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Planning Report - 100988 · RAL24/0014
PLANNING REPORT
No. 100988
Application for a Development Permit for Reconfiguring a Lot by Subdivision
(1 Lot into 2 Lots), involving land described as Lot 105 on SP118458,
situated at 62 Lake MacDonald Drive, Cooroy QLD 4563.
Prepared on behalf of Noosa Shire Council
July 2024
Murray & Associates (Qld) Pty Ltd ACN 075 543 154 ABN 81 075 543 154 www.mursurv.com [email protected]
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Executive Summary
Murray & Associates (QLD) Pty Ltd have been commissioned to prepare this
Planning Report on behalf of Noosa Shire Council in support of an Application
for a Development Permit for Reconfiguring a Lot by Subdivision (1 Lot into
2 Lots), involving land described as Lot 105 on SP118458, situated at 62
Lake MacDonald Drive, Cooroy QLD 4563.
The report evaluates the relevant town planning considerations and
requirements associated with the proposal and recommends / concludes the
development can be approved subject to reasonable and relevant conditions.
Murray & Associates (QLD) Pty Ltd Contact: Blake Bell
Town Planning Consultant Address: PO Box 246
Nambour QLD 4560
Phone: (07) 5441 2188
Email: [email protected]
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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Table of Contents
1.0 Summary .................................................... 4
2.0 Introduction ............................................... 5
3.0 Site Overview & Surrounding Land Uses .... 6
3.1 Location of Subject Site .............................................. 6
3.2 Land Zoning & Surrounding Land Uses .......................... 7
3.3 Built & Natural Site Features ........................................ 8
3.4 Access & Services ...................................................... 8
4.0 Proposed Development .............................. 9
5.0 Local Planning – Overlays ........................ 10
5.1 Biodiversity Overlay ................................................. 11
5.2 Extractive Industry Overlay ....................................... 12
5.3 Flood Hazard Overlay ............................................... 13
5.4 Landslide Hazard Overlay .......................................... 14
5.5 Regional Infrastructure Overlay.................................. 15
6.0 Local Planning .......................................... 16
6.1 Level of Assessment ................................................. 16
7.0 State Planning Matters ............................. 18
7.1 SEQ Regional Plan .................................................... 18
8.0 Conclusions and Recommendations.......... 20
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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Tables & Figures
Figure 1 - Locality Map .......................................................................... 6
Figure 2 - Zoning Map ........................................................................... 7
Figure 3 - NearMap Imagery .................................................................. 8
Figure 4 – Biodiversity Map .................................................................. 11
Figure 5 – Extractive Resources Map ..................................................... 12
Figure 6 - Flood Hazard Map ................................................................ 13
Figure 7 - Landslide Hazard map........................................................... 14
Figure 8 - Regional infrastructure Map ................................................... 15
Figure 9 - SEQ Regional Plan Map ......................................................... 18
Appendices (See Attached Files)
Appendix A – Current Titles Search
Appendix B – Survey Plan & SmartMap
Appendix C – Plan of Subdivision
Appendix D – Code Assessment
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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1.0 Summary
SITE DETAILS
Address 62 Lake MacDonald Drive, Cooroy QLD 4563
Real Property Description Lot 105 on SP118458
Subject Land Area 3.537ha (35,370m2) – see Appendix B for dimensions
Local Authority Noosa Shire Council
Planning Instrument Noosa Plan 2020
Current Registered Noosa Shire Council (see Appendix A – Current Titles Search
Landowner for details).
Easements None (see Appendix A for details)
Review of the DA Online Mapping System, determined that this
Referrals
application does not require referral to SARA for assessment.
STATE MATTERS
SEQ Regional Plan Land
Urban Footprint (see Section 7.1 for details)
Use Category
State Planning Policy Integrated (see Noosa Plan 2020 – Part 2)
PLANNING SCHEME DESIGNATIONS
Zone Community Facilities Zone (Zone Map ZM10)
Local Plan Cooroy Local Plan Area
Precinct N/A
APPLICATION DETAILS
Applicant Noosa Shire Council C/- Murray & Associates (QLD) Pty Ltd
Proposal Reconfiguring a Lot by Subdivision (1 Lot into 2 Lots)
Application Type Development Permit
Level of Assessment Code Assessable
PLM Reference N/A
PROJECT TEAM
Town Planning &
Murray & Associates (QLD) Pty Ltd
Surveying
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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2.0 Introduction
Murray & Associates (QLD) Pty Ltd have been commissioned to prepare this
Planning Report on behalf of Noosa Shire Council in support of an Application
for a Development Permit for Reconfiguring a Lot by Subdivision (1 Lot into 2
Lots), involving land described as Lot 105 on SP118458, situated at 62 Lake
MacDonald Drive, Cooroy QLD 4563.
The Current Registered Landowner (Appendix A) has provided written
consent to the proposed development by signing the Landowner’s Consent
Form (Planning Act 2016). This form and a completed DA Form 1 –
Development Application Details accompany this Report.
The subject site comprises an area of 3.537ha (35,370m2) and is included
within the Community Facilities Zone in accordance with Zone Map ZM10 of the
Noosa Plan 2020. The proposed development is deemed ‘Code Assessable’, in
accordance with Part 5 – Tables of Assessment, 5.6 – Categories of
Development and Categories of Assessment – Reconfiguring a Lot.
This Planning Report provides an assessment of the proposed development
against the relevant Local and State Planning Provisions. It should be read in
conjunction with the supporting information included in the Figures and
Appendices, together with the attached DA Form 1.
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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3.0 Site Overview & Surrounding Land Uses
3.1 Location of Subject Site
The subject site is legally described as Lot 105 on SP118458, situated at 62
Lake MacDonald Drive, Cooroy, and is located approximately 650m from the
Cooroy CBD. This provides the site with convenient access to the Cooroy Train
Station, Noosa District State High School, the Bruce Highway, a range of
services, amenities, and the greater Noosa Region (Figure 1).
Figure 1 - Locality Map
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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3.2 Land Zoning & Surrounding Land Uses
Figure 2 - Zoning Map
The subject site is included in the Community Facilities Zone (ZM10) of the
Cooroy Local Plan Area and is surrounded by the following land uses
(Figure 2):
Direction Land Use
North ➢ Lake Macdonald Drive
East ➢ Low Density Residential
South ➢ Medium Density Residential
➢ Cooroy Cemetery directly adjoins the site to the west (Community Facilities
West
Zone – 9)
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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3.3 Built & Natural Site Features
Figure 3 - NearMap Imagery
The subject site comprises an existing shed towards the site’s western
boundary and the remainder of the site is a mixture of open grassland space
and slash pine and gympie messmates over the southern portion of the site
that are both plantation timber and were planted in 1973 / 74 for future harvest
and reducing weed infestation at the time. These species are not endemic to
the area and accordingly Council has recently obtained a tree clearing permit
(OPW23/0190). The site does comprise contaminated land involving a previous
landfill operation under the slash pine over the southern portion of the site and
nightsoil disposal over the cleared northern portion of the site.
3.4 Access & Services
The subject site comprises frontage to Lake Macdonald Drive to the north and
Dianella Court to the north east.
Whilst the subject site has access to urban services, the site is not connected.
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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4.0 Proposed Development
This application seeks approval for a Development Permit for Reconfiguring a
Lot by Subdivision (1 Lot into 2 Lots), involving land described as Lot 105 on
SP118458, situated at 62 Lake MacDonald Drive, Cooroy QLD 4563.
Murray & Associates (Qld) Pty Ltd have prepared the Plan of Subdivision which
has been included in Appendix C. The lot area breakdowns are as follows:
➢ Proposed Lot 2: 2.537ha
➢ Proposed Lot 100: 1ha
The purpose of this development proposal is to subdivide proposed Lot 100
which is effectively for future cemetery land and enable Lot 2 to be remediated
from any land contamination. As Council are aware, the land is included within
the Community Facilities Zone and as such does not have any accepted
development use rights that would otherwise mandate services connections at
the subdivision stage. This proposal is effectively a management lot
subdivision to enable the remediation of Lot 2 from land contamination in the
short term.
Given the specific nature of this subdivision proposal described above, services
connections are not necessary.
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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5.0 Local Planning – Overlays
The subject site is affected by the following overlays:
➢ Biodiversity Overlay – Area of Biodiversityt Significance;
➢ Extractive Resources Overlay – Local Resource Separation Area;
➢ Flood Hazard Overlay – Flood and Inundation Extent;
➢ Landslide Hazard Overlay – Moderate Hazard Area; and
➢ Regional Infrastructure Overlay – Water Supply Pipeline.
Comment on these Overlays is provided below:
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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5.1 Biodiversity Overlay
Figure 4 – Biodiversity Map
The subject site is included in the Biodiversity Overlay – Area of Biodiversity
Significance (Figure 5). As stated above, the mapped area is dominated by
slash pine and gympie messmates which are both plantation timber and were
planted in 1973 / 74 for future harvest and reducing weed infestation at the
time. These species are not endemic to the area and accordingly Council has
recently obtained a tree clearing permit (OPW23/0190).
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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5.2 Extractive Industry Overlay
Figure 5 – Extractive Resources Map
The subject site triggers the Extractive Resources Overlay – Local Resource
Separation Area. However, this separation area only encroaches into the
north-eastern extremity of the site and has no impact on the purpose of the
subdivision. Importantly, it must be noted that there is no operating quarry
anymore and that site has been remediated and is now an established rural
residential subdivision.
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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5.3 Flood Hazard Overlay
Figure 6 - Flood Hazard Map
The site is identified as comprising Flood and Inundation Extent in accordance
with Council’s Flood Hazard Overlay. However, this hazard area only
encroaches into the north-eastern extremity of the site and has no impact on
the purpose of the subdivision.
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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5.4 Landslide Hazard Overlay
Figure 7 - Landslide Hazard map
The site triggers the Landslide Hazard Overlay – Moderate Hazard Area along
its boundaries. However, given the purpose of the management lot subdivision,
this hazard area only affects a very small portion of the site and has no impact
on the purpose of the subdivision.
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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5.5 Regional Infrastructure Overlay
Figure 8 - Regional infrastructure Map
The subject site is identified as triggering the Regional Infrastructure Overlay
– Water Supply Pipeline. The proposed subdivision has no impact on the watery
supply pipeline.
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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6.0 Local Planning
6.1 Level of Assessment
In accordance with Part 5.6 Categories of Development and Categories of
Assessment – Material Change of Use, Table 5.6.1 – Reconfiguring a Lot, the
proposed subdivision is deemed ‘Code Assessable’ development. As such, an
assessment of the Strategic Framework was not required.
Review of the above Table indicates the following codes are applicable:
➢ Community Facilities Zone Code
➢ Cooroy Local Plan Code
➢ Reconfiguring a Lot Code
➢ Works Codes
➢ Overlay Codes
Murray & Associates (QLD) Pty Ltd have prepared an assessment of the
Reconfiguring a Lot Code (refer to Appendix D), however an assessment
against the Community Facilities Zone Code, Cooroy Local Plan Code, Works
Codes and Overlay Codes was deemed unnecessary based on the justification
provided below:
➢ Community Facilities Zone Code: Following an assessment of the
Community Facilities Zone Code, the only PO relevant to the
development proposal is PO50 as follows:
PO50
Development is supported by adequate infrastructure and services
including reticulated water, sewerage, stormwater drainage, sealed
roads, pathways, electricity and telecommunication infrastructure.
Comment: As explained under Section 4.0 of this report, The purpose
of this development proposal is to subdivide proposed Lot 100 which is
effectively for future cemetery land and enable Lot 2 to be remediated
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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from any land contamination. As Council are aware, the land is included
within the Community Facilities Zone and as such does not have any
accepted development use rights that would otherwise mandate
services connections at the subdivision stage. This proposal is
effectively a management lot subdivision to enable the remediation of
Lot 2 from land contamination in the short term.
Given the specific nature of this subdivision proposal described above,
services connections are not necessary.
➢ Cooroy Local Plan Code: Following an assessment of the Cooroy Local
Plan Code, there are no elements that are applicable to the development
proposal as there is no built form outcome resulting from the proposed
subdivision.
➢ Works Codes: Given the nature of the subdivision proposal described
under Section 4.0 of this report, there will be no alteration to the
existing services and no requirement for services connections. As such,
the Works Codes are not applicable to this subdivision proposal.
➢ Overlay Codes: Overlays have been addressed by Section 5 of This
Report.
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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7.0 State Planning Matters
7.1 SEQ Regional Plan
Figure 9 - SEQ Regional Plan Map
The purpose of the Regional Plan is to guide growth and development in South
East Queensland to 2046. Accordingly, all development in South East
Queensland needs to accord with the provisions contained within the SEQ
Regional Plan 2023. Under the South East Queensland Regional Plan, the
subject site is identified within the ‘Urban Footprint’ designation. The following
Table provides an assessment of the proposal against the intent for this
designation:
Urban Footprint
The Urban Footprint identifies land in which the region’s urban development needs to 2046 can
be accommodated in a way consistent with the outcomes and strategies of ShapingSEQ 2023.
Comment
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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The proposal is consistent with the intent of the SEQRP designation by creating a management
lot subdivision for the purpose of removing land contamination which in turn allows consideration
for future use.
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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8.0 Conclusions and Recommendations
This application provides justification for approval for a Development Permit
for Reconfiguring a Lot by Subdivision (1 Lot into 2 Lots), involving land
described as Lot 105 on SP118458, situated at 62 Lake MacDonald Drive,
Cooroy, on the following grounds:
➢ The 1 into 2 Lot subdivision is effectively a management lot subdivision
which enables Lot 2 to be remediated from any land contamination
whilst establishing Lot 100 for cemetery purposes.
➢ Given the nature of this subdivision proposal and the community
facilities zoning allocation, services connections are not necessary.
➢ The subdivision proposal addresses all applicable elements of the Noosa
Plan 2020.
Thus, on behalf of Noosa Shire Council, it is recommended that Council issue a
Development Permit for Reconfiguring a Lot by Subdivision (1 Lot into 2 Lots),
involving land described as Lot 105 on SP118458, situated at 62 Lake
MacDonald Drive, Cooroy QLD 4563.
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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Appendix A
Current Title Search
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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Appendix B
Survey Plan & SmartMap
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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Appendix C
Plan of Subdivision
Prepared by Murray & Associates (QLD) Pty Ltd
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
Page 25
Appendix D
Code Assessment
Prepared by Murray & Associates (QLD) Pty Ltd
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Planning Report No. 100988 Murray & Associates (QLD) Pty Ltd July 2024
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