kabara facility operated by the not-for-profit organisation Noosa
Care.
Table 1: Site description
Site Description
characteristic
Existing land use Residential Care Facility known as Kabara
Existing structures Kabara facility includes various one and two storey buildings including:
Kauri Lodge – single storey building
Cedar Lodge – two storey building
Banksia and Wattle Lodge – single storey building
37 on site carparking spaces
Frontage and 182 metres to Topaz Street
access
104 metres to Cooroy Mountain Road
Topography and Site has view to creek running along southern boundary.
views
Existing vegetation area of Melaleuca woodland and wetland vegetation around the creek area.
Existing waterways Lot 2 on RP177554:The site is bounded to the east by a remnant wetland and
park.
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Figure 1: Locality Map Source: Noosa Council
Figure 2: Satellite view of site Source: Noosa Council
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2.2 Surrounding land uses
The site is located on the south eastern edge of the Cooroy township and is surrounded by the
following land uses.
Table 2: Surrounding land uses
Surrounding land uses
North Residential dwellings
South Vegetated lot
East Rural land
West Unmade road reserve and residential lots and dwellings
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3.0 Background
The site has been the subject of a range of applications with the most recent including:
MCU13/0030 – Extension to Existing Aged Care facility - 23 beds – approved June 2013
MCU13/0030.01 - Change to approved layout - approved June 2015
The works approved under the development permits have been completed.
4.0 Proposed development details
The application seeks an Other Change to MCU13/0030.01 Multiple Housing Type 3 – Retirement
and Special Needs) to demolish the existing single storey building known as ‘Kauri Lodge’ fronting
Topaz Street and replace it with a new two storey facility. The existing building is over 30 years old
and is run down and does not meet current requirements.
The proposal includes:
Demolition of Kauri Lodge
New purpose built facility in similar location to existing Lodge
Existing development provides 84 beds in single ensuite rooms with new building to provide
for an additional 12 residents resulting in a total of 96 single ensuite rooms for the site
Upper Ground Floor comprises rooms, dining areas and community area
New Lower Ground Floor comprises storage, staff rooms, workshop, office and ancillary
facilities for residents
6 meter setback to Topaz street
Attachment A includes proposed plans of the location of the proposed carpark and alterations to
the existing carparking layout.
A stormwater management plan for the new building is currently being prepared and will be lodges
shortly.
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5.0 Planning Assessment
The Planning Act states that the local authority is to consider the following in assessing and deciding
other change applications:
82(2) For administering the change application, and assessing and deciding the change
application in the context of the development approval, the relevant provisions apply—
(a) as if—
(i) the responsible entity were the assessment manager; and
(ii) the change application were the original development application, with the changes
included, but was made when the change application was made; and
(b) with necessary changes
The proposed other change is assessed against the current Noosa Plan 2020 in the following
sections.
5.1 Noosa Plan 2020
The Noosa Plan 2020 includes the site in the Cooory Local Plan Area and provides it with a
Community Facilities zone (No. 3 Residential Care Facility). In accordance with definitions of the
Noosa Plan 2020, the proposed use would be defined as Residential Care Facility:
Residential care facility means the use of premises for supervised accommodation, and
medical and other support services, for persons who—
a) can not live independently; and
b) require regular nursing or personal care.
The assessment table for the Community Facilities zone indicates that a Residential Care Facility
is a consistent code assessable application where on a site specifically annotated for that use and
is to be assessed against the following codes:
Cooroy Local Plan Code;
Community Facilities Zone Code;
Special Residential Code; and
Works Codes.
5.1.1 Cooroy Local Plan Code
The proposal has been reviewed against the provisions of the Cooroy Local Plan Code and is
considered to comply with the outcomes and continues the use of the site for aged care. The building
utilises skillion and hip roof forms as well as eaves and a mix of material to reflect the country town
character.
5.1.2 Community Facilities Code
The proposal has been reviewed against the provisions of the Community Facilities Zone Code and
is considered to comply with the outcomes. The building slightly exceeds the 8 metre height limit
however is consistent with the approved existing height on site of 8.5metres. It is noted that the areas
of intrusion are internal to the site and will not impact on the surrounding area.
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The proposal also does meet Acceptable Outcome AO18.1 which states
Performance Outcome Acceptable Outcomes
Site cover, gross floor area and building bulk AO18.1
PO18 Individual buildings do not exceed a gross floor area of
Buildings and other structures: 1,000m².
a) are fit for purpose and respect the scale of AO18.2
surrounding development; The maximum length of wall in one plane is 30 metres.
b) do not present an appearance of bulk to
adjacent properties, roads or other areas in the AO18.3
vicinity of the site; No more than 50% of the site is covered by buildings or
c) maintains natural site characteristics where
possible, including native vegetation and natural
landforms;
d) allows for adequate area at ground level for
landscaping and site facilities; and facilitates
onsite stormwater management and
vehicular access.
The existing Kauri Lodge building currently has an approximate gross floor area over 1000m2 with
the new building increasing this area through the provision of a new lower ground floor level. The
new building therefore effectively replaces the existing building whilst increasing the gross floor area
by 1044m2.
The proposal is considered to comply with the Performance outcome as the building has been
custom designed for aged care with the new floor level located internal to the site and underneath
the existing ground floor level. The proposal presents a single storied building to Topaz Street whilst
maintaining the existing character and services for the site.
5.1.3 Special Residential Code
The proposal has been reviewed against the provisions of the Special Residential Code and is
considered to comply with the outcomes.
5.1.4 Works Codes
The proposal has been reviewed against the relevant works codes and separate applications for
Operational works will be submitted following approval for engineering works and landscaping.
The proposal has been reviewed against the carparking code which requires:
a) one space per four residential care beds; and
b) one space for an emergency vehicle
Based on planning scheme requirement a total of 24 beds are required for the 96 residential care
beds. The proposal complies with scheme requirements and provides 37 carparking spaces on site.
5.1.5 Overlays
The proposed changes do not raise any issues with reference to the mapped overlays over the site.
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6.0 State Assessment
6.1 State interests
6.1.1 State Planning Policy
Under the State Planning Policy the site is mapped as being in a Bushfire Hazard Area. This aspect
is generally reflected in the Planning Scheme. The proposed development is located clear of mapped
triggers and no further assessment is required.
7.0 Conclusion
Noosa Care Incorporated are seeking approval to change 13/0030.01 to provide an additional 12
beds in a new purpose designed building on site. The new building is to replace the existing ‘Kauri
Lodge’ building fronting Topaz Street which is run down and outdated.
The building has been designed to comply with current standards for aged care whilst
complementing the existing building on site and Cooroy country town character. The areas of non-
compliance relating to height and building area are considered minor and have been appropriately
addressed.
The application is recommended to be considered favourably by Council.
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8.0 Attachment
Attachment A – Proposal plans
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