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Planning Report · RAL26/0020
Planning Report DCTP Reference: 2026-06 Application for a Development Permit for Reconfiguration of a Lot by Subdivision (1 Lot into 2 Lots) and Development Permit for Operational Work (Engineering Works) on land described as Lot 34 on RP179733, situated at 28 Overlander Avenue, Cooroy QLD 4563 Prepared By: Danya Cook Town Planning On Behalf Of: Aaron Freeman and Louise Jorgensen July 2026
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DANYA COOK TOWN PLANNING
Contents
1.0 Site and Application Summary................................................................................................................................................................. 2
2.0 Introduction ............................................................................................................................................................................................ 3
3.0 Site Characteristics .................................................................................................................................................................................. 4
3.1 Location of the Subject Site .......................................................................................................................................................... 4
3.2 Zoning Designation and Surrounding Land Uses ........................................................................................................................... 4
3.3 Current Owners............................................................................................................................................................................. 5
3.4 Area, Covenants, Easements and Interests, Shape and Topography ............................................................................................ 5
3.5 Site Environment .......................................................................................................................................................................... 6
3.6 Access and Services ....................................................................................................................................................................... 6
4.0 Proposed Development ........................................................................................................................................................................... 8
4.1 Overview ....................................................................................................................................................................................... 8
4.2 Reconfiguration of a Lot by Subdivision - Proposed Lots .............................................................................................................. 8
4.3 Proposed Access ........................................................................................................................................................................... 9
4.4 Operational Work ......................................................................................................................................................................... 9
4.5 Provision of Infrastructure Services and Stormwater.................................................................................................................... 9
4.6 Waste Management ..................................................................................................................................................................... 9
5.0 Local Planning........................................................................................................................................................................................ 10
5.1 Planning Scheme ......................................................................................................................................................................... 10
5.2 Level of Assessment and Assessment Benchmarks (Codes) ........................................................................................................ 10
5.3 Overlays ...................................................................................................................................................................................... 12
6.0 State Planning ....................................................................................................................................................................................... 14
6.1 State Planning Policy 2017 .......................................................................................................................................................... 14
6.2 Regional Plan .............................................................................................................................................................................. 14
6.3 Planning Regulation 2017 ........................................................................................................................................................... 14
7.0 Summary ............................................................................................................................................................................................... 15
Figures
Figure 1: Locality Map (Source: Open Street Map) ....................................................................................................................................................... 4
Figure 2: Zone Map (Source: Noosa Plan 2020) ............................................................................................................................................................ 5
Figure 3: Aerial (Source: realestate.com.au) ................................................................................................................................................................. 6
Appendices
Appendix A: Survey Plan and SmartMap
Appendix B: Detail and Contour Survey
Appendix C: Plan of Development
Appendix D: Engineering Assessment
Appendix E: Code Assessment
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1.0 Site and Application Summary
Site Details
Lot on Plan Description Lot 34 on RP179733
Address 28 Overlander Avenue, Cooroy QLD 4563
Land Area 1716m2
Conditions / Encumbrances N/A
Site Environment Dwelling House and associated outbuildings
Development Type Application for a Development Permit for Reconfiguration of a Lot by Subdivision (1 Lot into 2 Lots) and
Development Permit for Operational Work (Engineering Works)
Applicant / s Aaron Freeman and Louise Jorgensen
Owner / s Aaron John Freeman and Frances Louise Jorgensen
Local Planning
Local Government Noosa Council
Planning Scheme Noosa Plan 2020
Zone Map Zone Map ZM10
Zone Low Density Residential Zone
Local Plan Area Cooroy Local Plan
Overlays • Regional Infrastructure Overlay: - Water Resource Catchment Area and Water Supply Buffer Area.
Level of Assessment Code Assessment
State Planning
State Interests Development Assessment Mapping
• South East Queensland (SEQ) Regional Plan Triggers: SEQ Regional Plan Land Use Category (Urban
Footprint).
• Water Resources: - Water Resource Planning Area Boundaries.
State Planning Policy Mapping
Environment and Heritage
Water Quality
• Water Supply Buffer Area.
• Water Resource Catchments.
Safety and Resilience to Hazards
Natural Hazards Risk and Resilience
• Flood Hazard Area - Local Government Flood Mapping Area.
• Flood Hazard Area - Level 1 - Queensland Floodplain Assessment Overlay.
Consulting Team
Surveyor Surveyors Co.
Tony Vella, Director of Operations, Consulting Surveyor - Land and Engineering
M: 0407 416 454
E: [email protected]
Civil Engineer Sunshine Coast Civil Engineers
Michael Van Itallie, Director / Civil Engineer
M: 0401 811 906
E: [email protected]
Town Planner Danya Cook Town Planning
Danya Cook, Director / Principal Town Planner
M: 0422 051 263
E: [email protected]
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2.0 Introduction
Danya Cook Town Planning has been engaged by the applicants, Aaron Freeman and Louise Jorgensen, to prepare an application for a Development
Permit for Reconfiguration of a Lot by Subdivision (1 Lot into 2 Lots) and Development Permit for Operational Work (Engineering Works) on land
described as Lot 34 on RP179733, situated at 28 Overlander Avenue, Cooroy QLD 4563.
The current owners of the site have provided written consent to the proposed development in accordance with the requirements of the Planning
Act 2016. This consent is submitted with the application, together with a completed DA Form 1 - Development Application Details.
This application includes a detailed description of the site and the proposed development and provides an assessment against the relevant
provisions of the Noosa Plan 2020, as well as applicable State planning instruments.
Based on the town planning assessment undertaken, it is concluded that the proposed Reconfiguration of a Lot and associated Operational Work
is consistent with the intent of the Low Density Residential Zone. Accordingly, the proposed development is recommended for approval by Noosa
Council, subject to reasonable and relevant conditions.
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3.0 Site Characteristics
3.1 Location of the Subject Site
The site is described as Lot 34 on RP179733, situated at 28 Overlander Avenue, Cooroy QLD 4563. The property is located approximately 1.5km
south of the Cooroy town centre, which functions as a district centre for the Noosa hinterland. Cooroy accommodates a diverse range of retail,
commercial, business, community, educational, and recreational facilities, providing essential services for the local community and surrounding
rural hinterland.
The site benefits from convenient access to public transport infrastructure, including nearby bus services and the Cooroy railway station, which
provide connections to regional destinations throughout the Sunshine Coast and broader South East Queensland.
The property also benefits from strong connectivity to the surrounding transport network, with efficient access to Bruce Highway via the local road
system. This provides convenient travel to adjoining suburbs, employment centres, and the wider Sunshine Coast region.
Accordingly, the site is well positioned within an established residential locality that benefits from a high level of accessibility to services, community
facilities, and transport infrastructure.
A Locality Map is provided at Figure 1, identifying the location of the site in relation to the surrounding area.
Subject Site
Figure 1: Locality Map (Source: Open Street Map)
3.2 Zoning Designation and Surrounding Land Uses
The site is included within the Low Density Residential Zone of the Cooroy Local Plan in accordance with Zone Map ZM10 of the Noosa Plan 2020.
An extract of Zone Map ZM10 is provided at Figure 2, identifying the site in relation to adjoining and surrounding land zonings.
The immediate locality is predominantly characterised by established detached residential development within the Low Density Residential Zone,
reflecting the traditional suburban character of Cooroy. Surrounding the site is a diverse mix of complementary land use zones that support the
role and function of Cooroy as the district service centre for the Noosa hinterland, including:
• Low Density Residential Zone, accommodating predominantly detached dwelling houses on conventional residential allotments.
• Community Facilities Zone, including major community infrastructure such as Noosa District State High School.
• Medium Density Residential Zone, comprising a retirement living community, Cooroy Garden Village, together with townhouse style
residential development.
• Sport and Recreation Zone, accommodating the Cooroy Golf Course.
• Rural Residential Zone characterised by larger residential allotments that provide a transition between the urban area and the
surrounding rural landscape.
• District Centre Zone, forming the Cooroy town centre and accommodating a diverse range of retail, commercial, business, community,
and service based activities.
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Collectively, the surrounding zoning pattern reflects a well-established and highly serviced hinterland village environment, providing a range of
housing opportunities, community facilities, employment, recreation, and commercial services.
Subject Site
Figure 2: Zone Map (Source: Noosa Plan 2020)
3.3 Current Owners
The current owners of Lot 34 on RP179733 are Aaron John Freeman and Frances Louise Jorgensen.
Owner’s consent accompanies this application.
3.4 Area, Covenants, Easements and Interests, Shape and Topography
Lot 34 on RP179733 comprises an area of 1716m2. For complete site dimensions, please refer to the Survey Plan and SmartMap included at
Appendix A.
The site is not encumbered by a covenant that restricts or specifies how the land can be used.
The site is not encumbered by an easement in favour of a distribution entity or third-party interest.
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The site does not comprise an approved Plan of Development nominating a building envelope, nor does the site feature a building covenant.
The site is rectangular in configuration and is characterised by generally level topography, as confirmed by the Detail and Contour Survey prepared
by Surveyors Co. included at Appendix B.
3.5 Site Environment
The site is improved by an existing single-storey brick Dwelling House, built circa 1980. The dwelling comprises three (3) bedrooms and incorporates
a carport within the front portion of the dwelling footprint. A covered rear patio extends from the dwelling and provides a functional connection
to a detached three-bay shed and adjoining carport located toward the rear of the property, resulting in an integrated arrangement of residential
buildings and ancillary structures.
In addition to the principal outbuilding, the site contains two (2) smaller detached garden sheds positioned adjacent to the larger shed.
The remainder of the property is characterised by established landscaping, with maintained garden beds concentrated within the front portion of
the site, together with expansive lawn areas that contribute positively to the residential amenity and presentation of the site.
The aerial included at Figure 3 provides a visual representation of the site, whilst the Detail and Contour Survey included at Appendix B depicts the
location of on-site structures and improvements.
Figure 3: Aerial (Source: realestate.com.au)
3.6 Access and Services
The site comprises an approximate 25m frontage to Overlander Avenue, which traverses the southerly boundary. Vehicular access is provided via
an existing driveway crossover located at the southwestern corner of the property. The driveway is constructed to a concrete standard and extends
into the site along the northern boundary to provide access to the front carport, as illustrated by the aerial included at Figure 3.
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Overlander Avenue is constructed to a sealed standard featuring kerb and channel, grassed verge, street trees and lighting, and pedestrian footpath.
The street forms part of the established local road network and provides a high standard of accessibility and connectivity to the broader transport
network.
The site is serviced by the following reticulated infrastructure:
• Water supply
located within Overlander Avenue.
• Sewerage
sewer manhole located at the rear of the site.
• Electricity
overhead supply within Overlander Avenue.
• Telecommunications
located at Overlander Avenue road reserve.
• Stormwater drainage
the lawful points of discharge for the site are the Overlander Avenue road reserve, Noosa District State High School to the rear of the site,
and the mapped stream to the north of the site.
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4.0 Proposed Development
4.1 Overview
This application seeks approval for a Development Permit for Reconfiguration of a Lot by Subdivision (1 Lot into 2 Lots) and Development Permit
for Operational Work (Engineering Works) on land described as Lot 34 on RP179733, situated at 28 Overlander Avenue, Cooroy QLD 4563.
The Plan of Development prepared by Danya Cook Town Planning included at Appendix C demonstrates the proposed lot layout.
Overall, the proposed development represents an orderly and well-planned infill subdivision that responds positively to the established urban
character and development pattern of the Cooroy Local Plan area. The proposed lot configuration makes efficient use of an existing residential
allotment while maintaining consistency with the surrounding low density residential environment.
The subdivision has been designed to provide sufficient scope to accommodate the siting and design of a dwelling at the newly created lot, safe
and practical access to Overlander Avenue, and efficient connection to available reticulated infrastructure services.
4.2 Reconfiguration of a Lot by Subdivision - Proposed Lots
The site features an area of 1716m2. Upon completion of the proposed subdivision, the following areas and road frontages will apply for each newly
created lot:
Proposed Lot Number Proposed Area Proposed Frontage
Lot 1 544m2 20.366m
Lot 2 1172m2 4.6m
In accordance with Table 9.5.1.4 - Minimum Lot Size and Dimensions of the Reconfiguring a Lot Code under the Noosa Plan 2020, the prescribed
minimum lot size for subdivision within the Low Density Residential Zone is 600m². Notwithstanding this requirement, Performance Outcome PO20
recognises that lots with an area of not less than 500m² may be established where an appropriate planning outcome is achieved and the resulting
development remains consistent with the intended character and outcomes of the Low Density Residential Zone. Accordingly, the proposal is
assessed against Performance Outcome PO20.
As illustrated by the Plan of Development included at Appendix C, the proposal seeks approval to reconfigure the existing allotment into two (2)
residential lots, comprising:
• Proposed Lot 1, intended to accommodate a future detached Dwelling House.
• Proposed Lot 2, containing the existing Dwelling House and associated outbuildings.
Although Proposed Lot 1 has an area marginally below the prescribed 600m² minimum, it exceeds 500m² and is therefore appropriately assessed
against Performance Outcome PO20. The proposed lot size is considered to achieve an acceptable planning outcome. Importantly, proposed Lot
1 is free from physical constraints or encumbrances that would restrict its future development. The allotment provides sufficient width, depth, and
overall area to accommodate a detached Dwelling House, private open space, landscaping, vehicle parking, and associated residential infrastructure
without the need for departures from the Noosa Plan 2020 or the Queensland Development Code (QDC) MP 1.2 - Design and Siting Standard for
Single Detached Housing on Lots 450m² and Over. The proposed allotment also satisfies the minimum frontage and average lot width requirements,
providing an average width and frontage in excess of 17m.
Future development of proposed Lot 1 is expected to reinforce the established low density residential character of the surrounding area through
the construction of a detached dwelling that is compatible in scale, form, and appearance with neighbouring development. The subdivision
therefore maintains the prevailing pattern of detached housing set within landscaped residential allotments, which is a defining characteristic of
the Cooroy locality.
It is also acknowledged Table 9.5.1.4 - Minimum Lot Size and Dimensions of the Reconfiguring a Lot Code makes exception to a lot size of 1000m 2
for the creation of lots in Hinterland Villages that are connected to sewerage reticulation. Prior to lodging the application, informal discussions
were undertaken with Noosa Council's Planning and Development Department to clarify the application of this provision to the subject site. Those
discussions confirmed that the provision does not elevate the level of assessment, nor does the Noosa Plan 2020 include a corresponding
Performance Outcome requiring a minimum lot size of 1000m² for subdivision within Hinterland Villages. Consequently, Council Planning Officers
indicated that the proposed subdivision was generally capable of achieving support, subject to assessment.
Overall, the proposal represents an efficient and well-designed infill subdivision that responds appropriately to the established urban character of
the Cooroy Local Plan area. The resulting lots are capable of supporting appropriate residential development, integration within the surrounding
Low Density Residential Zone, and maintain the intended low density residential character of the locality. Accordingly, the proposal is considered
to satisfy the intent of Performance Outcome PO20 and achieves an appropriate planning outcome notwithstanding the minor variation to the
prescribed minimum lot size.
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4.3 Proposed Access
As demonstrated by the Plan of Development included at Appendix C, each proposed lot is provided with lawful and practical access to Overlander
Avenue, ensuring safe and efficient vehicular access is available to both allotments.
Access arrangements are proposed as follows:
• Proposed Lot 1 will benefit from direct frontage to Overlander Avenue, with a new driveway crossover to be constructed generally in
accordance with Standard Drawing RS-049.
• Proposed Lot 2 will retain access via the existing driveway, which will be contained within a 4.6m wide access handle. The existing
driveway arrangement ensures suitable access to the Dwelling House and associated improvements without requiring modification.
The proposed access configuration achieves an orderly subdivision outcome that integrates with the established road network and maintains safe
vehicle movements to and from the site. The access handle servicing proposed Lot 2 is of sufficient width to accommodate residential vehicle
access while preserving the functionality of the retained lot.
Having regard to the established urban character of Overlander Avenue and the existing standard of infrastructure, frontage works are not required
to facilitate the proposed subdivision. The existing road reserve, kerb and channel, pedestrian footpath, and associated streetscape infrastructure
are considered adequate to accommodate the modest increase in residential lot yield generated by the proposal.
4.4 Operational Work
As outlined above, this application also seeks a Development Permit for Operational Work associated with the proposed subdivision.
The extent of civil works required to facilitate the development is minor in nature and is limited to essential works necessary to service the proposed
additional allotment. These works have been designed to integrate with the existing site conditions and infrastructure, without giving rise to
adverse impacts on the surrounding area.
In support of the Operational Work, a comprehensive Engineering Assessment has been prepared by Sunshine Coast Civil Engineers and is included
at Appendix D. The assessment confirms that the proposed works have been designed in accordance with relevant engineering standards and
Council requirements.
4.5 Provision of Infrastructure Services and Stormwater
An underground connection to reticulated water and sewerage will be provided to each lot in accordance with the standards and requirements of
Unitywater.
A reticulated supply of electricity and telecommunication service will be provided to each lot in accordance with the requirements of the service
provider.
With respect to stormwater, Sunshine Coast Civil Engineers has prepared a Stormwater Assessment included at Appendix D. The assessment
concludes:
• The existing Lawful Point of Discharge arrangement is proposed to be maintained.
• A new kerb adaptor to Overlander Avenue is proposed to service Lot 1.
• The site is not flagged by the Flood Hazard Overlay Map.
• No stormwater quantity controls are recommended.
• No stormwater quality controls are recommended.
4.6 Waste Management
The site is currently serviced by Council’s kerbside waste collection. Overlander Avenue provides adequate road reserve and manoeuvring capacity
to accommodate routine waste collection activities.
The proposed development will result in one (1) additional dwelling, and consequently one (1) additional set of bins. This minor increase will not
adversely affect the operation or efficiency of the existing collection service.
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5.0 Local Planning
5.1 Planning Scheme
In accordance with the Noosa Plan 2020, the site is included within the Low Density Residential Zone of the Cooroy Local Plan. An assessment of
the applicable provisions of the Noosa Plan 2020 is provided below.
5.2 Level of Assessment and Assessment Benchmarks (Codes)
In accordance with Part 5 - Tables of Assessment, Section 5.6 - Categories of Development and Assessment - Reconfiguring a Lot, Table 5.6.1 -
Reconfiguring a Lot and Section 5.8 - Categories of Development and Assessment - Operational Work, Table 5.8.2 - Operational Work - Engineering
Work, Stormwater Drainage, Water Quality, Drainage and Landscaping of the Noosa Plan 2020, the proposed development is Code Assessable.
The Assessment Benchmarks (Codes) applicable to a development of this nature are:
• Cooroy Local Plan Code.
• Low Density Residential Zone Code.
• Reconfiguring a Lot Code.
• Works Codes.
Comment with respect to the Cooroy Local Plan Code and Low Density Residential Zone Code is provided in the tables below, whilst an assessment
of the Reconfiguring a Lot Code is provided at Appendix E.
Considering the minor and standard nature of the proposed Operational Work, a detailed assessment against the Works Codes is not considered
necessary. The proposed works are confined to minor earthworks and stormwater infrastructure necessary to facilitate the subdivision and do not
involve alternative engineering solutions.
The proposed Operational Work is addressed within the Engineering Assessment included at Appendix C. The assessment demonstrates that the
proposed works and stormwater infrastructure have been designed in accordance with the relevant engineering standards, Council's requirements,
and the applicable assessment benchmarks of the Noosa Plan 2020.
Accordingly, it is considered that the Engineering Assessment provides sufficient technical justification to demonstrate that the proposed
Operational Work will achieve the intended outcomes of the applicable Works Codes without giving rise to adverse impacts on infrastructure,
adjoining land, or the surrounding environment.
Cooroy Local Plan Code
Purpose and Overall Outcomes
(1) The purpose of the Cooroy local plan code is to provide locally relevant planning provisions for the assessment of development within the
Cooroy local plan area.
(2) The following overall outcomes apply to the Cooroy local plan area:-
(a) Cooroy is a vibrant, energetic country town servicing the Noosa hinterland and its own growing community and provides services
and facilities to meet the community needs whilst retaining its character and protecting the natural and heritage values of the
area.
(b) Development is limited to land within the urban boundary and maintains a defined edge to the town to protect and reinforce the
character and identity of Cooroy, provide efficient provision of infrastructure and services, avoid constrained land and protect the
landscape character and productivity of surrounding rural and rural residential land.
(c) Development is sited and designed to protect ecologically important areas, retain landscape and built form elements, including
significant views and vistas to external elements, that contributes to the setting, character and identity of Cooroy as a town with
a strong sense of place and associations with the past. Valued elements include:
(i) Riparian corridors of Cooroy Creek, Six Mile Creek and its tributaries;
(ii) Open space and landscape values of the showgrounds, sports grounds, Apex Park and the golf club;
(iii) Views to Mt Cooroy and the Black Mountain Range;
(iv) Early twentieth century architecture; and
(v) Heritage associations of the North Coast Rail Line.
(d) The protection of water quality within Lake Macdonald and waterways that drain to it is a paramount factor in consideration of
development within the water supply catchment.
(e) Cooroy town centre functions as a district centre providing a wide range of commercial, retail and community activities to serve
the needs of the Cooroy community and Noosa hinterland residents and visitors to the area.
(f) Cooroy provides local employment in the town centre including small to medium scale retail, commercial and community activities
which support surrounding rural enterprises and facilitate artistic, cultural and technology-based business.
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(g) Future economic growth continues to consolidate retail, business, community and industrial development and diversifies
employment opportunities in technology-based businesses, artistic and cultural enterprises, health and wellbeing, and support
services to rural enterprises.
(h) The western side of Cooroy town centre is maintained as the traditional town centre and the eastern side has a supporting role
providing small-scale businesses offering convenience goods and services for residents and visitors.
(i) Cooroy town centre remains compact with expansion of retail and commercial functions limited to land included within the District
Centre zone.
(j) Development maintains and reflects the form and scale of development in Cooroy as a modern country town with low density,
low rise buildings that cover a comparatively small area of a site leaving significant areas for landscaping and private open space.
(k) Development retains and maintains the country town feel, traditional built form, heritage and streetscape character of the town
centre, with Maple and Emerald Streets enhanced as wide, attractive and pedestrian-friendly main streets.
(l) Development in the town centre addresses the street, provides active frontages and complements the traditional streetscape by
exhibiting a scale proportional to the character of the streetscape of which it forms part.
(m) Development provides and maintains small, typically narrow tenancies of single or double storey elevations with continuous,
intimate weather protected footpaths and limited driveway accesses interrupting pedestrian paths.
(n) Detached housing is typically characterised by a mix of detached traditional Queenslanders and modern homes with large
setbacks and mature landscaping.
(o) Attached housing locates in well serviced areas and increases housing choice.
(p) Low to medium density semi-attached housing, such as dual occupancies, are interspersed through residential neighbourhoods
where they offer proximity to transport and services.
(q) Residential development advances housing choice by incorporating small dwellings, accessible housing and affordable housing.
(r) Relocatable home parks, residential care and retirement facilities provide housing choice allowing ageing residents to remain
within the Noosa Shire hinterland community.
(s) Well designed development for visitor accommodation and tourist attractions are compatible with the landscape and streetscape
character and form and promote and enhances the core values of Cooroy.
(t) A diverse range of community services including the Lower Mill Place Precinct, library, playgrounds, community hall, schools,
medical facilities, sporting and recreational facilities service local residents, the hinterland and beyond.
(u) Development is supported by a network of open space to meet the needs of the local community, including the facilitation of safe
and convenient pedestrian and cycle connections between and around key destinations within the local plan area and particularly
across the railway line.
(v) Outdoor recreation and sporting facilities west of the railway line and active recreation facilities and green space on the eastern
side of the railway are retained to meet the needs of is of the community.
(w) Development maintains the traditional grid pattern where possible.
(x) In the town centre where on-street parking is available, historic laneways are retained and extended where practicable to allow
for vehicular access and parking to the rear of buildings preserving footpaths as places for people rather than driveways.
(y) Activation of key laneways, including the widening of laneways, is encouraged where pedestrian safety and servicing functions
would not be compromised.
Comment
The proposed subdivision will create one (1) additional residential allotment within an established urban area and represents an appropriate
infill development outcome that is consistent with the Overall Outcomes of the Cooroy Local Plan Code. The proposal makes efficient use of
existing residential land by facilitating an additional detached dwelling within an area serviced by urban infrastructure, while maintaining the
established low density residential character of the locality.
The subdivision will not detract from the role and function of Cooroy as a modern country town with low density, low-rise buildings that leave
suitable areas for landscaping and private open space to maintain a high level of residential amenity for permanent residents, which directly
complies with Performance Outcome PO15 of the Cooroy Local Plan Code.
The site is located within the designated urban area boundary where reticulated infrastructure and road access is readily available. The
subdivision therefore promotes the efficient utilisation of existing infrastructure and supports a logical pattern of urban consolidation without
the need to extend services into undeveloped areas. The proposal represents an orderly use of residential land that is consistent with the
planning objectives of the Low Density Residential Zone and the broader strategic framework of the Noosa Plan 2020.
Overall, the proposed development achieves the intended outcomes of the Cooroy Local Plan Code by delivering a well-designed, low density
infill subdivision that responds appropriately to the established urban context, makes efficient use of existing infrastructure, and contributes
positively to the continued growth and sustainability of the Cooroy township.
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Low Density Residential Zone Code
Purpose and Overall Outcomes
(1) The purpose of the Low density residential zone is to provide for:
(a) a variety of low density dwelling types; and
(b) community uses, and small-scale services, facilities and infrastructure, to support local residents.
(2) The overall outcomes sought for the Low density residential zone are as follows:
(a) The Low density residential zone provides housing for permanent residents.
(b) The character of low density residential neighbourhoods varies due to factors such as proximity to centres, topography, lot sizes,
the established vegetated character, the age of development and open space provision.
(c) Development makes a positive contribution to the desired character of the residential neighbourhood by achieving small scale
well-designed buildings and landscaped outcomes that enhance an open and green streetscape.
(d) The bulk and scale of development located on that part of the site in the Low Density Housing zone is consistent with the building
height, gross floor area and site cover required by the performance outcomes of this code.
(e) Predominantly detached housing on a range of lot sizes meet the needs of different households.
(f) Secondary dwellings, community residences and rooming accommodation are integrated with the low density residential built
form and increase housing choice for permanent residents.
(g) Outside of the urban boundaries, development is generally limited to a dwelling house on larger lots with limited levels of services
and accessibility.
(h) Development caters for both the current and projected demographic and socio-economic profile of the area, including one and
two-person households, households on low to moderate incomes and residents with reduced mobility.
(i) Home-based businesses provide for domestic workplaces and home hosted accommodation of a scale and intensity compatible
with the low density residential character and amenity of the locality.
(j) The use of dwellings for short-term accommodation is limited to four times and 60 days per calendar year and is within the
applicant's principal place of residence.
(k) Development maintains a high level of residential amenity having regard to traffic, noise, dust, odour, lighting and other locally
specific impacts.
(l) Development provides for an efficient pattern of land use and infrastructure that creates walk-able and legible residential
neighbourhoods that integrate with active transport networks and are well connected to activity centres, employment nodes,
open space and recreational areas, community facilities and educational opportunities.
(m) Development is supported by appropriate infrastructure and essential services and does not adversely impact on the continued
operation, viability and maintenance of existing infrastructure or compromise future provision of planned infrastructure.
(n) Development responds to land constraints including topography, bushfire and flood.
(o) Natural features such as creeks, gullies, waterways, wetlands, vegetation and bushland are retained and protected from the
impacts of development. Any unavoidable impacts are minimised through location, design, operation and management
requirements.
(p) Development is located, designed and operated to be responsive to Noosa Shire’s sub-tropical climate and minimises the
consumption of energy and water.
(q) Native vegetation between buildings and in the public realm enhances the amenity and supports local wildlife.
Comment
The proposed subdivision creates proposed Lot 1 with sufficient area, frontage and dimensions to accommodate the future construction of a
detached Dwelling House that addresses the street and provides an appropriate level of separation from adjoining properties, and capable of
complying with the relevant provisions of the Low Density Residential Zone Code. The lot provides an appropriate building area to achieve
compliant setbacks, building height, site cover, private open space, landscaping and on-site parking, whilst maintaining a high level of residential
amenity.
The proposed allotment is free from physical constraints that would compromise the future design or functionality of a dwelling, ensuring that
development can respond appropriately to the site while maintaining a high level of residential amenity.
Future development of proposed Lot 1 will reinforce the established low density residential character of the locality through a low-rise detached
dwelling that responds appropriately to the streetscape and surrounding development.
Accordingly, the proposed subdivision is considered to achieve the Purpose and Overall Outcomes of the Low Density Residential Zone Code.
5.3 Overlays
In accordance with the Overlay Mapping of the Noosa Plan 2020, the following overlays exist upon the land:
• Regional Infrastructure Overlay: - Water Resource Catchment Area and Water Supply Buffer Area.
The table below provides comment against the relevant overlays.
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Overlays
Regional Infrastructure Overlay Comment
In accordance with the Regional Infrastructure Overlay, the site is
located within a Water Resource Catchment Area and Water Supply
Buffer Area.
As demonstrated by the Engineering Assessment included at Appendix
C, the proposed development achieves compliant lawful point of
discharge with no stormwater quantity or quality controls
recommended. Further, the proposed lots are capable of being
serviced by reticulated water supply and sewerage infrastructure.
Accordingly, the proposed development is not likely to introduce risk of
contaminants to the Lake Macdonald water supply.
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DANYA COOK TOWN PLANNING
6.0 State Planning
The Planning Regulation 2017 prescribes assessment benchmarks that an application must be assessed against, which are additional or alternative
to the benchmarks contained within local planning instruments.
The assessment benchmarks are contained within:
• Part E of the State Planning Policy 2017 and the Regional Plan to the extent that they are not appropriately integrated into the Planning
Scheme; and
• Schedule 10 of the Planning Regulation 2017.
Part E of the State Planning Policy 2017, the Regional Plan, and Schedule 10 of the Planning Regulation 2017 are addressed below.
6.1 State Planning Policy 2017
A review of the State Planning Policy Mapping identifies the following state interests relevant to the land:
State Planning Policy Mapping
Environment and Heritage
Water Quality
• Water Supply Buffer Area.
• Water Resource Catchments.
Safety and Resilience to Hazards
Natural Hazards Risk and Resilience
• Flood Hazard Area - Local Government Flood Mapping Area.
• Flood Hazard Area - Level 1 - Queensland Floodplain Assessment Overlay.
The State Planning Policy 2017 defines the Queensland Government’s policies about matters of state interest in land use planning and development.
In accordance with Section 8 (4) (a) of the Planning Act 2016, the State Planning Policy applies to the extent of any inconsistency. Where the
Planning Scheme does not reflect the latest version of the State Planning Policy, additional assessment benchmarks may apply, and the latest
version may need to be considered to the extent of the inconsistency.
In accordance with Part 2 - State Planning Provisions, Section 2.1 - State Planning Policy of the Noosa Plan 2020, the State Planning Policy (July 2017)
is identified as being reflected in the Planning Scheme (Natural Hazards, Risk and Resilience - Coastal Hazards, in part and Strategic Ports, not
relevant).
Following a review of the State Planning Policy 2017 and the Noosa Plan 2020, it is determined that the proposed development does not conflict
with the intent of the State Planning Policy 2017, and as such, an assessment against the State Planning Policy is not necessary.
6.2 Regional Plan
ShapingSEQ 2023 is the principal planning document for managing growth and development within the South East Queensland region. The site is
included within the Urban Footprint, which identifies land that can accommodate the region’s growth needs to 2046 and includes established urban
areas and land with potential for new development.
In accordance with Part 2 - State Planning Provisions, Section 2.2 - Regional Plan of the Noosa Plan 2020, it is stipulated that the Minister has
identified that the Planning Scheme appropriately advances the South East Queensland Regional Plan as it applies in the Planning Scheme area
(Prosper, not relevant). Accordingly, an assessment against the Regional Plan is not necessary.
6.3 Planning Regulation 2017
A review of the Development Assessment Mapping identifies the following state interests relevant to the land:
Development Assessment Mapping
• Water Resources: - Water Resource Planning Area Boundaries.
Following a review of the State Assessment and Referral Agency (SARA) Development Assessment Mapping and Schedule 10 of the Planning
Regulation 2017, it is determined that this application does not require referral to SARA.
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DANYA COOK TOWN PLANNING
7.0 Summary
This Planning Report has been prepared on behalf of Aaron Freeman and Louise Jorgensen in support of an application for a Development Permit
for Reconfiguration of a Lot by Subdivision (1 Lot into 2 Lots) and Development Permit for Operational Work (Engineering Works) on land described
as Lot 34 on RP179733, situated at 28 Overlander Avenue, Cooroy QLD 4563.
The proposal demonstrates compliance with the applicable local planning provisions, being consistent with the Purpose and Overall Outcomes of
the Low Density Residential Zone Code and Cooroy Local Plan Code, as well as the Reconfiguring a Lot Code, Works Codes and Overlay Codes.
Compliance with the Noosa Plan 2020, together with the applicable State planning provisions has been satisfactorily discussed and justified
throughout this Planning Report, as well as the accompanying technical documentation and plans, with no significant planning issues identified.
Thus, on behalf of Aaron Freeman and Louise Jorgensen, it is recommended that Council issue approval for a Development Permit for
Reconfiguration of a Lot and Operational Work, subject to reasonable and relevant conditions.
Kind regards,
Danya Cook B.Urb.Reg.Plan, MPIA, CPP
Director / Principal Town Planner
M: 0422 051 263
E: [email protected]
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Planning Report 2026-06 July 2026
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