Planning Report · RAL26/0020

                                                                             DANYA COOK TOWN PLANNING


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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Planning Report 2026-06                                                                                                                   July 2026