Meeting papers

     ATTACHMENT 1 – MCU22/0039 – ACTING COORDINATOR PLANNING, REPORT
REPORT
On 17 August 2023, Council at its Ordinary meeting resolved to refuse a development application
for a Material Change of Use - Relocatable Home Park (Community and Affordable Housing – 32
Dwellings) at 55 and 70 Carpenters Road, Cooroy for the following reasons:

1.     The proposed development is contrary to Section 3.2.2 of the Strategic Intent and Sections
       3.3.1(b), (f) and 3.3.3 (a), (b), (c), (d), (e), (f) and (k) of the Strategic Outcomes of the Noosa
       Plan 2020 as:
       a.    The proposed development is located outside the Urban Boundary, intrudes into a rural
             residential area, and does not integrate well with the existing settlement pattern and
             the broader urban areas of the Cooroy community.
       b.    The land is not suited or designated for the proposed housing form.
       c.    The land is located in the vicinity of industrial land uses and industrial zoned land that
             has the potential to impact the amenity of residents.
       d.    The proposed development is likely to inhibit the development and future use of 70
             Carpenters Road and land zoned Low Impact Industry in Jarrah Street due to potential
             reverse amenity impacts.
       e.    The proposed development will need to provide its own infrastructure and is located
             outside the Priority Infrastructure Area.
2.     The proposed development is contrary to Overall Outcomes 2(b), (j), (l), (p), and PO14 of the
       Local Plan Code for Cooroy which details that development is to be limited to land within the
       urban boundary. The site is located outside the urban boundary and does not respond or
       integrate well with Cooroy’s country town feel, with attached housing planned close to the town
       centre and low to medium density semi-attached housing dispersed through existing
       residential neighbourhoods.
3.     The proposal is contrary to the Rural Residential Zone Code as the development will not
       result in a high level of amenity for residents and it does not achieve the zoning intent for
       houses on larger lots.
4.     The proposal is contrary to the Overall Outcomes 2(c), (d), (f), (g) and (h) and PO1, AO1.1,
       AO1.2, AO1.3, AO1.4, PO4, AO4, PO6, PO7 and PO9 of the Special Residential Zone Code
       as:
       a.    The proposal does not have reasonable access to a variety of essential services and
             facilities, including retail, commercial, social and medical facilities and public transport.
       b.    The proposal is not located so as to avoid conflicts with surrounding land uses.
       c.    The proposal is of a high density that is not compatible with the zoning intent and the
             preferred character of the area. The proposal is of a design, layout and intensity that will
             not integrate with the broader neighbourhood and allow residents to interact with the
             wider community.
       d.    The proposed development is not appropriately sited and designed in a manner that is
             compatible with the developed character of the area.
5.     The proposal does not meet PO6 of the Driveways and Parking Code as the proposal
       provides no car parking for likely visitors to the development.
6.     The proposal has not demonstrated that safe and satisfactory roadway configuration is
       achievable to the site from the Carpenters Road and Mary Street/ Jarrah Street roundabout.
7.     The proposal does not meet PO6 of the Bushfire Hazard Overlay Code as it has not been
       demonstrated that an efficient and safe evacuation route is available to residents and that
       emergency vehicles can access the site.



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