Town Planning Report

    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

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