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Town Planning Report
Town Planning Report
Development Permit for Material Change of Use of Premise
for Multiple Housing – Type 5 (Relocatable), Entertainment
and Dining Business – Type 2 (Recreation, Amusement &
Fitness) AND Development Permit for Reconfiguration of a
Lot (Boundary Realignment and Access Easement)
30, 114, 122 & 144 Myall St, Cooroy QLD 4563
(Lot 33 MCH2281 and Lots 1, 2 & 3 SP115864)
Prepared for GTH Project No. 4 Pty Ltd
12 September 2019
P: 07 5452 5207
E: [email protected]
45 First Avenue
Mooloolaba Qld 4557
PO Box 1043 Maroochydore Q 4558
www.innovativeplanningsolutions.com.au
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Table of Contents Section 1 - Executive Summary 4 Section 2 - Application Details 6 Introduction 6 Operator Details 7 Cooroy Golf Club 8 The Application 8 The Subject Land 8 Site Characteristics 9 Land Use Context, Services and Facilities 10 Pre-Application History 11 Section 3 - Proposal Details 12 Development Summary 12 Proposal Plans 13 Supporting Specialist Reports 14 Development Details 15 Summary of Supporting Technical Reports 20 Section 4 - Planning Considerations 22 STATE INTEREST 22 Planning Act 2016 22 Referral Agencies and State Development Assessment Provisions 22 State Planning Policy 23 South East Queensland Regional Plan 2017 23 PLANNING SCHEME CONSIDERATIONS – Noosa Plan 2006 23 Proposal Definition 23 Level of Assessment and Public Notification 24 Draft Noosa Plan 24 Desired Environmental Outcomes 25 Local Area and Zoning Considerations 33 Planning Scheme Overlays 38 Development Codes 39 Section 5 – Summary of grounds warranting approval 42 Section 6 – Conclusions 44 Material Change of Use and Reconfiguration of a Lot Pg 2 of 44
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ATTACHMENTS Attachment 1 Contextual Plans o Aerial Plan o Cadastral Smartmap o Land Use Context Plan Attachment 2 Statutory Planning Map Extracts o Noosa Plan 2006 Planning Scheme Map Extracts o DSDMIP State Assessment and Referral Agency Report Attachment 3 Proposal Plans – Seniors living community development Attachment 4 Proposal Plans – Golf club development Attachment 5 Proposed Golf Course Master Plan Design Attachment 6 Proposed Boundary Realignment Survey Plan Attachment 7 Acoustic Report Attachment 8 Engineering Services Report and Drawings Attachment 9 Traffic Engineering Report Attachment 10 Environmental Attachment 11 Landscape Concept Plans Attachment 12 Geotechnical Investigation Report Attachment 13 Code Assessment o Noosa Plan – Cooroy and Lake Macdonald Locality Code o Noosa Plan – Residential Uses Code o Noosa Plan – Business Use Code o SDAP Code – State Code 1 Material Change of Use and Reconfiguration of a Lot Pg 3 of 44
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SECTION 1 - EXECUTIVE SUMMARY
Innovative Planning Solutions has been commissioned by GTH Project No. 4 Pty Ltd to prepare this report,
which forms part of and accompanies a Development Application seeking a Development Permit for a
Material Change of Use of Premise for Multiple Dwelling – Type 5 (Relocatable), Entertainment and Dining
Business – Type 2 (Recreation, Amusement & Fitness) and Development Permit for Reconfiguration of a Lot
(Boundary Realignment and Access Easement). The report evaluates the town planning issues and
requirements associated with the proposal, as the writer understands them at the time of preparation of
this report.
SITE DETAILS
Address 30, 114, 122 and 144 Myall St, Cooroy QLD 4563
Real Property Description Lot 33 MCH2281, Lot 1 SP115864, Lot 2 SP115864, Lot 3 SP115864
Subject Land 39.062ha
Local Authority Noosa Shire Council
Current use Vacant land and Golf Course
SEQRP DESIGNATION
Land Use Category Urban Footprint
PLANNING SCHEME INFORMATION
Planning Scheme Noosa Plan 2006
Zone Rural and Open Space Recreation
• Biodiversity Overlay
• Natural Hazards Overlay
Overlays
• Natural Resources Overlay
• Koala Habitat Area Overlay
• Cooroy and Lake Macdonald Locality Code
• Reconfiguring a Lot Code
• Residential Uses Code
Primary Codes
• Business Uses Code
• Landscaping Code
• Engineering Works Codes
APPLICATION DETAILS
Aspects of Development Preliminary Approval Development Permit
Material Change of Use
Reconfiguration of a Lot
Development Permit for Material Change of Use of Premise for Multiple
Proposal
Dwelling – Type 5 (Relocatable) – Seniors Living Community
Material Change of Use and Reconfiguration of a Lot Pg 4 of 44
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SECTION 1 - EXECUTIVE SUMMARY
Development Permit for Material Change of Use of Premise for
Entertainment and Dining Business – Type 2 (Recreation, Amusement
& Fitness) – Cooroy golf club house
Development Permit for Reconfiguration of a Lot (Boundary
Realignment and Access Easement)
Staged Development Yes – Six (6) Stages
OTHER DETAILS
Referral Agencies Yes
Level of Assessment Impact Assessable
Public Notification Yes – 15 business days
Pre-lodgement/Consultation No
APPLICANT DETAILS
Applicant GTH Project No. 4 Pty Ltd
Architect Jarod Poole Design
Acoustic Consultant Acoustic Works
Civil Engineer Westera Partners
Ecological Consultant Saunders Havill Group
Bushfire Consultant North Coast Environmental Services
Geotechnical Engineer Tectonic Geotechnical Pty Ltd
Landscape Architect Anembo Consultants Pty Ltd
Stormwater Engineer H2One Pty Ltd
Surveyor DSQ Land Surveyors
Traffic Engineer TTM Group
Town Planner Innovative Planning Solutions
Material Change of Use and Reconfiguration of a Lot Pg 5 of 44
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SECTION 2 – APPLICATION DETAILS
Introduction
1. This town planning report is submitted on behalf of GTH Project No. 4 Pty Ltd in support of a proposed
development application seeking a Development Permit for Material Change of Use for Multiple
Housing – Type 5 (Seniors Living Community – 232 independent living units), Entertainment and
Dining Business – Type 2 (Cooroy Golf Club house) and the Reconfiguration of a lot (Boundary
Realignment and Access Easement) upon land at 30, 114, 122 and 144 Myall Street, Cooroy.
2. The land subject to this application comprises of both vacant land and part of the existing Cooroy Golf
Course. The proposed operator, in coordination with the Cooroy Golf Club and its members, propose
to deliver a new over 50’s resort style Seniors Living Community over a portion of the land in
conjunction with a new club house for the Cooroy golf club members. The proposed Seniors Living
Community will be co-located with the newly relocated club house on what is currently under-utilised
vacant land.
3. The proposal seeks to respond to the community and economic need for additional housing options
for older persons in the Cooroy – Noosa region and will support the ability for local residents to ‘age
in place’ within their established community as their housing needs change. In concert with affording
this opportunity, it is also proposed to relocate the existing Cooroy Golf Cub with a new and modern
facility.
4. The proposed Seniors Living Community will be aimed and designed to accommodate and be
marketed towards active people aged 50 plus. It will deliver 232 independent living units comprising
of nine (9) different housing types as well as associated communal facilities including (but not limited
to) a club house, tennis court, bocce green, swimming pool, recreational open space areas, visitor car
parking bays and an RV compound parking area. In addition, a manager’s unit / reception will be
located towards the entry into the community. The community will be carried out over multiple
stages, generally comprising the following:
Stage 1 – Main entry road, ancillary sales showroom, managers residence, club house
and resort recreational facilities, bocce green and 41 dwelling sites;
Stage 2 – 46 dwelling sites;
Stage 3 – 37 dwelling sites;
Stage 4 – 42 dwelling sites;
Stage 5 – 26 dwelling sites;
Stage 6 – 40 dwelling sites, emergency access to Myall Street / Nandroya Street and
managers workshop / buggy store.
5. The proposed built form and design of the resort style Seniors Living Community places strong
emphasis on subtropical design through the inclusion of extensive landscaping throughout the
development along with the provision of high quality communal open space areas and recreational
facilities. The design dedicates a significant portion of the site to deep planting allowing for the growth
Material Change of Use and Reconfiguration of a Lot Pg 6 of 44
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of large subtropical shade trees that soften the built form and ensure a high degree of streetscape
appeal from Myall Street.
6. The proposed relocated Cooroy Golf club house seeks to benefit from the newly created Seniors
Living Community, which is expected to make a significant contribution towards member numbers.
The built form is anticipated as being both modern and visually appealing, whilst also sitting
unobtrusively in the landscape. As a consequence of the relocation of the Cooroy Golf club house it
is anticipated that consequential amendments to the Cooroy Golf Course design will be implemented,
including modification and relocation of several holes.
7. The subject land will realise reconfiguration in the form of both a boundary realignment (and
associated amalgamation) and access easement in order to accommodate the proposed
development. It is intended existing lots 2 and 3 be amalgamated and the eastern boundary relocated
slightly east to accommodate the proposed Seniors Living Community. Access to the relocated
Cooroy Golf club house will then be afforded along the north boundary of the resultant lot.
8. The proposed development has been carefully considered so as to integrate with the character and
amenity of the area and transition sensitively to surrounding land uses.
Operator Details
9. This application is made on behalf of GTH Project No. 4 Pty Ltd who is the applicant for the proposed
development; however, it is intended that:
The Cooroy Golf club house continue to be operated by the Cooroy Golf Club; and
The proposed Seniors Living Community be operated by GemLife.
10. Living Gems (and in turn “Gem Life”) are an experienced, well-established, multi-award-winning
developer delivering highly successful world-class active retirement lifestyle resorts throughout
south-east Queensland since 1982. Living Gems master planned communities are specifically
designed as secure and attractive villages where homeowners enjoy a sense of community and a host
of resort-style communal facilities right at their doorstep. There is increasing demand within the north
coast region for high-quality but affordable residential development designed exclusively for the
active over 50’s demographic. As such, Living Gems are proposing to apply their knowledge, expertise
and brand name to the proposed development to deliver a senior living community on the subject
land in concert with delivering the newly proposed club house for the Cooroy Golf Club.
11. GemLife commenced operations in 2016 as a joint venture between parent company, Living Gems
and financial partner Thakral Capital. It is important to understand that GemLife over 50s resorts are
not retirement villages in the traditional sense and the services and facilities provided are unique to
their communities and well in advance of typical industry standards. The GemLife goal is to create
communities who support an active lifestyle within luxury resorts that are designed exclusively to
accommodate the ongoing needs and desires of the residents.
Material Change of Use and Reconfiguration of a Lot Pg 7 of 44
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12. The GemLife proposal herein will be aimed and designed to accommodate and be marketed towards
active people aged 50 plus, seniors and retirees. The development will provide for a total of 232
residential independent living units as well as associated communal facilities including (but not limited
to) a country club, tennis courts, bocce green, workshop, swimming pool, recreational open space
areas, visitor car parking bays and an RV compound parking area.
Cooroy Golf Club
13. At the end of the 2018/2019 financial year the Cooroy Golf Club experienced a significant shortfall
in membership renewals in comparison to previous years, with a decline of 70 memberships leaving
a current total of 346 total members. An internal paper prepared by the club committee and
circulated to club members confirmed the Cooroy Golf Club is facing a substantial deficit this financial
year as a result of a declining membership base.
14. Age analysis of the current membership base for the Cooroy Golf Club identified an aging population
with approximately 76% of its members within the over 60 years plus age bracket. Australia wide
there is a trend to an increasing number of sporting participants in the 55 years and over age bracket
‘active lifestyle retirees’ which the golf club will be well placed to target upon integration with the
proposed GemLife seniors living community.
15. GemLife, as part of their proposal, have committed to pay the Cooroy Golf Club a membership fee
for each household within the development for a total of 10 years starting upon initial sale of the
dwelling. This progressive financial contribution will significantly assist in stabilising the club’s
finances. Furthermore, the new golf club house will consist of a dedicated Pro Shop stocking an
extensive range of golfing accessories and equipment and dining/bar facilities of an increased scale
which are expected to generate increased income to further assist in club finances.
16. Having regard to the above, GemLife, in partnership with the Cooroy Golf Club, propose to deliver
an integrated senior living community in conjunction with the redevelopment of the golf club. The
proposed development will support the provision of additional housing options for older persons
within the local area and will directly respond to established community need by committing to
increase the club’s membership base which will ultimately aid in the ongoing financial viability and
operation of the establishment.
The Application
17. This development application is made out to the Noosa Council seeking a Development Permit for a
Material Change of Use of Premise for Multiple Housing Type 5 – (Relocatable), Entertainment and
Dining Business – Type 2 (Recreation, Amusement & Fitness) and Reconfiguration of a Lot (Boundary
Realignment and Access Easement).
The Subject Land
18. The subject land is located at 30, 114, 122 & 144 Myall St, Cooroy and is legally described as Lot 33
MCH2281, Lot 1, Lot 2 and Lot 3 SP115864. The subject land has a total area of 21.862 ha (approx.)
Material Change of Use and Reconfiguration of a Lot Pg 8 of 44
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and has road frontage to Myall Street. Table 1 provides further detail in regard to each individual
property. A Cadastral Smartmap is included with the Contextual Plans at Attachment 1 to this report
identifying the land parcels comprising the subject land.
Table 1: Individual property description
Address Lot description Area (ha) Current Use
30 Myall St, Cooroy Lot 33 MCH2281 17.2 Cooroy golf course
114 Myall St, Cooroy Lot 1 SP115864 12.6 Cooroy golf course
122 Myall St, Cooroy Lot 2 SP115864 2.229 Vacant land
144 Myall St, Cooroy Lot 3 SP115864 7.033 Vacant land
19. Easement A SP115864 burdens 300sqm of land within Lot 2 SP115864 utilised for access purposes as
shown within the Cadastral Smart Map extract included within the Contextual Plans at Attachment 1.
20. The subject land exhibits a combination of vacant land and land accommodating a portion of the
existing golf course as shown on the Aerial Plan at Attachment 1. The proposed development
footprint triggers the requirement to relocate a number of the nearby golf course teeing area, fairway
and putting green which is further discussed in detail within section 3 below.
Site Characteristics
21. The majority of the subject land is vacant land with a history of small-scale agricultural activities,
whilst the balance comprises part of the Cooroy Golf Course. Key site features and characterises are
summarised below:
• Topography – Topographically the site consists of a rounded knoll towards the centre of the
site, generally falling to the north west towards an unnamed tributary and south / south east
to low lying and flatter ground along the southern boundary. Ground slopes on the site are
typically around 9%.
• Vegetation – The subject land for the most part has been previously cleared and exhibits grassy
cover which is regularly maintained. Retained vegetation in associated with a waterway
located in the northern extent of the site comprises a mix of weed species and native
specimens.
• Waterways – The north-western corner of the subject site is traversed by an unnamed
tributary.
• Services – The subject site is capable of connecting to urban services in the surrounding area
including reticulated water and sewerage, electricity, telecommunications and stormwater
infrastructure currently servicing land to the north.
Material Change of Use and Reconfiguration of a Lot Pg 9 of 44
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Land Use Context, Services and Facilities
22. Surrounding land uses – In terms of the surrounding land uses, the subject land is immediately
encompassed by open space recreation zoned land designated within the Cooroy locality area. Table
2 below provides a summary of the directly adjoining land uses.
Table 2: Adjoining Land Uses
North Open space recreation zoned land supporting the Cooroy golf course
East Open space recreation zoned land supporting the Cooroy golf course
South Road parcel accommodating Myall Street
Road parcel accommodating Myall Street, Rural zoned land proposed to be
West
designated within the Community Facilities zone under the Draft Noosa Plan
23. Surrounding services and facilities – The subject land is located within the southern extents of the
Cooroy township, however, is positioned within proximity to a range of services and facilities
established within the developed urban area. A Land Use Context Plan has been prepared and is
included at Attachment 1 to this report. The site’s proximity to these services is further detailed in
Table 3 below.
Table 3: Proximate Distance to Services and Facilities
Educational Facilities; 286m – 1.7km
- Cooroy State School
- Noosa District State High School
- Noosa Christian College
- Cooroy Community Kindergarten
Open Green Space; 0m – 1.9km
- Cooroy Golf Course
- Apex Park
- Kauri Park
- Johnson Park
- Cooroy Community Gardens
Local Centre Facilities accommodating; 1.1km – 1.4km
- Pharmacy, Australia Post
- Mitre 10, Florist, Hairdresser
- Suga IGA, local cafés and fast food outlets, Butcher
- Commonwealth bank, Bendigo bank, ANZ bank
- Cooroy RSL
Health Care Services; 1.2km – 1.5km
- Cooroy Family Practise
- Eden Private Hospital, QML Pathology
- Cooroy Family Medical
- Wattle St Dental
Public Transport; 233m – 1.2km
- Cooroy Rail Station
Material Change of Use and Reconfiguration of a Lot Pg 10 of 44
Page 11
- TransLink Bus Stop (route 631 Ferrells Rd near Myall St)
Recreational Facilities; 400m – 1.8km
- Noosa District Junior Rugby League Club
- Cooroy Gymnastics Club
- Cooroora United Football Club
- Cooroy Horse and Pony Club
- Cooroy Swimming Club
Pre-Application History
24. Historical Development Applications – A review of Council’s PD online database determined the site
does not benefit from any existing development approvals. The following development applications
have previously been lodged and subsequently withdrawn over the subject land as detailed in Table
4 below:
Table 4 – Development Application History
Application Number Details
132007.2500 Accommodation Building x 2, Group Housing Development – 78 Lots,
Function Room, Restaurant & Hotel Assessed Against the Superseded
Planning Scheme
132007.2501 Sport & Recreation (Golf Club) & Indoor Entertainment Assessed Against
the Superseded Planning Scheme
152006.2047 Lot Reconfiguration (78 Lots)
152006.2047.02 Change to a Development Application
Material Change of Use and Reconfiguration of a Lot Pg 11 of 44
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SECTION 3 – PROPOSAL DETAILS
The following section discusses the key aspects of the development, which are considered to be the
primary planning matters for consideration in this application.
Development Summary
25. The development proposed within this application seeks approval for a Seniors Living Community
comprising of 232 independent living relocatable dwellings and associated communal facilities, a new
club house for the Cooroy Golf Club and a boundary realignment and access easement over the
subject sites. The key development parameters for the proposed development are set out below in
Table 5 as follows:
Table 5 – Key Development Parameters
Reconfiguring a Lot (Boundary Realignment)
Existing Lot Area Lot 1 SP115864 – 12.6ha
Lot 2 SP115864 – 2.229ha
Lot 3 SP115864 – 7.033ha
Proposed Lot Area Proposed Lot 5 (cancelling Lot 1) – 11.29ha
Proposed Lot 4 (cancelling Lot 2 & 3) – 10.56ha
Reconfiguring a Lot (Access Easement)
Proposed Access Easement Proposed Access Easement burdening
Proposed Lot 4 and benefiting Proposed Lot 5
Material Change of Use – Type 5
Subject Site 10.56ha
(land subject to development)
Site cover 48.3%
Gross Floor Area
Club house 3,253.49sqm
Managers Residence 262.06sqm
Number of proposed dwelling units 232 independent living units
Population Density 62 dwellings/hectare (avg)
Building Height (maximum)
Relocatable Dwellings • Varies pending façade treatment – approx.
5m (One storey)
Seniors Community Club house • 9.94m (Two Storeys)
Managers Residence • 7.01m (Two Storeys)
Staged Development • Stage 1 – Main entry road, ancillary Sales
showroom, Managers residence, Club
house and resort recreational facilities,
bocce green and 41 dwelling sites;
• Stage 2 – 46 dwelling sites;
• Stage 3 – 37 dwelling sites;
• Stage 4 – 42 dwelling sites;
Material Change of Use and Reconfiguration of a Lot Pg 12 of 44
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• Stage 5 – 26 dwelling sites;
• Stage 6 – 40 dwelling sites, emergency
access to Myall Street / Nandroya Street and
managers workshop / buggy store.
Visitor Vehicle Parking
- Car 37 spaces
- PWD 3 space
Material Change of Use – Type 2
Site area 28.49ha
(Lot 1 SP115864 & Lot 33 MCH2281)
Subject Site 4,969sqm
(land subject to development)
Site cover 1.7% (approx.)
Gross Floor Area 770 sqm (approx.)
Hours of Operation Monday to Sunday, 8am – midnight
Building Height (maximum) 5.26m (One storey)
Visitor Vehicle Parking
- Car 96 spaces
- PWD 2 space
- Buggy Storage 40 spaces
Proposal Plans
26. Proposal plans have been prepared by Jared Poole Design Group and DSQ Land Surveyors for the
proposed development. The Proposal Plans for the Seniors living community are included at
Attachment 3, the Proposal Plans for the Golf Club house are located at Attachment 4 and the
Proposal Plans for the proposed Reconfiguration are located at Attachment 6 to this report and
include the following:
Seniors Living Community
Drawing Number Title Date Revision
BP1074/SK/1.01 Site Location 1.08.19 A
BP1074/SK/2.01 Master Plan 4.06.19 N
BP1074/SK/2.02 Site Plan – Setback and Plotting 1.08.19 A
BP1074/SK/2.03 Staging Plan 28.08.19 B
BP1074/SK/6.01 Managers Unit – Ground Floor Plan 1.08.19 A
BP1074/SK/6.02 Managers Unit – First Floor Plan 1.08.19 A
BP1074/SK/6.03 Managers Unit – Elevation 1.08.19 A
BP1074/SK/6.04 Managers Unit – Elevation 1.08.19 A
BP1074/SK/7.01 Club house – Ground Floor Plan 1.08.19 A
BP1074/SK/7.02 Club house – First Floor Plan 1.08.19 A
BP1074/SK/7.03 Club house – Elevations 1.08.19 A
BP1074/SK/7.04 Club house – Elevations 1.08.19 A
BP1074/SK/8.01 Managers Workshop – Plan 1.08.19 A
Material Change of Use and Reconfiguration of a Lot Pg 13 of 44
Page 14
BP1074/SK/8.01 Managers Workshop – Elevation 1.08.19 A
BP1074/SK/9.01 Bocce Court – Plan 1.08.19 A
BP1074/SK/9.01 Bocce Court – Elevation 1.08.19 A
BP1074/SK/10.01 Typical House Design 1 – Floor Plan 1.08.19 A
BP1074/SK/10.02 Typical House Design 1 – Skillion - Elevations 1.08.19 A
BP1074/SK/10.03 Typical House Design 1 – Gable - Elevations 1.08.19 A
BP1074/SK/10.04 Typical House Design 1 – Hip - Elevations 1.08.19 A
BP1074/SK/10.05 Typical House Design 2 – Floor Plan 1.08.19 A
BP1074/SK/10.06 Typical House Design 2 – Hip1 - Elevations 1.08.19 A
BP1074/SK/10.07 Typical House Design 2 – Gable - Elevations 1.08.19 A
BP1074/SK/10.08 Typical House Design 2 – Hip2 - Elevations 1.08.19 A
BP1074/SK/10.09 Typical House Design 3 – Floor Plan 1.08.19 A
BP1074/SK/10.10 Typical House Design 3 – Skillion - Elevations 1.08.19 A
BP1074/SK/10.11 Typical House Design 3 – Gable - Elevations 1.08.19 A
BP1074/SK/10.12 Typical House Design 3 – Hip - Elevations 1.08.19 A
Cooroy Golf Club House
Drawing Number Title Date Revision
BP1074/SK/1.01 Master Plan 4.06.19 M
BP1074/SK/1.02 Entry Perspective 8.08.19 B
BP1074/SK/1.03 Golf Course Perspective 8.08.19 B
BP1074/SK/1.04 Golf Club – Site Plan 8.08.19 B
BP1074/SK/2.01 Golf Club – Floor Plan 8.08.19 D
BP1074/SK/2.02 Golf Club – Dimension Plan 8.08.19 B
BP1074/SK/2.03 Cart/Buggy Store – Floor Plan 8.08.19 B
BP1074/SK/3.01 Golf Club – Elevations 8.08.19 B
BP1074/SK/3.02 Golf Club – Elevations 8.08.19 B
BP1074/SK/3.03 Golf Club – Sections 8.08.19 B
Proposed Reconfiguration
Drawing Number Title Date Revision
13422-PRO-01 Proposed Reconfiguration 07.08.19 A
Supporting Specialist Reports
27. In support of this development application, the following specialist reports have been commissioned
and accompany this planning assessment report as detailed in Table 6 below:
Material Change of Use and Reconfiguration of a Lot Pg 14 of 44
Page 15
Table 6 – Specialist Consultant Reports
Category of
Consultant Title of Document Location
Specialisation
Acoustic Consultant Acoustic Works Acoustic Report Attachment 7
Civil Engineer Westera Partners Engineering Services Report Attachment 8
Traffic Engineer TTM Group Traffic Engineering Report Attachment 9
Saunders Havill Ecological Assessment Attachment 10
Ecological Consultant
Group Report
Landscape Architect Anembo Landscape Concept Plans Attachment 11
Geotechnical Engineer Tectonic Geotechnical Investigation Attachment 12
Development Details
28. GemLife propose to deliver a new Seniors living community over a portion of the subject site in
coordination with the Cooroy Golf Club and their members. The proposed development will be co-
located with a newly constructed Cooroy Golf club house and will maintain the expansive golf course
and green space. The following operational aspects of the development are set out and discussed
further below:
MATERIAL CHANGE OF USE
Seniors Living Community
29. Site Facilities – The proposed development will incorporate all the typical communal facilities
associated with GemLife Seniors living lifestyle resorts. The range of integrated on-site community
facilities and services afforded to all residents will include the following:
Resort facilities:
Swimming pool (indoors and outdoors) Covered championship size bowling
Resort courtesy bus green
Tennis court Bocce Court
Fully equipped residents’ workshop On-site manager residence
Country club services and facilities:
Library Gaming room and lounge
Cinema Hairdressing salon
Meeting rooms Licensed bar and coffee lounge
Music room Commercial grade kitchen
Gym Golf simulator
Spa & Sauna Arts & craft studio
Ten pin bowling alley Doctors/consultation room
30. Built form & Design – The proposed development comprises of 232 dwellings as well as associated
communal facilities (including Country Club, Recreational facilities, RV compound and Managers
residence). The proposed development layout and built form is reflected within the Proposal Plans
included at Attachment 3 to this report.
Material Change of Use and Reconfiguration of a Lot Pg 15 of 44
Page 16
31. Site layout – The proposed configuration of the seniors living community reflects the communal
facilities as being centrally located within the development layout and positioned to strategically
benefit from the outlook onto the existing golf course green. This centralised positioning of communal
facilities adjacent to the golf course will be easily accessible from all dwelling sites. Access from Myall
Street is afforded via the main internal road shared between the Golf club house and the GemLife
community. The sales showroom and RV compound will be located at the entrance of the site
adjacent to Myall Street to ensure visibility and ease of manoeuvring for larger vehicle types accessing
the designated area. The managers residence will be located external to the front entrance of the
seniors living community which will be afforded access from the shared main internal road
additionally affording access to the newly relocated golf club.
32. Dwelling units – A mix of building typologies is intended throughout the development that will provide
for a selection of three (3) single storey, 2 to 3-bedroom dwelling home floor layout options for
construction which each exhibit three variations in the dwelling external facade features. Dwelling
designs for Typical House Type plans are included within the Proposal Plans at Attachment 3. Each
dwelling design incorporates a variation in building materials, recesses, facade articulation and roof
lines. The built form of the dwelling units will reflect a high-quality contemporary design outcome
and incorporate architectural elements that contribute to the coastal hinterland character of the
Cooroy local area. As nominated on the Site Plan – Setback and Plotting included within the Proposal
Plans at Attachment 3, no one same façade is to be used within 5 villa sites of one another. Detailed
selection of the dwelling unit designs on each of the villa sites will occur at the purchase stage and
will be at the discretion of the future owner. The dwelling designs will be semi-regulated on the villa
sites to ensure a high level of visual amenity, articulation and variation is afforded within the internal
streetscapes of the development through the variation and diversity of built form.
The dwelling designs have been specifically configured and designed exclusively for the Over 50’s
demographic, occupied by a single person or a couple (i.e. the main bedroom is to be occupied full
time with the spare room available for short-term visitor stays). One of the dwelling design options
will provide for an additional ‘multi-purpose room’ genuinely intended to be used as a study or as a
storage area. As such, it is requested that this ‘multi-purpose room’ (MPR) is not treated as an
additional bedroom under the Noosa Shire Council Charges Resolution (No. 3) 2018.
The proposed dwelling typologies available within the development are summarised in Table 7 below.
Table 7: Typology analysis of Dwelling Design Options
Layout Design Roof form
Bedrooms MPR Bathrooms Car spaces
Option options
- Skillion
One 3 - 2 2 - Gable
- Hip
- Hip
Two 3 - 2 2 - Gable
- Hip
- Skillion
Three 2 1 2 2 - Gable
- Hip
Material Change of Use and Reconfiguration of a Lot Pg 16 of 44
Page 17
33. Communal facilities – The proposed development includes a number of buildings and facilities that
are intended to accommodate communal uses and services to the community residents. These
buildings and facilities include a club house, residents’ workshop, indoor and outdoor pool, lawn
bowling green, bocce court and tennis court. The club house building is to be established as the
central hub of the development overlooking the existing golf course green and will accommodate a
range of the above-mentioned services and facilities readily accessible to all resort residents and
visitors. The building will exhibit a total floor area of 4,210m2 and reflects a built form and appearance
consistent and cohesive to that of the surrounding dwelling units and will deliver a high-quality design
outcome.
34. Residential density – The proposed development will deliver a total of 232 dwellings comprising a mix
of 2 and 3-bedroom dwellings on the subject site. This will result in a population density of
approximately 62 persons per hectare (i.e. 53 persons per hectare based on 2 bedroom units only to
72 persons per hectare based on 3 bedroom units only) on the newly created 10.56ha development
site.
35. Setbacks & Building separation – As detailed on the Site Plan – Setback and Plotting included within
the Proposal Plans at Attachment 3 the development layout provides setbacks as follows:
Front – minimum 1.7m from sales showroom to Myall Street road frontage boundary, with
residential dwelling sites setback 3.0m and the managers workshop setback 3.96m;
Side (north) – minimum 20.04m from sales showroom to subject site boundary. The managers
unit is setback 21.9m from this boundary, and the nearest residential dwelling site is setback
approximately 10.0m;
Side (south) – minimum 3m from dwelling sites to subject site boundary;
Rear – minimum 2.08m from club house to subject site boundary adjoining golf course. Along
the length of this boundary dwelling sites are setback 3.0m.
In respect of the proposed dwelling sites, these have been designed and sited such that future
dwelling on each can achieve appropriate setbacks from adjacent dwellings and allotment
boundaries.
36. Building height – The proposed club house community building has been designed such that it does
not exceed a maximum building height of 9.94m and two storeys above natural ground level. The
development provides future residents with the option between nine (9) residential dwelling façade
designs, each of which will be low set, single story buildings not exceeding a maximum building height
of 8m.
37. Staging arrangements – The seniors living community development has been segmented into six (6)
stages as shown within the Staging Plan included within the Proposal Plans at Attachment 3 to this
report. The following development aspects are proposed to be delivered at each stage:
Stage 1 will consist of the development of the main entry road, RV compound, managers
residence, sales showroom, resort recreational facilities, club house and 41 dwelling sites;
Material Change of Use and Reconfiguration of a Lot Pg 17 of 44
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Stage 2 consists of the development of 43 dwelling sites;
Stage 3 will involve construction of 37 dwelling sites;
Stage 4 will deliver the remaining 42 dwelling sites;
Stage 5 will involve construction of 26 dwelling sites; and
Stage 6 will deliver the emergency access connection to Myall Street and 40 dwelling sites.
The staging arrangements will be subject to Council DA processes and conditions of approval.
38. Vehicle parking provision – The provision of adequate car parking spaces is provided throughout the
development to accommodate both resident and visitor parking through a combination of public and
private parking spaces. The proposed development will deliver a total of 37 car spaces available to
all resort visitors / users which will comprise of the following combination:
Five car parking spaces, including one nominated disabled space adjacent the managers
residence;
18 visitor car parking spaces, including two nominated disabled spaces adjacent the community
club house;
Nine visitor car parking spaces located within stage 1 of the development layout,
Three visitor car spaces in stage 2, three visitor car spaces in stage 4 and 2 visitor car spaces in
stage 5 of the development layout; and
Two car spaces located adjacent the managers workshop in stage 6 of the development layout.
Private car parking will be afforded to each dwelling unit in the form of garage incorporated into the
house layout plan, wherein each will be afforded a double garage as detailed on the proposal plans
included at Attachment 3. Overall, the development will deliver approximately 501 car parking spaces.
39. Landscaping – Landscape Concept Plans have been included at Attachment 11 to this report which
provides detailed landscape designs for the seniors living community development. The development
will result in a high-quality landscaping outcome which will deliver an extensive range of suitable
native landscape plantings.
40. Open space provision – The proposed dwelling sites within the development each exhibit sufficient
dimensions to allow for an adequate amount of private open space to be afforded to each dwelling
unit. Each of the dwelling designs is anticipated as being able to comply with the nominated 30m2
minimum requirement for private open space, as specified within the ‘Residential uses code’ for Type
5 multiple dwellings. The proposed development has been designed to incorporate adequate
amounts of communal open space and recreational areas throughout the site. The development
provides for the retention of existing vegetation along the unnamed tributary within the north west
extent of the site and landscaped areas throughout. In addition, the turfed bowling green, tennis
court, bocce court and RV compound will provide for further ‘green’ open space areas intended for
internal communal use. The green landscaped setting of the adjacent golf course will further enhance
the open feel of the development.
41. Pedestrian connectivity – As shown within the Proposal Plans at Attachment 3 and Landscape
Concept Plans at Attachment 11, private internal street pathways will be afforded along the internal
road network of the development creating a highly accessible and legible layout for residents to
Material Change of Use and Reconfiguration of a Lot Pg 18 of 44
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access the community club house, internally disbursed facilities and the adjoining Cooroy golf club
house.
42. Refuse collection – The proposed development is capable of being serviced by Council’s refuse
collection service vehicles. The refuse collection vehicles will be afforded direct access to each of the
232 dwelling and the communal facilities building within the development via the internal road
network which will be designed to accommodate the movement and manoeuvring of a standard
Waste collection vehicle (WCV).
43. Infrastructure servicing – The proposed development will be serviced by a network of local access
streets constructed as part of the internal road network configuration. The gateway entry road into
the development will afford access to both the Seniors Living Community and the golf club house,
and as such, an access easement over this length of road is intended to offer this access into
perpetuity. The development will also be afforded connections to the full range of urban services
including reticulated water and sewerage, electricity, stormwater and telecommunication
infrastructure which will be delivered to the site from the north.
Golf Club house and Golf Course
44. Built form & Design – The proposed golf club house has been designed as a new and modern building
that is characteristic of both its setting and the surrounding built form. Through the use of a
combination of materials and roof lines, the building represents a visually pleasing facility for the
broader community.
45. Building height – The proposed golf club house has been designed as a single storey building that will
not exceed a maximum building height of 8m;
46. Access, Parking & Configuration – Access to the re-located Cooroy Golf club house is intended to be
obtained via the gateway entry (private) road from Myall Street. A proposed access easement along
the length of this private road will ensure access arrangements remain into perpetuity. An access
driveway extending from the end of this private road will afford direct vehicular access into the
proposed golf club house carpark, wherein a total of 96 car parking spaces (including two nominated
disabled spaces) will be provided. The proposed car parking rate is based on 4 spaces per hole plus
4 spaces per 100m2 of club house gross floor area, which is considered adequate to meet the
demands of the development. In addition to vehicular parking, storage for a further 40 golf buggy
carts is also intended.
47. Landscaping – Landscape Concept Plans have been included at Attachment 11 to this report which
provides the intended landscaping outcome for the proposed development. It is anticipated that the
landscape design integrated with both the adjacent Seniors Living Community and golf course proper.
48. Open space recreation configuration – as a consequence of the proposed re-location of the golf club
house, there will be a need to make some amendments to the overall golf course master plan design.
Anticipated amendments are reflected on the plans included at Attachment 5 to this report but
Material Change of Use and Reconfiguration of a Lot Pg 19 of 44
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include the relocation and modification of a number of golf holes. The amendments proposed will
ensure the ongoing viability and operation of the golf course in an improved setting.
49. Refuse collection – The newly relocated golf club house is capable of being serviced by Council’s
refuse collection service vehicles. The refuse collection vehicle will be afforded direct access to the
building via the main internal road and roundabout network which is designed to accommodate the
movement and manoeuvring of a standard waste collection vehicle (WCV).
50. Infrastructure servicing – The golf club house will be afforded connections to the full range of urban
services including reticulated water and sewerage, electricity, stormwater and telecommunication
infrastructure which will be delivered to the site from the north.
RECONFIGURATION OF A LOT (BOUNDARY REALIGNMENT & ACCESS EASEMENT)
51. This component of the application seeks approval for a Development Permit for Reconfiguring a Lot
– Boundary Realignment (3 Lots int 2 Lots) and creation of an Access Easement.
The proposed boundary re-alignment seeks to realign the common property boundary between Lot
1, Lot 2 and Lot 3 SP115864. The boundary realignment will result in Lot 1 decreasing to a total area
of 11.29ha and the amalgamation and increase of Lot 2 and Lot 3 to a total area of 10.56ha.
It is noted that the current allotment configuration does not comply with the requirements for the
minimum allotment area within the rural zone, being 100ha. The proposal will result in a non-
worsening development outcome to the effect that neither lot will comply or is capable of complying
with the required size and dimension requirements for rural zoned land as stipulated by the
reconfiguring a lot code. In the overall context, the proposed boundary re-alignment is considered
to be minor in nature and does not detrimentally impact upon the ongoing operation of the golf
course and lot size consistency reflected by rural zoned residential lots along Nandroya Road and
within the surrounding area.
The proposed Access Easement is intended to afford ongoing access for both the Seniors Living
Community and the relocated golf club house into perpetuity. It will rationalise the number of access
points along Myall Street and Nandroya Road that are currently able to be achieved, with further
detail on this arrangement provided in the Traffic Report prepared by TTM Group and included at
Attachment 9.
Summary of Supporting Technical Reports
52. Acoustic Matters – Acousticworks were engaged to prepare an environmental noise impact
assessment report for the development which is included at Attachment 7 to this report. This
assessment has assessed the potential impact of noise intrusion on the development generated from
road traffic noise of Myall Street and ambient noise within the vicinity of the site. The report identified
that additional building façade treatments and noise acoustic barriers are required along a portion of
boundary interface with Myall Street to address road traffic noise. Noise associated with onsite
Material Change of Use and Reconfiguration of a Lot Pg 20 of 44
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activities have been assessed with relevant quality objectives and background creep criteria and is
predicted to comply without the need for additional acoustic recommendations.
53. Engineering Matters – Westera Partners were commissioned to undertake an assessment of the
engineering issues associated with the proposed development on the subject site. A copy of the
Engineering Services Report and Drawings are included at Attachment 8 which addresses the relevant
civil design and construction matters.
54. Traffic Matters – TTM Group were commissioned to undertake an assessment of the potential traffic
impacts associated with the proposed development. A copy of the report is included at Attachment
9. The report concluded that there are no traffic engineering related reasons preventing the
development from proceeding.
55. Environmental Matters – The subject site presents as a highly modified landscape characterised by
historical clearing associated with past agricultural activities and golf course operations, although
there is some vegetation concentrated in association with the unnamed tributary in the north-
western corner of the site. Saunders Havill have undertaken a contemporary review of the ecological
values across the site, inclusive of this existing stand of vegetation, with a copy of their report included
at Attachment 10. As detailed in the report, the proposed development seeks to celebrate this
tributary and associated vegetation by undertaking weed removal and rehabilitation as part of the
proposed development.
56. Landscape Concept Plans – Anembo Consulting were commissioned to prepare a series of landscape
concept plans for the proposed seniors living community and golf club house development. These
plans are included at Attachment 11 and show the overall landscape intent for the site including
indicative vegetation species and locations, landscape buffering, design intent for bio basins and open
space areas. The plans also include indicative material and finishes detail anticipated throughout the
development.
57. Geotechnical Matters – Tectonic were commissioned to undertake a geotechnical investigation of the
proposed soil conditions of the subject land and the implications for the proposed development. A
copy of this report is included at Attachment 12. The report identified (among other things) rockhead
levels across the site which will have implications for excavatability, ground water levels which may
impact on anticipated cuts and proposed bio basin invert levels, the need for global stability of large
retaining structures especially in close proximity to the banks of unnamed tributary in the north west
of the site. The report recommends that, prior to advancing to detailed design, that supplementary
geotechnical investigations be undertaken.
58. Bushfire Matters – North Coast Environmental Services have been engaged to undertake an
assessment of the potential bushfire hazard risks identified within the subject site against the
proposed development. Preliminary advices identified that in accordance with the risk assessment
methodology prescribed by the Noosa Plan that the subject site is captured within a Low Hazard Area
classification. This report will be provided under separate cover.
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SECTION 4 - PLANNING CONSIDERATIONS
This section provides and overview of the legislative context of the application under the provisions of
the Planning Act 2016 and should be read in conjunction with the detailed assessment of the relevant
assessment criteria included at Attachment 13 to this report.
STATE INTEREST
Planning Act 2016
59. The Planning Act 2016 is the statutory instrument for the State of Queensland under which, amongst
other matters, development applications are assessed by local governments. In respect of the
proposed development, a ‘Impact Assessable’ development application is required to be made
according to s.45(5) of the Act to the assessment manager to acquire the necessary development
approvals.
Referral Agencies and State Development Assessment Provisions
60. The Planning Act 2016 and Planning Regulation 2017 provide the legislative framework within
Queensland for authorities (Local and State Government) to assess development applications.
Matters that require assessment may be delegated to the Department of State Development,
Infrastructure and Planning (DSDIP). A review of the State Assessment Referral Agency’s (SARA) DA
online mapping system has identified the following Matters of State Interest as being applicable:
• SEQ Regional Plan – SEQ regional plan land use category: Urban Footprint;
• QLD Waterways and Waterway Barrier Works: Moderate;
• State Transport Corridor: Railway corridor;
• State Transport Corridor: State-controlled road; and
• Water Resources: Water resource planning area boundaries.
61. Whilst the application is affected by multiple state interests, it is only those matters outlined in Table
8 below that trigger referral to SARA.
Table 8 – Summary of Referral Agencies
Referral Agency Referral Type Referral Agency Trigger Trigger ID
State Transport Schedule 10, Part 9, Division 4,
Infrastructure Subdivision 1 Table 1
SARA (DTMR) Concurrence
State Transport Schedule 10, Part 9, Division 4,
Corridors Subdivision 2, Table 4
62. The State Development Assessment Provisions (SDAP) nominates state codes requiring assessment
against a proposed development based on the referral triggers. An assessment of the relevant State
Codes (i.e. State Code 1, State Code 2 and State Code 6) of the State Development Assessment
Provisions is provided at Attachment 13 to this report.
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State Planning Policy
63. The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of state
interest in land use planning and development. The SPP only applies to development assessment if
the planning scheme has not yet appropriately integrated the SPP. If there is a discrepancy between
a local planning scheme and the SPP, then what is outlined in the state planning policy overrides the
planning scheme.
64. As determined by the planning scheme, The Noosa Plan 2006 has not adopted the SPPs introduced
July 2017 as part of the new planning system. The proposed development is consistent with the
outcomes expressed in the State Planning Policy and furthers the relevant state interests. A more
detailed assessment of specific state interests is discussed in the section of this report related to the
SDAP provisions.
South East Queensland Regional Plan 2017
65. The subject land is located within the Urban Footprint designation of SEQRP 2017 as shown within
the Regional Plan extract included within the Statutory Mapping Extracts at Attachment 2 to this
report. This land use category in essence provides the in-principle support for future development of
the land for urban purposes. The proposed development is considered to be appropriate as it
represents an efficient use of the land which will facilitate residential development and as such,
furthers the intent of the SEQRP 2017.
PLANNING SCHEME CONSIDERATIONS – Noosa Plan 2006
A summary of the assessment of the proposal against the provisions of the Noosa Plan 2006 (the Planning
Scheme) is outlined below.
Proposal Definition
66. This development application seeks approval on the subject site for a Material Change of Use to
establish a Seniors living community and a relocated Cooroy Golf club house and the Reconfiguration
of a Lot (Boundary realignment and Access Easement) as defined by the Noosa Plan 2006 and
Planning Act 2016 as follows:
Multiple Housing means the use of premises for two or more dwelling units or accommodation units
as the case may be, occupied by permanent or semi-permanent residents, where the occupants may
share common facilities on the site. The term includes the following types:
Type 5 Relocatable “Premises used for relocatable dwellings (whether they are permanently located
or not) that provides long-term residential accommodation. The use does not include a Type 2 Caravan
park as separately defined”
AND
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Entertainment and Dining Business means the conduct of a business activity, where entertainment,
amusement, recreation or meals are afforded. The term includes the following types:
Type 2 Recreation, Amusement & Fitness “The use of premises involving recreation or amusement
activities, including cinema, health & fitness club, gym, sport activity or brothel.”
AND
Reconfiguration of a lot
“(c) rearranging the boundaries of a lot by registering a plan of subdivision under the Land Act or
Land Title Act; or
(e) creating an easement giving access to a lot from a constructed road.”
Town Planning Assessment – These definitions accurately reflect what is proposed to occur on the subject
land by this application. The development has been specifically designed to deliver an integrated
community consisting of independent living units and community facility buildings that will accommodate
an active over 50s demographic, co-located with a new club house for the Cooroy Golf Club.
Level of Assessment and Public Notification
67. The proposed development application is made ‘Impact Assessable’ pursuant to development
assessment Table 6.8 for Material Change of Use within the Rural zone (Division 10) of the Cooroy
and Lake Macdonald Locality Plan (Part 6) of the Noosa Plan 2006. The level of assessment is
unchanged by the applicable overlay assessment tables (Part 13) of the Noosa Plan 2006. As such,
the proposed development is required to be publicly notified for a period of 15 business days.
Draft Noosa Plan
68. The Draft Noosa Plan was released on 15 February 2019 for public consultation and proposes to
replace every component of the existing Planning Scheme, being the Noosa Plan 2006. In respect of
the subject land, the Draft Noosa Plan appeared to acknowledge that the current zoning of the
majority of the subject land, by virtue of its inclusion in the Rural zone, did not truly reflect the
locational characteristics and site attributes. In this regard, it is noted that the Draft Noosa Plan
proposed to up zone the subject land and include it within the Rural Residential Zone.
69. Whilst the proposed up zoning of the subject land is acknowledged, it is suggested that it did not go
far enough in responding to the economic and social needs of the local community by way of the
provision of affordable (and alternate) housing options for the ageing population. For this reason,
on behalf of GemLife and in conjunction with the Cooroy Golf Club and the current landowners of
Lots 2 and 3, a submission in respect of the proposed Draft Noosa Plan was lodged with Council for
consideration within the public consultation period. The submission was premised on the community
benefit that would be capable of being achieved in the form of a development concept not dissimilar
to that which is proposed by this development application. Representations were therefore made
on this basis. We understand that Council is currently in the process of considering submissions to
the Draft Noosa Plan and we suggest that this development application now offers the technical
Material Change of Use and Reconfiguration of a Lot Pg 24 of 44
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justification upon which the submission is able to be supported and the Draft Noosa Plan amended
accordingly.
Desired Environmental Outcomes
70. The Desired Environmental Outcomes of the Planning Scheme set the policy direction for the region
and form the basis for ensuring appropriate development occurs within the Noosa shire region. Table
10 below provides a review of the proposed development against the relevant DEO’s.
Table 10 – Desired Environmental Outcomes Response
AGRICULTURE USES
Agricultural uses contribute to Noosa Shire’s Whilst it is acknowledged that the subject
economy, environment, rural heritage and land is currently included within the Rural
hinterland character by; Zone, it is contended that the scale of the site
i ensuring land is suitable for sustainable in conjunction with its separation and
agricultural uses and environmental impacts isolation from other productive agricultural
are avoided and managed through effective ventures renders the subject land for ongoing
land management practices including: agricultural purposes as highly impractical.
a. avoiding land clearing, loss of significant The development application history,
habitat, visual scarring of significant alongside the maintained grassland prevalent
landscapes, impacts on downstream land and over the site, would seemingly support this
groundwater, environmental harm and position. The retention of the site for
erosion; and agricultural pursuits into the future would
b. management of fertiliser applications. therefore seem to not maximise the potential
ii conserving land for economically viable and of the site given its proximity to nearby
environmentally sustainable agricultural services and amenities.
purposes;
iii preventing the fragmentation of agricultural
land;
iv facilitating the growth of non-traditional,
high value crops that have minimal impact on
the natural environment or adjacent crops;
v facilitating the growth of non-traditional
animal husbandry practices such as
aquaculture, where it does not alienate
agricultural land or have a detrimental impact
upon the environment;
vi protecting agricultural pursuits from
incompatible uses, particularly those more
suitably located within the urban growth
boundary;
vii improving opportunities for mutually
beneficial enterprises that are complementary
to agriculture and other non-agricultural uses
that do not diminish agricultural production,
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Table 10 – Desired Environmental Outcomes Response
such as roadside stalls, farm gate sales, home
based occupations and visitor accommodation;
viii adopting water and energy efficient
practices; ix providing opportunities for value
added industries before agricultural produce
leaves the farm gate;
x maintaining an economically viable and
environmentally sustainable agricultural sector
by responding to changes to traditional
markets and the emergence of new markets
such as farm forestry, macadamias, small scale
specialised crops and agricultural tourism;
xi ensuring genetically modified crops employ
farm management practices for the planting
and raising of crops to avoid adverse impact on
adjacent crops or those downwind or
downstream;
xii ensuring new uses that are sensitive to
chemicals, dust or noise are not located in rural
areas close to farms or agricultural lands; and
xiii recognising agriculture as a significant
lifestyle contributor with part time small scale,
often high value, operations as an attraction to
rural areas.
OPEN SPACE, ENVIRONMENT & CONSERVATION FUNCTIONS
Networks of open space and natural habitat, The proposed development is consistent with
vegetated lands, wetlands, watercourses and DEO – Open Space, Environment and
riparian zones are sensitivity managed and Conservation Functions on the following
protected and avoid as far as practicable or, basis:
where avoidance is not practicable, minimise The proposed development is such that is
adverse impacts resulting from development by seeks to retain and enhance existing
– ecological values on the subject land by
i protecting and managing the natural virtue of the proposed development
environment in a way that— a. supports the layout;
economy through the tourism industry and The highly modified environment over
contributes to the region’s competitive the balance of the site, consisting
advantage and lifestyle; predominantly of maintained grasslands
b. maintains and improves landscape character (historically used for small scale
and visual amenity; c. builds ecological agricultural purposes) provides that such
resilience and capacity to adapt to a changing land is generally void of ecological values;
climate; the quality of water entering receiving
d. provides passive, nature-based recreation waters is anticipated as remaining
and educational opportunities including unchanged by the proposed
appropriate eco-tourism facilities; development;
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Table 10 – Desired Environmental Outcomes Response
e. defines the boundaries to or of each of the the existing tributary that traverses the
distinct urban localities of Noosa Shire; and subject land will be celebrated as an entry
f. provides linkages beyond Noosa Shire’s feature into the proposed development;
boundaries; and
ii ecologically important areas being protected, The proposed development achieves a
rehabilitated and enhanced including their form and character that will readily
condition, extent, diversity and connectivity to assimilate with existing built form
maintain and improve biodiversity, landscape character.
stability, resilience and ecological integrity of
the natural environment;
iii koala habitat, connectivity and safety being
maintained and improved, contributing to a net
gain in koala habitat assisting with the long
term stabilisation and recovery of viable
populations across Noosa Shire, Sunshine Coast
and South East Queensland;
iv koala habitat offsets being applied only as a
last resort and achieving an equivalent or
better environmental outcome and additional
protection to environmental values at risk or
additional management actions to improve
environmental values;
v terrestrial and aquatic biodiversity values and
water quality within the Noosa River system
being protected;
vi natural waterways and wetlands being
maintained in their natural state with
development providing for rehabilitation and
enhancement to improve ecological
functioning and water quality;
vii constructed water bodies including canals
not being created except where maintained as
private assets and used for other than water
treatment purposes;
viii protecting and improving the quality of
ground and surface water in a manner that
ensures its long term environmental values,
ecological integrity and sustainability;
ix maintaining coastal foreshores including
near shore marine environments, beaches,
dunes, rocky headlands, beaches and river
mouths in their natural state;
x ensuring development protects coastal
resources and values and provides for physical
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Table 10 – Desired Environmental Outcomes Response
coastal processes to occur naturally where
adverse impacts are avoided as far as is
practicable, or where avoidance is not
practicable, minimised and mitigated;
xi maintaining the conservation of high
proportions of vegetated land, as compared to
developed land, to distinguish Noosa Shire from
other parts of south-east Queensland;
xii maintaining the distinct vegetated character
of Noosa Shire and the retention of natural
vegetation and landscaping with native
species;
xiii protecting sensitive areas of native
bushland from the impacts of urban activities
such as domestic animals, escaped garden
weeds, fertilisers and stormwater run-off;
xiv increasing the amount of land protected for
conservation purposes under public ownership
that ideally represent the full range of habitats
and species found across Noosa Shire, forming
corridors for the safe movement and successful
breeding of wildlife within the Shire and
beyond;
xv the integrity of conservation reserves being
supported by wider networks of open space
across Noosa Shire and beyond, comprising
both natural habitat and areas capable of
regeneration or rehabilitation;
xvi the upper reaches of the Noosa River
remaining substantially undeveloped and
development in the lower reaches being
consolidated within existing settlements to
protect the integrity of core habitats within
ecologically important areas and connecting
linkages; and
xvii development not impacting on views and
vistas that characterise particular localities in
Noosa Shire including views to or from
watercourses, beaches or riparian corridors
avoiding visual scarring of the hill slopes.
SPORT & RECREATION USES
The creation of sport and recreation The proposed development is consistent with
opportunities, strongly relating to the DEO – Sport and Recreation uses on the
outdoors, are established to facilitate social following basis:
Material Change of Use and Reconfiguration of a Lot Pg 28 of 44
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Table 10 – Desired Environmental Outcomes Response
interaction, healthy lifestyles and appreciation The proposed development seeks to
and protection of Noosa Shire’s natural, enhance the existing operations of the
cultural and community assets including— Cooroy Golf Club by the provision of a
a. the subtropical climate; new and modern golf club house;
b. the beaches, watercourses and foreshores; The proposed relocated golf club house is
c. the national parks and bushland; expected to generate improved
d. the iconic mountains and landforms; opportunities for social interaction;
e. cultural traditions; and Whilst the proposed development will
f. sporting fields and facilities by – require the modification to the Cooroy
i public open space being functional, accessible Golf Course, these modifications are seen
and connected; to be an improvement to existing
ii public open space supporting a range of operations and therefore expected to
formal and informal sporting, recreational and inject additional economic benefits into
community activities; the community.
iii Noosa Shire accommodating outdoor
recreation and adventure sports with minimal
impact on the natural environment;
iv promoting physical activity for the purpose of
relaxation or enjoyment, undertaken through
casual or organised participation, resulting in
opportunities for physical fitness, mental
health, skill development and social
interaction;
v ensuring outdoor recreational facilities have
no adverse impact on the natural, cultural and
lifestyle values around which they are based;
vi encouraging an appreciation for, and
protection of, the natural environment through
use of open space;
vii providing educational experiences for
residents and visitors through a network of
tracks and trails, including bridle trails, to
appreciate and gain an understanding of the
natural features, local flora and fauna and in
some cases sites of heritage significance;
viii recognising the significant economic
benefits sport and recreation uses, that are
consistent with community values, bring to
Noosa Shire; and
ix providing recreation and leisure
opportunities for all residents and visitors
including people with various levels of mobility
and fitness.
RESIDENTIAL USES
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Table 10 – Desired Environmental Outcomes Response
Urban and rural settlement for residential use The proposed development is consistent with
is contained within the defined urban growth the DEO – Residential Uses on the following
boundaries shown on zoning maps ZM1- ZM9 basis:
by – The proposed development is of a scale
i development being within the planned that is able to be reasonably be
capacity for roads, community services and accommodated by the surrounding road
infrastructure for the particular locality; network;
ii providing Noosa Shire’s population access to The development is of a form and
a broad range of safe, secure and affordable character that is expected to integrate
housing that specifically caters for the current with surrounding built form character,
and projected demographic, economic and albeit at a higher density than traditional
social profile of the community; residential development;
iii development being consistent with the The proposed development is not
character and amenity of the particular expected to be a high traffic generating
locality; iv development considering the uses;
landform, natural environmental and climatic The proposed development is located
conditions of the locality; within an existing defined urban
v employing water conserving design boundary under the South East
principles; Queensland Regional Plan;
vi being conveniently located with access to The proposed development not only
urban services employment and infrastructure; responds to site constraints, it also offers
vii being suitably separated from incompatible diversity in housing choice within the
land uses; locality intended to cater for the ageing
viii residential environments maintaining the population;
values identified in the Community Vision; The proposed development will not
ix considering the impact new development has unduly detract from the existing
on resident perceptions of Noosa Shire’s character of the Cooroy Township;
natural resources, open space, clean The development is conveniently located
environment, integration of the landform and in proximity to a wide range of existing
landscape, character, natural environment and urban services.
resident lifestyle;
x open space or farming being the predominant
land use in rural areas, ensuring urban or rural
settlements do not impact on the role
performed by those land uses;
xi development upholding the quality lifestyle
and amenity sought by residents of Noosa Shire
with consideration given to density, noise,
accessibility to community services and
infrastructure, security, traffic and aesthetics;
xii development contributing to Noosa Shire
being distinct from other urban and rural
settlement environments in South-East
Queensland;
Material Change of Use and Reconfiguration of a Lot Pg 30 of 44
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Table 10 – Desired Environmental Outcomes Response
xiii employing energy efficiency principles in
design, minimising the reliance on fossil fuels
for thermal comfort and water heating;
xiv responding to the changing housing needs
of the community, including changing
demographics, changing composition of
households, ageing and in-migration, whilst
not impacting on the amenity of residential
neighbourhoods or environmental values;
xv urban and rural settlements not only
satisfying the needs and aspirations of
residents, but in many cases also meeting
requirements of visitors; and
xvi making provision for, and coordinating the
delivery of, infrastructure to support
population growth resulting from residential
development including water, sewerage,
community services, roads and the like.
TRANSPORT & MOBILITY FUNCTIONS
Community access for all is provided by a range The proposed development is consistent with
of safe and efficient transport choices DEO – Transport & Mobility Functions on the
appropriate to community needs, considering following basis: -
the location of residential uses, community and As demonstrated in Section 2 of this
shopping facilities, leisure opportunities and report, the subject site has good access to
employment, by - a range of public transport options,
i. facilitating access to employment, services, community and shopping facilities,
facilities and venues to meet the day to day leisure opportunities and employment.
needs of residents including earning a living, Existing pedestrian networks are also
mixing with others and forming relationships; available within proximity to the subject
ii. encouraging people to use transport site.
alternatives other than private car; The proposed development is afforded
iii. maintaining a road network for Noosa Shire access to a diverse range and scale of
that is low key, with predominantly two lane efficient transport choices.
roads and roundabouts, and local streets that
are vibrant public spaces;
iv. minimising adverse environmental impacts
from road traffic on the community;
v. not undertaking road or parking upgrades to
accommodate peak traffic and parking loads
during holiday periods due to the potentially
significant impacts on both the natural and
human-related core values of Noosa Shire;
vi. ensuring access to carparking does not
adversely impact on pedestrian movements,
Material Change of Use and Reconfiguration of a Lot Pg 31 of 44
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Table 10 – Desired Environmental Outcomes Response
particularly in town centres, village centres and
business locations;
vii. integrating an accessible network for
pedestrian and bicycle movements including
the provision for equitably shared road space
and off-road systems;
viii. providing quality and innovative
community transport for its residents and
visitors including better links between the
hinterland and coast; and
ix. maintaining Noosa River as a low speed
visitor transport route, offering an alternative
to the use of roads and convenient access
during special events.
INFRASTRUCTURE AND SERVICES
The efficient provision and use of services such The proposed development is consistent with
as water, sewerage, power, the DEO – Infrastructure and Services on the
telecommunications and waste disposal cater following basis:
for the needs of residents and visitors, relative The proposed development is able to be
to their location within Noosa Shire by – adequately serviced by all required urban
i ensuring the ongoing viability of existing infrastructure as demonstrated in the
infrastructure services and facilities are submitted Engineering Report prepared
protected from the impacts of development; by Westera Partners and included at
ii protecting existing and future bulk water Attachment 8.
infrastructure and corridors from development
iii and the encroachment of sensitive uses that
would compromise the corridor integrity and
the efficient delivery and functioning of the
infrastructure;
iv maintaining an appropriate level of
infrastructure and servicing to coastal urban
residents and visitors including power,
telecommunications, garbage collection and
potable water;
v employing innovative, environmentally
sensitive approaches to water collection and
effluent disposal to rural households not
connected to reticulated water or sewerage;
vi encouraging recycling of refuse;
vii ensuring telecommunication infrastructure
allows people to work and study from home
and access goods and services over the
internet;
Material Change of Use and Reconfiguration of a Lot Pg 32 of 44
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Table 10 – Desired Environmental Outcomes Response
viii telecommunication towers and other
installations not locating in visually prominent
locations;
ix recognising some residents obtain their
energy needs from renewable energy sources
rather than relying on mains power; and
x ensuring water and energy are used
efficiently in an attempt to reduce greenhouse
gas emissions and pressures on the supply of
resources.
Local Area and Zoning Considerations
71. The subject site is located within the Cooroy and Lake Macdonald Locality and exhibits a mixed zoning
of Rural and Open Space Recreation pursuant to the planning scheme (see Zoning Map Extract
included within the Statutory Mapping Extracts at Attachment 2). To illustrate how the proposed
development is deemed an appropriate use, an assessment of the proposal against the relevant
overall outcomes of the zone codes of the planning scheme is provided in Table 11 below.
Table 11 - Overall Outcomes for the Cooroy and Lake Macdonald Locality Zone.
Overall Outcome Comment
a) New uses and works are located, designed COMPLIES.
and managed to— The proposed development seeks to establish
i be compatible with other uses and works; a compatible land use mix comprising a Seniors
ii maintain the safety of people and works; Living Community co-located with a new and
iii avoid significant adverse impacts on the modern golf club house for the Cooroy Golf
amenity enjoyed by users of other premises or Club. The operations of each proposed land
surrounding area, including acoustic and visual use will be complementary, yet still able to
qualities; and operate in a standalone manner. It is intended
iv avoid significant adverse effects on the that all future residents of the Seniors Living
natural environment, including native habitat Community will be afforded the opportunity
removal, fragmentation and attrition for membership to the golf club, generating a
crucial financial injection into the golf club for
its continued operation.
Works required for each component of the
development will be such that the safety of
people and property is paramount, and the
technical supporting material provided at
Attachments 7 – 13 of this report provide
further detail in this regard, including the
manner in which nearby ecological values will
be celebrated.
Material Change of Use and Reconfiguration of a Lot Pg 33 of 44
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Table 11 - Overall Outcomes for the Cooroy and Lake Macdonald Locality Zone.
b) The Cooroy and Lake Macdonald Locality COMPLIES
supports a growing urban and rural settlement The subject land is located at the fringe of the
of permanent residents Cooroy Township and is reasonably capable of
connecting to all essential urban infrastructure
as detailed in the Engineering Services report
prepared by Westera Partners and included at
Attachment 8 to this report.
The Seniors Living Community component of
the proposed development is intended to
provide a high-quality but affordable
residential development for the active over
50’s demographic intended for permanent
residents.
c) Urban development is limited to land within ALTERNATE SOLUTION
the Urban Growth Boundary as shown on It is acknowledged that the proposed
MapZM3 development is located beyond the Urban
Growth Boundary as shown on Map ZM3.
Notwithstanding, the proposed development
seeks to respond to the needs and demands of
the ageing demographic of the Noosa Council
region by providing diversity in housing choice
in a self-sustaining community that will also
readily assimilate with the surrounding
community.
Given the unviable rural use of the subject
land, this is considered a reasonable
alternative to a relatively isolated pocket of
land surrounded by high levels of open space
and amenity. Such land lends itself to
residential living.
d) Development is consistent with the Priority ALTERNATE SOLUTION
Infrastructure Plan in Part 15 It is acknowledged that the proposed
development is located outside the mapped
priority infrastructure area for the Cooroy
Township. Notwithstanding, as denoted in the
Engineering Services report prepared by
Westera Partners and included at Attachment
8 to this report, there is sufficient capacity in
the trunk infrastructure network to
accommodate the proposed development.
g) Cooroy retains its role as the major business NOT APPLICABLE.
centre for Noosa’s hinterland area The proposed development will not adversely
impact on the function of Cooroy as the major
Material Change of Use and Reconfiguration of a Lot Pg 34 of 44
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Table 11 - Overall Outcomes for the Cooroy and Lake Macdonald Locality Zone.
business centre for Noosa’s hinterland area. It
is expected that the proposed development
will improve demand for existing businesses
and services within the township by way of the
injection of additional residents.
h) The ranges and spectacular scenic vistas are NOT APPLICABLE.
preserved including Mt Tinbeerwah in the east, The subject land and the proposed
Mt Cooroy in the south, Black Mountain on the development will not interfere with scenic
western boundary of the locality, and Mt views and vistas in the locality.
Cooroora outside the locality to the north-west
i) The scenic and environmental values of Lake NOT APPLICABLE.
Macdonald, the Six Mile and Ringtail Creeks The proposed development is not located
and their tributaries are preserved within proximity to Lake Macdonald or Six Mile
and Ringtail Creeks.
k) Heritage and environmental values COMPLIES.
associated with the landforms and landscapes, The proposed development seeks to celebrate
including the mountains, watercourses and existing ecological values on the subject land,
significant stands of remnant vegetation are by incorporating an existing waterway and
protected associated vegetation into the development
layout. The remainder of the site comprises a
highly modified landscape which is generally
void of environmental value.
l) The relaxed country town atmosphere of COMPLIES.
Cooroy is protected for the enjoyment of future The proposed development anticipates the
generations creation of a Seniors Living Community that is
anticipated as assimilating with the
surrounding Cooroy township character. Part
of the proposal also seeks to embed the
existing operations of the Cooroy Golf club
house within a new and modern facility, that is
an existing integral community facility. The
intent of the proposed development is to
leverage off and replicate as closely as possible
the existing Cooroy town atmosphere.
o) A high level of residential amenity, built upon COMPLIES.
the local rural industries, environmental The design of the proposed Seniors Living
values, outdoor recreation opportunities, built Community is such that it maximises the value
heritage, artistic talent, social networks and of the immediately adjacent open space
family values is maintained character already existing within the Cooroy
Golf Course. It is noted that the golf course will
necessitate some minor changes to the course
layout to accommodate the proposed
development, but this will not be at the
Material Change of Use and Reconfiguration of a Lot Pg 35 of 44
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Table 11 - Overall Outcomes for the Cooroy and Lake Macdonald Locality Zone.
expense of the operation of either the golf
course or the proposed Seniors Living
Community.
q) The urban community is predominantly COMPLIES.
accommodated in detached housing, although The subject site, whilst located towards the
areas close to Cooroy centre support semi- fringes of the Cooroy township, provides a
attached and attached residential diversity in housing choice for the recognised
development and other properties in Cooroy ageing population of the region. As detailed in
township contain aged-care housing section 2 of this report, the proposed Seniors
Living Community will benefit from the existing
community services and facilities within the
township, given the convenient and accessible
location of the subject land.
y) New areas of urban and rural settlement COMPLIES.
development are precluded from the part of The subject land is located at the fringes of the
the locality within the catchment area of Lake Lake Macdonald water catchment and as such
Macdonald where the dominant goal is the is afforded significant separation from the
protection of water quality within the primary water body. Adverse impacts to the quality or
water supply source quantity of water entering the tributaries of
Lake Macdonald are not anticipated by the
proposed development.
z) The Bruce Highway, Elm Street, Cooroy- COMPLIES.
Noosa Road, Eumundi Road, parts of Myall The proposed development will not adversely
Street and Diamond Street, Cooroy-Belli Road, impact on the safety and operation of the
Maple Street, Mary River Road, Lake surrounding road network. The Traffic Report
Macdonald Drive and Sunrise Road are prepared by TTM Group and included at
protected as parts of the Noosa’s major road Attachment 9 provides further detail.
network
bb) Rail services and highway access is NOT APPLICABLE.
maintained for residents of the locality to Whilst the proposed development is located
commute to Brisbane or other employment on land immediately adjacent to the north
centres coast rail line, adverse impacts to (or from)
same are not anticipated.
cc) The vistas offered from the major road COMPLIES.
corridors are protected and add to the The subject land has frontage to Myall Street
attraction of the locality for visitors and and Nandroya Road, beyond which lies the
residents Bruce Highway. Whilst the Bruce Highway is
elevated above the site, views towards the site
will be impeded by existing vegetation located
adjacent Cooroy Connection Road. In respect
of Myall Street and Nandroya Road, it is noted
that the site generally slopes down (from a
central knoll on the site) and along these road
Material Change of Use and Reconfiguration of a Lot Pg 36 of 44
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Table 11 - Overall Outcomes for the Cooroy and Lake Macdonald Locality Zone.
frontages of the site. Proposed acoustic
fencing and landscape treatment along this
frontage will be of a high standard to ensure
the amenity of the streetscape.
ee) The water quality of Lake Macdonald is COMPLIES.
protected as the primary source of water As detailed in the Engineering Services report
supply for the coastal urban areas of Noosa included at Attachment 8, the proposed
and the rural towns and villages of Cooroy, development will achieve non-worsening.
Pomona, Cooran and Cooroibah
ff) Water quality standards in the watercourses
of this locality are maintained or improved
through land management practices;
gg) Development within the catchment is
restricted to protect water quality and its
associated environmental values. Subdivision
and development within the water catchment
is limited and much of the land will remain as
open space
ii) Areas of native remnant or regrowth COMPLIES.
vegetation, including their biodiversity and The proposed development layout has been
habitat values are protected designed to celebrate the ecological values
that exist on the subject land. The Ecological
Assessment report prepared by Saunders
Havill Group included at Attachment 10
provides further detail in respect of the
intended enhancement of this vegetation.
jj) Access to community, sport and recreation COMPLIES.
facilities is protected The proposed development seeks to enhance
and improve the existing operations of the
Cooroy Golf Club by virtue of a newly relocated
golf club house and consequential
amendments to the golf course layout. The
intent is to retain the use of the golf course,
whilst also improving its appeal to the broader
community.
rr) For the Rural Zone— rural land is protected ALTERNATE SOLUTION.
and appropriately managed such that: - As detailed in Table 10 above, whilst the
i Agriculture and habitat protection are the subject land (intended to accommodate the
dominant land uses; proposed Seniors Living Community) is
ii the scenic and environmental values, the included within the Rural Zone, the lack of a
distinct rural amenity and agricultural productive rural use over this portion of the
productivity of the locality are preserved and site within the recent past suggests that the
are not adversely impacted as a consequence use of the land for ongoing agricultural
Material Change of Use and Reconfiguration of a Lot Pg 37 of 44
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Table 11 - Overall Outcomes for the Cooroy and Lake Macdonald Locality Zone.
of development on or adjacent to that land; purposes is highly unlikely. The isolation of the
and site for this purpose also would appear to
iii locally appropriate enterprises such as bed render the use of the land for this purpose
and breakfast accommodation, farmstays, unviable.
cabins, camping grounds, roadside stalls and The proposed development seeks the
home based businesses enhance the economic establishment of an alternate land use
sustainability of the hinterland outcome that takes advantage of the
surrounding amenity, whilst also enhancing
existing community operations within the
Cooroy township by virtue of an improved
Cooroy Golf Course operation. This is
considered an appropriate use for the subject
land.
ss) For the Open Space Recreation Zone— ACHIEVED.
areas of open space contribute to the desired The proposed development seeks to
lifestyle of residents by offering a variety of reinvigorate the operations of the Cooroy Golf
passive and active recreational experiences Club by virtue of the proposed new golf club
that are conducive to community interaction house thereby enhancing community
and wellbeing interaction and wellbeing.
Planning Scheme Overlays
72. The subject site is mapped as being constrained by a number of planning scheme overlays as shown
within the Overlay Map Extracts included with the Statutory Planning Map Extract at Attachment 2
to this report. A general summation of how the proposal addresses the relevant overlays codes is
provided below:
a) Biodiversity Overlay – The subject site is identified as containing areas mapped as environmental
protection and riparian buffer containing an identified stream under the biodiversity overlay. The
proposed development has been configured to ensure the construction of future development
is located outside of any environmentally significant areas within the site. Refer to the Ecological
Assessment Report prepared by Saunders Havill Group, included at Attachment 10 which
provides the necessary assessment of the proposal against the Biodiversity Overlay Code of the
Noosa Plan.
b) Natural Hazards Overlay – The site is mapped within a designated water supply catchment, being
associated with Lake Macdonald. The subject site is located at the fringe of the mapped
catchment area and is afforded a significant separation distance from the water body.
Nonetheless, the proposed development has been designed to ensure the construction and
operation of the development will not cause adverse impacts to the quality or quantity of water
entering the tributaries of Lake Macdonald.
Material Change of Use and Reconfiguration of a Lot Pg 38 of 44
Page 39
c) Natural Resources Overlay – A portion of the subject land accommodating the proposed
development is mapped as potentially containing medium and high potential bushfire intensity
hazard. The Bushfire Hazard Assessment and Management Plan being prepared by North Coast
Environmental Services will address the risk of hazard in relation to the proposal.
d) Koala Habitat Area Overlay – A small area of the site is mapped as land containing habitat
regrowth vegetation for koalas. An assessment of the local koala habitat values of this mapped
vegetation undertaken by Saunders Havill Group is further discussed in detail within the
Ecological Assessment Report at Attachment 10 which ground-truthed the existing mix of
vegetation within the mapped Koala habitat regrowth under the planning scheme.
The proposed development is considered an appropriate land use and built form outcome for the
subject site as the proposal reflects a sound design solution for the site through a responsive
development layout mitigating and eliminating the impact of any mapped overlay constraints within
the development footprint area.
Development Codes
73. There are a number of planning scheme codes triggered for the assessment of this application. A
general summation of how the proposal complies with the key outcomes of the relevant codes is
discussed below.
74. Cooroy and Lake Macdonald Locality Code – The subject land is included with the Rural Zone and the
Open Space Recreation Zone of the Cooroy and Lake Macdonald Locality. The proposed development
furthers the intent of the specific outcomes of the Cooroy and Lake Macdonald Locality Code as
follows:
a) The proposed development has been designed such that it will sit lightly in the landscape and will
readily integrate with surrounding land uses. Adverse amenity impacts to the surrounds are not
anticipated;
b) The surrounding road network is of sufficient capacity so as to service the proposed development.
Further details on the road network is provided in the Traffic Report prepared by TTM Group and
included at Attachment 9;
c) The density of the Seniors Living Community component of the proposed development is in the
order of 62 persons per hectare, which is consistent with that which is typically envisaged by a
development of this type and form. Such density is below that which is anticipated within the
Semi-Attached and Attached Housing Zones, and it is contended that the development layout
maximises the retention of ecological values and natural landforms as much as practicable;
d) Proposed buildings are intended to be a maximum of 2-storeys in height, with the majority of
built form being single storey in nature. Those buildings that are greater than single storey in
nature are generally located in areas of the site that are well removed from adjacent land uses
and will therefore not visually dominate the streetscape;
e) Setbacks of buildings and structures are such that the amenity of users of is maximised whilst also
ensuring that the visual continuity of the surrounding land uses and streetscape is maintained. It
is acknowledged that setbacks, as detailed in section 3 of this report, do not strictly align with
Material Change of Use and Reconfiguration of a Lot Pg 39 of 44
Page 40
those nominated by Schedule 1 of the Planning Scheme. However, building layouts have been
arranged to maximise amenity values of the site and minimise any level of obtrusiveness to
adjacent boundaries;
f) The scale of the proposed development is such that building form and character will not be
directly inconsistent with surrounding built form;
g) The extent of excavation and filling works required to accommodate the proposed development
has been minimised as far as practicable.
75. Reconfiguring a Lot Code – The proposed development anticipates a reconfiguration in the form of
both a boundary realignment (and associated amalgamation) and access easement. It is intended
existing lots 2 and 3 be amalgamated and the eastern boundary relocated slightly east to
accommodate the proposed Seniors Living Community. The nature of this proposed boundary
realignment is minor and is a reasonable consequence of the proposed development. Access to the
relocated Cooroy Golf club house will then be afforded along the north boundary of the resultant lot.
This easement is intended to be designed in accordance with sections 2 and 3 of PSP5 Engineering
Design Standards – Roads, drainage and Earthworks, and will be such that affords access to both the
Seniors Living Community and the relocated golf club house.
76. Residential Uses Code – The Residential uses code is the primary planning scheme code relevant to
the assessment of this application with respect of the Seniors living community development
component. The proposed Seniors living community is considered to comply with the performance
outcomes and/or acceptable solutions (or can be conditioned to comply) with the relevant aspects
of the code, particularly in the following ways:
a) The proposed use is consistent with the character of the locality and is sited on land that can be
technically substantiated as suitable for residential land uses;
b) All essential urban infrastructure, including reticulated water and sewer, electricity and
telecommunications connections will be afforded to the site;
c) Suitable day and night safety and security measures are provided through means of fencing and
lighting;
d) The layout has been designed to ensure minimal impact on surrounding uses by the incorporation
of extensive landscaping and generous buffers; and
e) The layout of the proposed development results in unrestricted vehicle access and egress from
the site to the surrounding established road networks.
77. Business Uses Code – The Business uses code is the primary planning scheme code relevant to the
assessment of this application with respect to the relocated golf club house component of the
proposal. The newly relocated club house is considered to comply with the performance outcomes
and/or acceptable solutions (or can be conditioned to comply) with the relevant aspects of the code,
particularly in the following ways:
a) The proposed use is consistent with the existing recreational operation and is sited on land that
is anticipated to accommodate sport and recreational uses;
b) All essential urban infrastructure, including water, sewer, electricity and telecommunications
connections have been provided;
Material Change of Use and Reconfiguration of a Lot Pg 40 of 44
Page 41
c) Suitable day and night safety and security measures are provided through means of signage
fencing and lighting;
d) The layout has been designed to ensure minimal impact on surrounding uses by the incorporation
of extensive landscaping and generous building setbacks;
e) The club house is co-located with member/visitor parking areas which are clearly signed and
identified; and
f) The layout of the proposed development results in unrestricted vehicle access and egress from
the site.
78. Landscaping Code – The proposed development has been assessed and is consistent with the
provisions of the Landscaping Code in the following ways: -
a) Appropriate landscaping areas have been provided throughout the site, which are suitable with
the with the sites context and proposed land use;
b) The proposed internal planting and buffer to Myall street and Nandroya road frontage palette
will consist of native species complementing the surrounding landscape character.
c) Landscaped areas will not impede the accessibility to or manoeuvring on the site, and is such
that it assists in softening-built form by enhancing internal streetscapes and the presentation to
the Myall Street and Nandroya road frontage;
d) Planting, as detailed within the Landscape Concept Plans at Attachment 11 have been designed
in accordance with the provisions of Planning Scheme Policy No. 3 – Landscaping plants and
guidelines.
79. Engineering Works Codes – The proposal has been reviewed against the relevant engineering works
codes and is considered to comply with the relevant sections. A Stormwater Management Plan has
been prepared for the development and is included within the Engineering Services Report at
Attachment 8. The Noosa Plan 2006 details the following carparking rates are required to be provide
based on the proposed land use areas: -
a) Type 5 Relocatable – 1 space per relocatable home; AND 1 space per 2 relocatable homes for
visitor and surplus parking; AND 1 carwash bay per 100 relocatable homes, or part thereof; AND
provision for boat and trailer storage
b) Type 2 Recreation, Amusement & Fitness – 1 space per 20m2, or part thereof, of use area; OR 1
space per 3 persons capable of being entertained at any one time, whichever is the greater.
The development provides a total of 140 visitor carparking spaces on site and therefore complies with
carparking requirements. Of the carparking provided, it is advised that: -
• 2 PWD spaces are conveniently located adjacent to the Seniors living community club house, 1
PWD adjacent to the managers residence and 2PWD spaces adjacent to the Cooroy golf club
house;
• 98 visitor car spaces are provided within the new Golf club house carpark;
• 35 visitor car spaces are provided throughout the seniors living community development layout;
and
• The Seniors living community development layout incorporates 1800m2 of RV compound area
for parking and storage of larger vehicles, boats and trailers.
Material Change of Use and Reconfiguration of a Lot Pg 41 of 44
Page 42
SECTION 5 – GROUNDS WARRANTING APPROVAL OF APPLICATION
80. It is acknowledged that there is conflict between the proposed development and the planning
scheme however significant community and planning benefits exist that warrant approval of the
proposed development despite such conflict. The benefits that stand to flow from approval of the
proposal include:
Golf Club Benefits
81. The Cooroy Golf Club is an important community facility which has been recently experiencing
financial difficulty as a result of a declining membership base. As such the development proposes a
number of measures to improve the viability of the Golf Club by:
(a) Bolstering the Golf Club membership base by guaranteeing a membership for each household
within the GemLife community for a period of 10 years.
(b) Delivering a new and improved club house with a dedicated pro shop, restaurant, café, function
room, outdoor deck and terrace area. This club house will be a key drawcard for the golf club
allowing for the attraction of new members.
(c) Reconfiguring the golf course to keep same amount of golf holes whilst accommodating the re-
located club house, new car park and associated access.
(d) Significantly improving the safety of vehicle access to the golf club by re-locating it to come off
a dedicated internal access road with appropriate turning lanes (rather than the existing sub
optimal access from Myall Street)
(e) Provision of 96 dedicated car parking spaces for the golf club (significantly more than the current
amount of spaces provided). Such spaces will be provided internally within the site which will
be an improved visual amenity outcome when compared to the ad hoc parking arrangement
along Myall Street.
Community Benefits
82. The proposed development stands to deliver community benefit for the Cooroy township in the
following ways:
(a) Responds to the need for age specific housing – The need to provide housing for an ageing
population within the shire is well documented (in particular by the Housing Needs Assessment)
prepared by Briggs and Mortar for Noosa Council in 2017. This report identified a need for
additional retirement dwellings (particularly smaller and more affordable dwellings) to be
provided within the shire to meet the needs of an ageing population. We understand that the
recommendations of this housing assessment are being translated into the final version of the
new planning scheme, however in the meantime the proposed development stands to provide
a direct response to this housing need by delivering 232 retirement dwellings and associated
facilities to cater for residents of Cooroy and the surrounding area.
(b) Allows residents to age in place – The benefits of ‘ageing in place’ so that older people can
remain in proximity to friends, family and their community are also well documented. The
Material Change of Use and Reconfiguration of a Lot Pg 42 of 44
Page 43
Australian Productivity Commission ‘Housing Decisions of Older Australians’ 2015 report noted
that poorly prepared state and local government policies resulted in difficulties in obtaining
development approvals for age-specific housing were one of the barriers facing older people
‘ageing in place’. The proposed development would stand to provide a direct response by
providing housing options for older people to remain in their community.
(c) Assist in maintaining viability of township services – The retention of this segment of the
population within Cooroy assists in ensuring the ongoing viability of services and facilities in
Cooroy (such as local shops, community uses and medical services). Ensuring a critical
population mass within the Cooroy township means that there is less risk of key community,
retail and medical services being re-located to larger centres.
(d) Employment generation – The proposed development stands to provide economic stimulus for
the Cooroy township by stimulating employment during construction, providing employment
opportunities during the ongoing operation of the facility (such as on site management, grounds
keeping and cleaning).
Planning Grounds
83. The subject land is suited to development for a retirement community due to its favourable
topography, proximity to services and facilities within the Cooroy township, ability to connect to the
full range of urban infrastructure and the relative lack of environmental constraints affecting the
land.
84. The proposed GemLife community is compatible with the land use context of the surrounding area
which includes a range of residential and community uses (including the Cooroy Village retirement
community proximate to the land).
85. The proposed development land forms part of an ‘island’ of properties that are bounded by the
railway line to the east, Myall Street to the north and west and Nandroya Road to the south. These
bounding features result in an isolated node of properties (including the golf course) that are unlikely
to be used for rural or agricultural purposes due to their fragmented nature and the potential for
land use conflicts between urban development to the north and west. The railway represents a
logical defining boundary for the containment of urban development and is presumably why the
State have adopted this for their urban footprint boundary. Therefore, from a first principles town
planning perspective, the subject land lends itself to development for urban purposes.
86. The proposed up-zoning of the land to rural residential under the draft planning scheme points is
evidence that the current zoning of this land use node is outdated, however development of this
land for rural residential purposes would result in a large number of onsite effluent disposal systems
being established in a water resource catchment area (which we consider to be a sub optimal
outcome). Therefore, urban development such as the GemLife community proposed would deliver
improved water quality outcomes as it would be connected to reticulated water and sewer and
represent an improved water quality outcome when compared to what otherwise would be
achieved.
Material Change of Use and Reconfiguration of a Lot Pg 43 of 44
Page 44
SECTION 6 - CONCLUSIONS
87. This report has detailed and assessed the town planning matters related to a proposal to the Noosa
Council for a Material Change of Use of Premise for Multiple Housing – Type 5 (Relocatable),
Entertainment and Dining Business – Type 2 (Recreation, Amusement & Fitness) and Reconfiguration
of a Lot (Boundary Realignment and Access Easement) on land at 30, 114, 122 - 144 Myall St, Cooroy
QLD 4563.
88. The applicant has undertaken all necessary technical assessments to comprehensively investigate and
determine that the proposed development is a suitable outcome on the subject site. Such
investigations have concluded the development is suitable for the subject site as any constraint is
able to be appropriately managed through implementation of sound technical solutions.
89. The subject land is suitable for more intensive development by virtue of its location within proximity
to existing urban activities and zoned land, its capacity to be serviced by urban infrastructure, the
ability for onsite constraints to be adequately managed and the land’s accessibility to existing services
such as public transport and the Cooroy local centre.
90. The proposal will deliver additional dwelling choice and diversity as well as employment benefits
during the construction phase and operational life of the development. The proposed development
is crucial to the ongoing viability and success of the Cooroy Golf Club.
91. The proposed development is capable of obtaining access and direct connections to necessary urban
infrastructure including reticulated water, reticulated sewer, electricity, stormwater infrastructure,
and telecommunications utilities.
92. The proposed development is consistent with all relevant State planning instruments including State
planning legislation, State Planning Policy and the South-East Queensland Regional Plan.
93. The proposed development has demonstrated compliance with the relevant planning scheme codes
of the Noosa Plan 2006 or could be conditioned to comply with the relevant planning scheme codes
through relevant conditions of approval. Additionally, the mapped overlay constraints identified
within the site have been addressed and do not impact upon the development layout which reflects
a site-responsive configuration, mitigating any internal or external potential impacts on future built
form.
94. For the above and the justification provided throughout this report, the proposed development
should be approved subject to reasonable and relevant conditions.
Material Change of Use and Reconfiguration of a Lot Pg 44 of 44