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Planning Report - Sales Office Cooroy
Attached to the e-mail MCU15/0119 Development Application.
PLANNING REPORT DEVELOPMENT APPLICATION FOR DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE FOR AN ESTATE SALES OFFICE AT 19 TRADING POST ROAD, COOROY – LOT 1 ON RP215922 17 December 2015
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Page 2
Contents
Application Snapshot ............................................................................................................................ 3
1.0 Introduction .............................................................................................................................. 4
2.0 Site Surrounding Area ............................................................................................................... 5
3.0 Background................................................................................................................................ 6
4.0 Proposed Development ............................................................................................................ 6
4.1 Description ............................................................................................................................ 6
5.0 State Planning Assessment ....................................................................................................... 7
5.1 Sustainable Planning Act 2009 .............................................................................................. 7
5.2 Referral Agencies .................................................................................................................. 7
5.3 State Development Assessment Provisions .......................................................................... 7
6.0 Assessment Against Noosa Plan ............................................................................................... 9
6.1 Level of Assessment and Zone .............................................................................................. 8
6.2 Overlays ................................................................................................................................. 9
6.3 Use Definition ........................................................................................................................ 9
6.4 Assessment of Applicable Codes .............................................................................................
7.0 Conclusion ............................................................................................................................. 112
Appendices
Appendix A IDAS Forms
Appendix B Development Proposal Plans including:
- Plan No. CO-SO-001 – Sheet 01/02 Revision A, Site Plan, Prepared by Palm Lake
Woks, dated 21 October 2015; &
- Plan No. CO-SO-001 – Sheet 02/02 Revision A, Floor Plan and Elevations,
Prepared by Palm Lake Works, dated 21 October 2015.
Appendix C SDAP Module 19
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APPLICATION SNAPSHOT
Address 19 Trading Post Road, Cooroy.
Real Property Description Lot 1 on RP215922 (9.508ha)
Proposal Material Change of Use for:
Commercial Business Office Type 1 for an Estate
Sales Office
Underlying Approval Development Permit (132007.2398.02) for
Material Change of Use – Multiple Housing Type
3 - Retirement & Special Needs.
Level of Assessment Impact
Referral Department of Infrastructure, Local
Government and Planning – State Assessment
Referral Agency - Department Transport and
Main Roads
Zone Community Services
Land Owner Walter Elliott Holdings Pty Ltd
Applicant Palm Lake Works Pty Ltd
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1.0 INTRODUCTION The purpose of this application is to seek approval for a Material Change of Use for a Commercial Business Office Type 1 for an Estate Sales Office to house staff for the promotion and sale of dwellings associated with underlying development approval (over the same site) for Multiple Housing Type 3 – Retirement and Special Needs. Planning Report – Palm Lake Resort- Sales Office Cooroy Page 4 of 12
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2.0 SITE AND SURROUNDING AREA
The subject site comprises a single lot (Lot 1 on RP215922) of 9.058ha, at 19 Trading Post Road,
Cooroy and is located approx. 1.5km north of the town centre. The site is unimproved and is generally
cleared for rural use. The site has several road frontages along Elm Street (Cooroy Connection Road)
for approximately 600m, along Pearsons Road for approximately 250m and along Trading Post Road
for approximately 180m. Access to the proposed Estate Sales Office is via Pearsons Road.
The surrounding properties to the north and west of the site consist of bushland and rural residential
uses. To the west of Elm Street (Cooroy Connection Road) is the north coast railway corridor. The
surrounding area to the south and east are transitioning to residential use. Freehold and community
title subdivision ranging from 600m²-800m² have been developed at Prospect Place, Kensington Drive
and Brialka Court.
Subject Site
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3.0 BACKGROUND
A brief history of approvals for the site is as follows:
- On the 3rd of March 2015 Council issued an approval for a request to change a development
under section 367 of the SPA. The changed approval provided for Multiple Housing Type 3 –
Retirement and Special Needs for:
o 164 independent living units;
o single storey 120 bed aged care residence; and
o Community Building - clubhouse, tennis court, covered Bowling Green, workshop and
outdoor pool.
- On 2 December 2015 Council accepted as properly made a development application for:
o Material Change of Use for Multiple Housing Type 3 – Retirement and Special Needs for
an additional 56 independent dwelling units (220 total) and Aged Care (120 bed) and
Ancillary Facilities; and
o Reconfiguration of a Lot (Boundary Realignment) for a 4 into 3 lot subdivision.
Note: the proposed Estate Sales Office that forms this development application will relate to the sale
dwellings associated with the latest Material Change of Use application.
4.0 PROPOSED DEVELOPMENT
4.1 Description
This application seeks a development permit for a Material Change of Use for a Commercial Business
Type 1 Office for an Estate Sales Office.
The Estate Sale Office will be transportable and be constructed in the following method:
1. The Sales Office and slab and under slab plumbing is undertaken in the conventional manner
with pipes and services protruding out of the slab.(It is accepted that the slab as a foundation
for the Sales Office is not required to be capable to be moved).
2. On top of the slab an engineered steel chassis is constructed and secured (bolted to the slab).
3. This chassis is built below where the habitable section of the Sales Office.
4. On top of the chassis a flooring system is placed and secured and services are brought
through the floor.
5. Above the hold down points a section of the flooring is cut out and replaced and marked to
enable access to the bolts in the event the houses are too be moved.
6. The Sales office is then built in a conventional manner with the wall frames secured to the
flooring and chassis.
7. Exterior cladding (hebel panels) are fixed to the Sales Office frame is independent to the slab.
8. All services are connected in the convention manner.
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Proposed Estate Sales Office - Floor Plan
The gross floor area is 107m² and consist two office spaces, main office (sales and promotional
material), staff facilities and 8 carparks accessed via Pearsons Road (refer to the above floor plan).
Proposed Estate Sales Office - Site Plan
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The above site plan demonstrate the limited scale of the Sales office in relation to the site and the
current development application before Council. Further, with two staff at normal hours of operation
the Sales Office will have minimal intact on the amenity of the area.
Please refer to Appendix B for the site plan, floor plan and elevations.
5.0 STATE PLANNING ASSESMENT
5.1 Sustainable Planning Act 2009
Section 314 of the SPA states those matters that must be considered when assessing an impact
assessable application. To assist Council the application has been assessed against each of the
following matters or things to the extent relevant:
- the State planning regulatory The State planning regulatory that apply to this
provisions site and the proposed development is the South
East Queensland Regional Plan 2031
- the regional plan for a designated The subject site is located within the ‘Urban
region Footprint’ of the South East Queensland
Regional Planning 2009 -2031
- State planning policies (unless The State’s interest under the State Planning
appropriately reflected in any relevant Policy – July 2014 as applicable to the subject
regional plan or planning scheme) site and the proposed development has been
appropriately reflected within the
requirements of the Noosa Shire Planning
Scheme
- a structure plan N/A
- for development in a declared master N/A
planned area—all master plans for the
area
- a temporary local planning instrument N/A
- an earlier preliminary approval to N/A
which section 242 applies
- a planning scheme See section 8 below
- the infrastructure charge resolution or Not applicable – the proposed use is temporary.
the priority infrastructure plan.
5.2 Referral Agencies
The proposed development site adjoins Cooroy Connection Road (Elm Street), a State controlled
road.
Referral is required under Sustainable Planning Regulation 2009 – Schedule 7, Table 3, Item 1 (State
controlled road).
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5.3 State Development Assessment Provisions (SDAP)
After review of State mapping and the SDAP the following modules are considered relevant to the
subject site and proposed development:
- Module 19– State Transport Network Functionality
The proposed development is considered to comply with SDAP. Please refer to Appendix C for the
completed copy of the SDAP Code.
6.0 ASSESMENT AGAINST THE NOOSA PLAN
6.1 Level of Assessment and Zone
The site is located in the Cooroy and Lake Macdonald Locality Plan and is identified as being within
the Community Services Zone as seen in the zone map below.
Site
Zone Map
As per the table of development for a Material Change of Use of the Community Services Zone of the
Noosa Plan, Commercial Business Type 1 Office is listed as Impact assessable.
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In response to the specific character statement and overall outcomes for the locality, the proposal
aligns with the intent of the physical setting, infrastructure provision and communities need. The
proposal facilitates the sale of a residential land use that meets the housing needs of a community
with an ageing population.
6.2 Overlays
The proposal is affected by the following overlays:
- Watercourse and drainage lines.
It is considered that the development generally complies with the planning scheme provisions
relating to the overlay. The proposal is not located near a watercourses or drainage line and will not
have adverse effects on the quality or quantity of water entering and leaving the site.
6.3 Use Definition
The use is defined as a Commercial Business Type 1 Office – Estate Sales Office.
Commercial Business means the conduct of a business activity, where a service is offered or provided
and that service is not more clearly defined by other business or community uses. The term includes
the following types:
Type 1 Office: The use of premises for a commercial business conducted in an office environment. The
use includes a bank, professional office, travel agent, and estate sales office.
6.4 Assessment of Applicable Codes
The proposal complies with the applicable codes except as follows.
Applicable Codes Compliance with Code Alternative Solutions Proposed
Place Code
Cooroy and Lake Macdonald ☑ 061
Locality – Community
Services Zone & Rural Zone
Use Code
Business Uses Codes ☑ S17.4
Works Codes
Driveways and Carparking ☑
Code
Erosion and Sediment ☑
Control Code
Existing Services Code ☑
Landscaping Code ☑
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Waste Management Code ☑
Water Sensitive Design Code ☑
Water Supply & Sewerage ☑
Reticulation Code
Place Code - Cooroy and Lake Macdonald Locality – Community Services Zone & Rural Zone
Specific Outcome Probable Solution
O61 No probable solution is provided.
The following defined uses and use classes
are inconsistent uses and are not located in the
Community Services Zone—
a) All Agricultural Uses;
b) Commercial business Type 1
Alternative Solution/Assessment
The uses facilitates the sale of dwellings associated with and approved underlying Material Change
of Use. Further, the use is temporary. That is, its operation will be limited by time. Therefore any
perceived impacts from the inconsistency is impermanent.
Business Use Code - Table 14-7– Estate Sales Office
Specific Outcome Probable Solution
O17– Amenity S17.4
The development does not adversely impact on The estate sales office will cease operations
existing or future amenity of the area within 2 years of commencement of the use and
if it involves a temporary building, the building
will be removed within 30 days of the cessation
of operations.
Alternative Solution/Assessment
It is proposed that the Estate Sales Office will cease operations within 4 Years.
Palm Lake Works have lodged with the Council a fresh application for a Material Change of Use for
Multiple Housing Type 3 – Retirement and Special Needs for an additional 56 dwelling units (220
in total) and Aged Care (120 bed) and Ancillary Facilities
Given the scale of the development and the time taken Operational Works for each stage, 2 years
is considered insufficient to ‘sell-out’ the development.
In regards to amenity protection, the scale of the Estate Sales Office is minor when considered in
the site context. A total of 107m² of GFA is proposed on a site that is 95,080m². Further the Estate
Sales Office is setback about 16m from Pearsons Road therefore will have a minimal impact on
streetscape amenity.
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7.0 Conclusion This development application has sought approval for a Commercial Business Office Type 1 for an Estate Sales Office at 19 Trading Post Road, Cooroy - Lot 1 on RP215922. The development facilitates the commercial sale of dwellings approved with the underlying Material Change of Use for a retirement community. The application has demonstrated reasonable planning grounds and compliance with local and State planning provision. The development forms logical commercial strategy for the site that aligns with the approval that preceded this application. Therefore the application warrants approval subject to reasonable and relevant Conditions. Planning Report – Palm Lake Resort- Sales Office Cooroy Page 12 of 12