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Negotiated Report (Representations made) MCU25 0118 (As Published) · MCU25/0118
REQUEST FOR NEGOTIATED DECISION REPORT
Author Senior Development Planner, Georgina Schramm
Development Assessment
APPLICATION DETAILS
Application No. MCU25/0118
Development Approval Material Change of Use - Multiple Dwelling – Affordable
Rental Premises (25 x small dwellings)
Applicant Coast2Bay Housing Group Limited C/- Ben Heaton
Representations Received On 16 March 2026
Negotiated Decision Due Date 24 April 2026
Report Reviewed & Finalised Patrick Murphy
By
27.04.2026
Number of Submissions for Fifty-three (53)
Original Application
1 in support
1 impartial
51 objections
PROPERTY DETAILS
Property Address 64 Lake Macdonald Dr Cooroy Qld 4563
RP Description Lot 2 SP 348613 (part)
Land Area 25,302.36m² / 25.3 hectares
(Future Lot 1 – 3,158m2)
Existing Use of Land Vacant – Council Owned Land
STATUTORY DETAILS
SEQRP Designation Urban Footprint
Zone Community Facilities Zone
Precinct Not applicable
Local Plan Area Cooroy Local Plan Area
Overlays Biodiversity, Waterways and Wetlands Overlay
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Local Resource Separation Area (limited only to the north-
eastern corner of property)
Flood Hazard Overlay
Landslide Hazard Overlay
Assessment Type Representations made to original approval
1. BACKGROUND
A development approval for a Material Change of Use - Multiple dwelling was issued on 19
February 2026
The applicant suspended the appeal period and made representations on 16 March 2026 to the
development approval conditions. The representations are detailed below but primarily relate to
changes as a result further investigations having been undertaken (detailed design stage)
including:
- Utility services within the front setback and outside of the approved building footprint to
meet the relevant fire servicing requirements, and subsequent change to the approved
landscaped plans; and
- Item of clarity relating to the building height condition
At the time the application was publicly notified 53 properly made submissions were received. The
submitters were primarily concerned with works being undertaken relating to the subdivision of the
site and associated operational works, which is separate to the subject application.
2. ASSESSMENT
An assessment in relation to each of the submitted representations is provided below:
Existing Condition 4
Approved Plans
4. Development authorised by this approval must be undertaken generally in accordance with
the Approved Plans listed in the table below.
Plan No. Rev. Plan/Document Name Date
SK-4 G Site Sections, prepared by Hollindale 4 December
Mainwaring Architecture 2025
SK-6 G Material Selection, prepared by Hollindale 4 December
Mainwaring Architecture 2025
SK-7-0 G Ground Floor Plan, prepared by Hollindale 4 December
Mainwaring Architecture 2025
SK-7-1 G First Floor Plan, prepared by Hollindale 4 December
Mainwaring Architecture 2025
SK-7-2 G Second Floor Plan, prepared by Hollindale 4 December
Mainwaring Architecture 2025
SK7-3 G Roof Level, prepared by Hollindale 4 December
Mainwaring Architecture 2025
SK8-1 G Elevations, prepared by Hollindale 4 December
Mainwaring Architecture 2025
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SK-8-2 G Elevations, prepared by Hollindale 4 December
Mainwaring Architecture 2025
SK-8-3 G North Elevation Detail, prepared by 4 December
Hollindale Mainwaring Architecture 2025
SK-9-1 G Sections, prepared by Hollindale 4 December
Mainwaring Architecture 2025
SK-9-2 G Sections, prepared by Hollindale 4 December
Mainwaring Architecture 2025
SK-9-3 G Sections, prepared by Hollindale 4 December
Mainwaring Architecture 2025
SK-9-4 G Sections, prepared by Hollindale 4 December
Mainwaring Architecture 2025
SK-10-a G Unit A Plans, prepared by Hollindale 4 December
Mainwaring Architecture 2025
SK-10-c G Unit C Plans, prepared by Hollindale 4 December
Mainwaring Architecture 2025
SK-10-d G Unit D & Type E Plans, prepared by 4 December
Hollindale Mainwaring Architecture 2025
SK-11-1 G Perspectives, prepared by Hollindale 4 December
Mainwaring Architecture 2025
SK11-3 G Perspectives, prepared by Hollindale 4 December
Mainwaring Architecture 2025
Sk-11-4 G Perspectives, prepared by Hollindale 4 December
Mainwaring Architecture 2025
24228 I Landscape Concept Plan Package, November
prepared by Project Urban 2025
Applicant’s Request
The applicant has requested existing condition be amended to reflect the revised plans and has
provided the following justification.
Since responding to Council’s information request in late 2025, Coast2Bay have progressed
detailed design with input from additional technical consultants, including building certifier,
mechanical and hydraulic engineering. Advice on fire servicing has been sought from MRP
Hydraulic & Fire Services Consultants on the likely infrastructure requirements to ensure that
the development can be safeguarded in the event of a fire. Usually, at this stage of the design,
a flow and pressure test would be undertaken on site to determine the existing capacity of
the water network. As the subdivision works are still in progress, actual testing pertaining to
the specific site is not available. However, MRP have made assumptions based on
experience and prior available data in the area. Importantly, the capacity of the water network
for fire flow is outside of Coast2Bay’s control and any future upgrades by Unitywater are not
known / allowed for. Based on MRP’s advice, a booster assembly unit is required and would
need to be located adjacent to the road frontage, while a fire pump room has also been
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determined as being a highly likely requirement. These services are shown in the images
provided at Figures 1 & 2 below.
In this regard, MRP have advised that the approved development requires a minimum fire
hydrant system pressure of 350 kPa at 20 L/s at the two most disadvantaged hydrant outlets
located on Level 2. Historic flow and pressure data for the Cooroy area indicate an available
street supply of approximately 390 kPa at 20 L/s. After accounting for pressure losses
through the required pipework, valves, fittings, and vertical rise of 9m+ through the building,
hydraulic modelling of the hydrant system from the Unitywater water main to the most
disadvantaged hydrants indicates the minimum required performance likely cannot be
achieved from the Unitywater water main supply alone. Accordingly, provision for a single
fire pump housed within a dedicated fire-rated pump room (3m x 5m x 2.1m high) is required
to supplement supply pressure and ensure compliance with the applicable fire services
standards. Importantly, this has been located clear of Council’s required 6.0m setback from
the frontage.
Given the need to introduce these utility structures, a suite of amended architectural and
landscape plans have been produced by Hollindale Mainwaring Architecture and Project
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Urban respectively, for endorsement by Council in conjunction with this request for a
Negotiated Decision Notice – refer Appendix A & B of this correspondence.
While the changes described above only affect the floor plans, elevations and some section
drawings, for ease of updating their plans, Hollindale Mainwaring have updated their entire
suite of drawings, labelled Version H dated 10 March 2026. Similarly, Project Urban have
amended their Landscape Concept Plan Package to reflect these new infrastructure
requirements, issuing Revision J, for endorsement by Council.
From a site cover perspective, our updated calculations including these structures remain
under 50% at 49.7% - please find attached amended Ground Flood Plan with this updated
calculation.
It is requested that the list of plans referenced in Condition 4 be updated accordingly
Assessment of Request
Agree
The utility structures are essential infrastructure, and the location of the hydrant booster enclosure
has been designed in a way that reflects the approved development’s design.
The fire hydrant and pump room remain outside of setbacks and within site cover parameters of
the Noosa Plan 2020.
The revised plans reflecting the changes to the built form for the purpose of the utility structures
are recommended to be amended.
Recommendation
It is recommended existing condition be amended accordingly.
Approved Plans
4. Development authorised by this approval must be undertaken generally in accordance with
the Approved Plans listed in the table below.
Plan No. Rev. Plan/Document Name Date
SK-2 H Site Plan, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-4 H Site Sections, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-6 H Material Selection, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-7-0 H Ground Floor Plan, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-7-1 H First Floor Plan, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-7-2 H Second Floor Plan, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK7-3 H Roof Level, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK8-1 H Elevations, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
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SK-8-2 H Elevations, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-8-3 H North Elevation Detail, prepared by Tuesday, 10
Hollindale Mainwaring Architecture March 2026
SK-9-1 H Sections, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-9-2 H Sections, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-9-3 H Sections, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-9-4 H Sections, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-10-a H Unit A Plans, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-10-c H Unit C Plans, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-10-d H Unit D & Type E Plans, prepared by Tuesday, 10
Hollindale Mainwaring Architecture March 2026
SK-11-1 H Perspectives, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK11-3 H Perspectives, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
Sk-11-4 H Perspectives, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
24228 I Landscape Concept Plan Package, Tuesday, 10
prepared by Project Urban March 2026
Existing Condition 7
Building Height
7. The maximum height of the development must not exceed 8 metres above the natural and
finished ground levels.
Applicant’s Request
The applicant has requested existing condition 7 be amended and replaced with the following
amended condition:
7. The maximum height of the development must not exceed 8 metres above the natural and
finished ground levels, as shown on the Approved Plans.
Assessment of Request
Agree
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No concerns with amending the condition accordingly, the prescribed building height remains no
more than 8 metres from natural and finished ground levels.
Recommendation
It is recommended existing condition be amended accordingly.
7. The maximum height of the development must not exceed 8 metres above the natural and
finished ground levels, as shown on the Approved Plans.
Existing Conditions 26 (b) & (c)
26. The development site must be landscaped. The works must be undertaken in accordance
with an Operational Works approval and the Noosa Plan for that specific area and must
include in particular:
a. The works shown on the Approved Landscape Concept Plan.
b. Incorporation of addition large trees capable of scaling the built form provided along
the northern, eastern and western boundaries spaced at 5 metre centres along each
of the boundaries.
c. Incorporation of additional tall trees on each side of the footpath identified to the east
and northeast of “Unit 01” identified on the Landscape Design 3.3 Detail Plan-Ground
Floor Plan. Trees are to be spaced at 5 metre centres on each side of the path.
d. Vegetated screening of the development from all boundaries, designed such that the
built form will be screened / softened at maturity
e. Vegetated screening of any electrical transformers, bin storage areas and the like from
the road frontage
Applicant’s Request
The applicant has requested existing condition be amended to delete 26 (b) and (c).
As well as showing the new infrastructure requirements described above, the amended
Landscape Concept Package provided at Appendix B has also been updated to include
additional large trees to the boundaries, where there is adequate spatial allowance. While
provision of additional large trees can be readily accommodated along the northern
boundary, providing large trees along the eastern and western boundaries is more
challenging. In this regard, the DDA-compliant ramp in the site’s south-eastern corner does
not afford room for any additional large trees, as such no changes have been made in this
location. Feature trees placed at 5m centres have been introduced in the north-easter corner,
ensuring the appearance of the fire hydrant pump room is softened, as depicted in Figure 2
above and Figure 3 below. It is also suggested that Coast2Bay could contribute to the
provision of trees along the boundary interface with the adjoining bioretention basin.
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In terms of the western boundary, given the availability of 1.2m between the boundary fence
and the retaining wall located adjacent to Unit 07, it is not considered suitable to provide
large trees along this interface. Rather, Project Urban has recommended the use of medium
size columnar trees in this location, as depicted in Figure 4 below.
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Similarly, the tiered retaining walls located along the south-western boundary only afford a
very narrow area for planting that is unsuitable for trees. This area has therefore been
purposefully notated on the approved Landscape Concept Plan as comprising ‘lush shade
tolerant shrubs’, bordered by medium sized columnar trees to the north and feature pine
trees in the south-western corner – refer Figure 5.
In light of the above, given the Landscape Concept Plan package provided at Appendix B
has been updated to maximise the amount of tree planting achievable to the northern,
eastern and western boundaries, we request that Condition 26 (b) be deleted. Similarly, given
introduction of the fire hydrant pump room prevents any additional tall trees being placed
along the western side of the footpath adjacent to “Unit 01”, we request that (c) also be
deleted.
Assessment of Request
Agree
The proposed species replacement shown in the landscape package are agreed to be more
appropriate in context of underground infrastructure, shading and retaining walls.
Recommendation
It is recommended existing condition 26 be amended to read as follows:
26. The development site must be landscaped. The works must be undertaken in accordance
with an Operational Works approval and the Noosa Plan for that specific area and must
include in particular:
a. The works shown on the Approved Landscape Concept Plan.
b. Incorporation of addition large trees capable of scaling the built form provided along
the northern, eastern and western boundaries spaced at 5 metre centres along each
of the boundaries. Deleted.
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c. Incorporation of additional tall trees on each side of the footpath identified to the east
and northeast of “Unit 01” identified on the Landscape Design 3.3 Detail Plan-Ground
Floor Plan. Trees are to be spaced at 5 metre centres on each side of the path. Deleted.
d. Vegetated screening of the development from all boundaries, designed such that the
built form will be screened / softened at maturity.
e. Vegetated screening of any electrical transformers, bin storage areas and the like from
the road frontage.
3. CONCLUSION & REASONS FOR DECISION
The proposed development generally complies with the requirements of the planning scheme. The
requested changes to the conditions do not raise any significant issues and are therefore
supported. The application is therefore recommended for approval.
The report is provided in accordance with Section 76 of the Planning Act 2016.
RECOMMENDATION
With regard to Application No. MCU25/0118, and the representations made, Council on 27 April
2026 decided to:
A. Agree to amend conditions 4, 17 & 26 to read as follows:
Approved Plans
4. Development authorised by this approval must be undertaken generally in accordance with
the Approved Plans listed in the table below.
Plan No. Rev. Plan/Document Name Date
SK-2 H Site Plan, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-4 H Site Sections, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-6 H Material Selection, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-7-0 H Ground Floor Plan, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-7-1 H First Floor Plan, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-7-2 H Second Floor Plan, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK7-3 H Roof Level, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK8-1 H Elevations, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-8-2 H Elevations, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
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SK-8-3 H North Elevation Detail, prepared by Tuesday, 10
Hollindale Mainwaring Architecture March 2026
SK-9-1 H Sections, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-9-2 H Sections, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-9-3 H Sections, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-9-4 H Sections, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-10-a H Unit A Plans, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-10-c H Unit C Plans, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK-10-d H Unit D & Type E Plans, prepared by Tuesday, 10
Hollindale Mainwaring Architecture March 2026
SK-11-1 H Perspectives, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
SK11-3 H Perspectives, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
Sk-11-4 H Perspectives, prepared by Hollindale Tuesday, 10
Mainwaring Architecture March 2026
24228 I Landscape Concept Plan Package, Tuesday, 10
prepared by Project Urban March 2026
Building Height
7. The maximum height of the development must not exceed 8 metres above the natural and
finished ground levels, as shown on the Approved Plans.
Landscaping
26. The development site must be landscaped. The works must be undertaken in accordance
with an Operational Works approval and the Noosa Plan for that specific area and must
include in particular:
a. The works shown on the Approved Landscape Concept Plan.
b. Deleted.
c. Deleted.
d. Vegetated screening of the development from all boundaries, designed such that the
built form will be screened / softened at maturity
e. Vegetated screening of any electrical transformers, bin storage areas and the like from
the road frontage
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