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Planning Statement
Attached to the e-mail MCU14/0103 Development Application IDAS Forms and planning report Email 1 of 2.
Our Reference: 1766 L01 NG th 17 December 2014 Chief Executive Officer Noosa Shire Council P.O. Box 141 TEWANTIN Q 4565 Attention: DA Planning and Environment Confidential Email Transmission: [email protected] Original in Post: NO Dear Sir/Madam RE: LODGEMENT OF DEVELOPMENT APPLICATION__________________________________ Application for Development Permit for Material Change of Use – Detached House situated at 146 Solar Road, Cooroy Mountain described as Lot 14 on SP223759 Martoo Consulting has been engaged by Carol Gordon as applicant for the above proposal to submit a development application to Noosa Council under the Sustainable Planning Act 2009. This application seeks approval for a Material Change of Use for Detached House at 146 Solar Road, Cooroy Mountain. This letter details the proposal and provides an assessment of the relevant code provisions contained within The Noosa Plan. 1. THE SUBJECT SITE The subject site comprises an existing lot which is located at 146 Solar Road, Cooroy Mountain and is described as 14 on SP223759. The subject site has an area of 4.325 hectares and the aerial photograph below indicates the sites location to the east of Cooroy Mountain. The site gently slopes from the top of a small spur located along the south western portion of the site down to the north eastern boundary. The site is vacant and recent earthworks have been undertaken on the highpoint of the site to establish an appropriate house site area.
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The subject site is currently vacant and vegetation limited to a band along the eastern boundary and
scattered trees in the centre of the site.
2. THE DEVELOPMENT APPLICATION
This application seeks a Development Permit for a Material Change of Use for a Detached House. The
following details are considered relevant to the application:
The subject site is currently vacant.
The applicant proposes to establish a Detached House, pool and sheds.
The proposed Detached House has been located in an area that has been disturbed.
No vegetation is proposed to be removed.
The proposed Detached House is single storied.
Access to the Detached House is proposed from Solar Drive.
Attachment A provides plans of the proposal.
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3. ASSESSMENT
The Noosa Plan includes the site in the Cooroy and Lake Macdonald Locality and provides the site with two
zonings - the Open Space Conservation zone and the Rural zone. It is understood the split zoning is the result
of a subdivision of the adjoining National Park/reserve and surrounding area.
The applicant seeks to locate the Detached House in the area of the site included in the Open Space
Conservation zone. This house site location has been determined as being the most appropriate area due to:
• Area previously included a number of sheds and was relatively level;
• Constructed access driveway to area;
• Good fire separation from vegetated areas to the north;
• Good separation from adjoining residences.
The assessment table for the Open Space Conservation Zone indicates that a Detached House is an
inconsistent use and is impact assessable development in this zone. Impact assessable uses are required to
be assessed against all relevant components of the planning scheme.
The proposal has been assessed against the provisions of the Detached House Code and is considered to
comply with this code. The most relevant sections of the planning scheme that the application should be
assessed against include the Overall and Specific Outcomes of the Cooroy & Lake Macdonald Locality.
The Overall Outcomes of the locality in relation to the Open Space Conservation zone state:
For the Open Space Conservation Zone —
Natural environmental values of high order and warranting conservation status are —
i. protected for their importance in contributing to ecological sustainability
including maintenance of water quality and provision of habitat and open space
linkages; and
ii appropriately managed to the general exclusion of development or any
further subdivision of freehold lots.
The Open Space Conservation zone portion of the site does not contain environmental values and as a result
was excised from the National Park lot and included in the subject site. This previous subdivision therefore
demonstrates that both Council and the State Government did not consider the relevant portion of the site as
having environmental values.
It is noted that the proposed dwelling is located well away from the adjoining National Park which will ensure
any impacts are minimized.
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As detailed below the proposal is consistent with the relevant requirements of the Specific Outcomes for the
Cooroy & Lake Macdonald Locality Code.
Requirement The Noosa Plan Proposal Complies
O1 Uses are located, designed and operated House site located well away from adjoining
to avoid significant adverse changes to the environmental area to the north and residential
light, air quality, noise, accessibility or other dwelling to the east
conditions enjoyed by users of associated,
adjoining or nearby uses
O2 Important scenic vistas including those to House site does not impact on scenic vistas
and from Mt Cooroy, Mt Tinbeerwah and and is located in similar area as sheds that
Black Mountain are protected and have since been removed.
uninterrupted to maintain aesthetic and
cultural values of the natural landscape
O3 The function of, and visual amenity and House site location not visible from these
character surrounding the, major road roads
network, including Diamond St, Cooroy
–Noosa Road, Belli Creek Road and Lake
Macdonald Drive is protected and
enhanced
O91 Uses on or adjacent to public open space Proposed dwelling located away from
protect, maintain and enhance the open adjoining environmental area to the north.
space values;
AND
O92 Open space protects and buffers important Proposed dwelling does not impact on the
wildlife corridors, riparian zones and existing open space network or wildlife
watercourses corridors.
Buildings and other works are designed Complies – building located away from
O93 and sited so that they do not dominate or adjoining environmental areas and single
detract from the scenic and environmental storied building will not dominate landscape.
qualities of the site and its setting; AND
The external colour scheme of buildings is Building able to comply with requirement.
O94 designed to blend with the natural
elements of their surroundings.
4. CONCLUSION
The proposed detached dwelling is located in the Open Space Conservation zone portion of the freehold site
which has limited vegetation and environmental values and is no longer part of the adjoining National Park.
The dwelling is located away from the National Park to the north and is well buffered from adjoining
residences.
The proposal is consistent with the intended character of the area and accordingly the application can be
supported on a number of grounds including:
The proposal is a complies with the provisions of the Detached House Code;
The proposal is consistent with development on adjoining allotments;
The proposed dwelling has good separation to the vegetated areas to the north of the site;
The house site location has been altered in the past and has limited environmental values
The Assessment Manager’s favourable consideration of the above development application is therefore
recommended.
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Page 5 Please contact our office if you require any further information and/or clarification with respect to the above application. Yours sincerely, Nadine Gorton Senior Planner Martoo Consulting Pty. Ltd.
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Attachments
______________________________________________________________________________________
Attachment 1– Proposal Plans