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ADAPT TOWN PLANNING » DEVELOPMENT MANAGEMENT DEVELOPMENT APPLICATION MATERIAL CHANGE OF USE FOR A DWELLING HOUSE AND RURAL WORKERS’ ACCOMMODATION 42 LUKES ROAD, COOROY MOUNTAIN LOT 77 ON MCH546 PREPARED FOR: aN al PO tO] Ms] dad JUNE 2022
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CONTENTS
SUMMARY 3
1.1 EXECUTIVE SUMMARY 3
1.2 DEVELOPMENT APPLICATION DETAILS 3
1.3 PLANNING INSTRUMENT DETAILS 3
1.4 REFERRAL AGENCIES 4
1.5 PRE LODGEMENT MEETING 4
SITE DETAILS 5
2.1 SITE DESCRIPTION 5
PROPOSED DEVELOPMENT DETAILS 6
STATE PLANNING INTERESTS 9
4.1 STATE PLANNING POLICY (SPP) 9
4.2 REGIONAL PLAN 9
4.3 STATE REFERRAL 9
4.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP) 9
4.5 SCHEDULE 10 AND 11 OF THE PLANNING REGULATION 9
PLANNING ASSESSMENT 10
5.1 PROPOSED USE 10
5.2 TABLE OF ASSESSMENT 11
5.3 PLANNING SCHEME CODES 11
5.3.1 RURAL ZONE CODE 11
5.3.2 LOW DENSITY HOUSING CODE 16
5.3.3 CARETAKERS’ ACCOMMODATION, DWELLING UNIT AND RURAL WORKERS’
ACCOMMODATION CODE 17
5.3.4 EARTHWORKS CODE 17
5.4 PLANNING SCHEME OVERLAYS 18
SUPPORTING INFORMATION 21
CONCLUSION 22
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1.0 SUMMARY
1.1 EXECUTIVE SUMMARY
The subject land is located at 42 Lukes Road, Cooroy Mountain. The subject land is located in the
Rural zone.
The applicant is applying for a Development Permit for a Material Change of Use for a Dwelling House
and Rural Workers’ Accommodation. The site currently contains an existing dwelling house and
associated structures, which will be retained to accommodate the proposed Rural Workers’
Accommodation. The proposed new Dwelling House will be located in the north-western corner of the
site.
The applicant has consulted experts in building design, landscape design, geotechnical, and effluent
disposal. Specialist reports and plans are attached and confirm that the proposed development
complies with local planning scheme codes and State regulations, with suitable alternative solutions
provided, where required, to satisfy all performance-based outcomes being sought.
1.2 DEVELOPMENT APPLICATION DETAILS
Table 1: Site & Proposal Details
Proposed Development: Dwelling House and Rural Workers’ Accommodation
Type of approval sought: Development Permit for Material Change of Use
Site Address: 42 Lukes Road, Cooroy Mountain
Real Property Description: Lot 77 on MCH546
Site Area: 43.1965ha
Assessment Manager: Noosa Council
Owner Details: Jane Margaret Blake
Applicant Details: Jane and Cameron Blake
1.3 PLANNING INSTRUMENT DETAILS
Table 2: Planning Instrument
Planning Scheme: Noosa Plan 2020
Zone: Rural
Local Plan: Not applicable
Level of Assessment: Code
Applicable Overlays: ● Agricultural land (agricultural land conservation area)
● Biodiversity, waterways and wetlands (MSES environmental
values, area of biodiversity significance, waterways, MSES
regulated vegetation - intersecting a watercourse, MSES
regulated vegetation - Category R GBR riverine, riparian
buffer area)
● Bushfire hazard (medium potential bushfire intensity, potential
impact buffer)
● Flood hazard (waterways)
● Landslide hazard (moderate hazard area, high hazard area)
● Regional infrastructure (water resource catchment, water
supply buffer area)
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1.4 REFERRAL AGENCIES
Table 3: Referrals
State Assessment Referral Not applicable
Agency:
1.5 PRE LODGEMENT MEETING
No Prelodgement Meeting was held with Council or SARA for this application.
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2.0 SITE DETAILS
2.1 SITE DESCRIPTION
The subject land is legally described as Lot 77 on MCH546 at 42 Lukes Road, Cooroy Mountain, and
has a total site area of 43.1965ha.
Table 4: Site Characteristics
Site Characteristic Description
Existing land use: The site is currently occupied by a dwelling house and associated
structures, which will be retained as part of the proposed
development.
Parking and access: There is an existing access point to Lukes Road. Access to the site
will be maintained. A new driveway is proposed to service the
proposed new Dwelling House.
Topography: Undulating.
Infrastructure: Water and sewer are not available to the property. On-site effluent
disposal and water tanks will be provided to service the proposed
development. The site can be connected to electrical and
telecommunications services.
Figure 1: Aerial photo of site (Nearmap, accessed March 2022)
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3.0 PROPOSED DEVELOPMENT DETAILS
This application seeks a Development Permit for a Material Change of Use of premises to establish a
Dwelling House and Rural Workers’ Accommodation in accordance with the attached Proposal Plans
prepared by Aboda Design Group.
3.1 BUILT FORM
The development proposes a new Dwelling House in the north-western corner of the site. Refer to
Figure 2 below. The Lower Level comprises a four bay garage, laundry, mud room, cellar, cold room,
two bedrooms, a change/wet room, an ensuite, a master bedroom wing incorporating an expansive
walk-in-robe and ensuite, a gym, pool, spa, steam room, games room/bar, cinema, and several terrace
areas. The Main Level comprises three bedrooms each with their own ensuite and walk-in robe, two
studies, a family room, dining, kitchen with butlers pantry, living room, and expansive outdoor areas
in the form of a deck, pool and pool hours and terrace areas. Access between levels is provided via a
lift or stair access.
It is proposed to retain the existing dwelling house and convert the building to Rural Workers’
Accommodation. The existing dwelling house comprises a master bedroom with a walk-in-robe and
ensuite, 4 bedrooms, living, dining, kitchen, powder room, bathroom, family room, office, laundry, two
bay garage plus a workshop. See Figure 3 below. The proposal also seeks to retain the existing shed
and outbuildings. The existing shed will be refurbished. Building materials and finishes are shown in
the attached Elevation Plans and perspective images.
In addition, it is proposed to include a new horse arena, stables, shed and cattle crush/loading area to
the east of the proposed Rural Workers’ Accommodation to complement the existing rural uses over
the site. The whole site master plan vision seeks to deliver a productive farming operation.
Figure 2: Perspective view of proposed Dwelling House
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Figure 3: Floor plan of existing dwelling house to be converted to Rural Workers’ Accommodation
(Realestate.com.au, accessed April 2022)
The proposal results in a total gross floor area of 1,293.37m2, which is broken down as follows:
● Rural workers’ accommodation: 340.14m2;
● New dwelling house: 953.23m2.
The total site cover all of built form (Dwelling House, Rural Workers’ Accommodation, new and
existing sheds, and new stables) is 0.55%. The proposed plot ratio is 0.003:1.
3.2 PROPOSED OPERATION
The existing dwelling house will be converted to Rural Workers’ Accommodation, and will house a
maximum of ten workers. The proposed accommodation is necessary to support the existing rural
uses over the site and will improve the rural productivity of the land.
3.3 ACCESS AND PARKING
The existing driveway will be maintained, and a new driveway is proposed to link to the existing
driveway and provide separate access to the new Dwelling House. A new gatehouse is proposed to
identify access to the site.
Table 9.4.1.4 of the Driveways and Parking code requires for the following minimum car parking rates:
● Rural Workers’ Accommodation: 1 space per dwelling;
● Dwelling House: 2 covered spaces.
The existing dwelling house contains a double garage, which is suitable for the Rural Workers’
Accommodation parking requirements. The proposed new Dwelling House contains a four bay garage,
which exceeds the minimum required car parking rate.
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3.4 LANDSCAPING
Established vegetation will be maintained. New landscaping will be provided to complement the
proposed development in accordance with a rural landscape master plan currently being developed by
Conlon Group Landscape Architects.
3.5 INFRASTRUCTURE AND SERVICES
Waste collection will be provided as per previous arrangements.
The site can be connected to electrical and telecommunications. The existing water tank and effluent
disposal area is sufficient to service the proposed development. An On-site effluent disposal report will
be prepared by Australian Soil Investigations and their site inspection has confirmed that the site has
amble area to effectively treat sewerage onsite in accordance with Council requirements.
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4.0 STATE PLANNING INTERESTS
The Planning Act 2016 provides the framework and process of planning instruments and processes for
development applications. The following planning instruments have been considered in this application
and are discussed in further detail below in the State Planning Policy (SPP); South East Queensland
(SEQ) Regional Plan; State referral requirements; State development assessment provisions (SDAP);
and Schedules 10 and 11 of the Planning Regulation.
4.1 STATE PLANNING POLICY (SPP)
Part E of the State Planning Policy provides a comprehensive review of the State interests, the related
policies and assessment benchmarks under five broad themes. Section 2.1 of the Noosa Plan 2020
confirms it integrates the provisions of the State Planning Policy into the Planning Scheme. No further
assessment is required.
4.2 REGIONAL PLAN
Section 2.2 of the Noosa Plan 2020 confirms it appropriately advances the SEQ Regional Plan. No
further assessment is required. The subject site is ideally located within the Regional Landscape and
Rural Production Area under the SEQ Regional Plan.
4.3 STATE REFERRAL
Referral to State Assessment Referral Agency (SARA) is not required.
4.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS (SDAP)
State Development Assessment Provisions (SDAP) includes a series of benchmarks in which SARA will
assess an application against. In accordance with section 4.3 above, no referral is required as part of
this application.
4.5 SCHEDULE 10 AND 11 OF THE PLANNING REGULATION
A review of Schedule 10 of the Planning Regulation confirms that the proposed development is not
prohibited development.
A review of Schedule 11 of the Planning Regulation provides assessment benchmarks in relation to
koala habitat in the SEQ Region where for development on premises in a koala priority area not
interfering with koala habitat and for development in an identified koala broad-hectare area. The site
is mapped as containing koala habitat but does not contain broad hectare area, and the assessment
benchmarks are therefore not applicable to this development.
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5.0 PLANNING ASSESSMENT
Under the Noosa Plan 2020, the site is within the Rural Zone. Refer to the zoning map extract below
in Figure 4.
Figure 4: Zone Map Extract (Noosa Council, accessed April 2022)
5.1 PROPOSED USE
Under the Noosa Plan 2020, the proposed development is defined as:
Dwelling house means a residential use of premises involving—
1. one dwelling for a single household and any domestic outbuildings associated with the
dwelling; or
2. one dwelling for a single household, a secondary dwelling and any domestic outbuildings
associated with either dwelling.
Rural workers’ accommodation means the use of premises as accommodation, whether
or not self-contained, for employees of a rural use, if—
1. the premises, and the premises where the rural use is carried out, are owned by the
same person; and
2. the employees are not non-resident workers.
Comment: The proposal is considered to be in accordance with the above definitions. Both the
dwelling house and rural workers’ accommodation are needed to support the productive rural capacity
of the land and foster the agricultural productivity of the land.
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5.2 TABLE OF ASSESSMENT
Under the relevant table of assessment for the Rural Zone, the proposed use is subject to code
assessment. The proposed development is required to be assessed against the following codes:
● Rural Zone Code;
● Low Density Housing Code;
● Caretaker’s Accommodation, Dwelling Unit and Rural Workers’ Accommodation Code;
● Works Codes.
The proposal has been assessed against the Acceptable Outcomes and Performance Outcomes of the
above codes and is considered compliant. Where the proposal does not comply with an Acceptable
Outcome, alternative solutions to satisfy the corresponding Performance Outcome have been provided
in section 5.3 below.
5.3 PLANNING SCHEME CODES
A review of the relevant planning scheme codes has been undertaken which confirms the proposed
development complies with most Acceptable Outcomes of the relevant codes. Where the proposal
does not comply with the Acceptable Outcomes of the codes, the below provides alternate solutions to
satisfy the corresponding Performance Outcome.
The assessment of the proposed development against the Noosa Plan 2020 has determined that there
are no planning scheme conflicts.
Refer below alternate solutions adopted for the primary codes applicable to the proposed
development.
5.3.1 RURAL ZONE CODE
The purpose of the Rural zone is to:
(a) provide for rural uses and activities; and
(b) provide for other uses and activities that are compatible with:
1. existing and future rural uses and activities; and
2. the character and environmental features of the zone; and
(c) maintain the capacity of land for rural uses and activities by protecting and managing
significant natural resources and processes.
Comment: The proposal is considered a consistent use within the Rural zone. The proposal is for a
new primary dwelling house and to convert the existing dwelling house to accommodate workers to
complement the rural use of the land.
The relevant overall outcomes for the zone are outlined below:
Overall Outcome Comment
(b) The viability of existing and future rural The proposal seeks to retain the existing rural
activities is protected from the intrusion of use of the site. The proposal seeks to include
incompatible uses. accommodation for workers which complement
the productive rural use of the site.
(c) Areas for primary production are conserved The proposed development is for a new primary
and lot fragmentation is avoided. Dwelling House and Rural Workers’
Accommodation to support an existing rural
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activity and complement the intent to conserve
existing agricultural land. It is intended to
maintain and support the existing agricultural/
rural uses of the site. We note that AO1.1 of the
Low Density Housing Code anticipates dwelling
houses in the Rural zone. The site considers the
existing ecological and bushfire constraints, and
has been appropriately sited to avoid such areas.
(e) Rural activities embrace sustainable land The proposal includes a new family dwelling
management practices and contribute to the house plus accommodation for workers which
amenity and landscape of the area. Livestock complements the existing rural uses on the site.
enterprises are predominantly pasture fed, free
range operations.
(n) Development is reflective of, and sensitively The proposal considers and responds to the
responds to, the environmental constraints of existing site overlays. The site is outside of
the land. mapped environmental and bushfire areas.
A Slope Stability Assessment has been prepared
by Tectonic and is attached in response to the
mapped landslide hazard overlay. The letter
confirms the proposed new Dwelling House is
Low Risk of slope instability.
The new Dwelling House is also within the
mapped Good Quality Ag Land overlay, but
within the higher land on the site which is not
suitable for grazing. The Rural Workers’
Accommodation is located within the existing
building. The new ancillary farming uses are
appropriately cited.
(o) Natural features such as creeks, gullies, The proposed new built form is located outside
waterways, wetlands and vegetated hillslopes of mapped natural features. Sufficient
and ridgelines are retained, managed and separation is proposed to mapped features.
enhanced where possible.
(p) Development maintains and enhances the A Landscape Plan is currently being prepared by
significant scenic and landscape values of the Conlon Group Landscape Architects for the
area. The built form of development integrates proposed development and will be provided
with and complements the rural character under separate cover.
intended for the zone and sensitively responds
to the landscape.
The proposal has been assessed against the Rural zone code. The following non-compliances are
addressed in the table below.
Performance Outcome Acceptable Outcome Response
PO2 AO2.4 The adjoining sites to the west
Development does not result in No sensitive land use is are included in the Rural zone
the loss or diminished established closer than 200 and are mapped as Agricultural
productive capacity of metres from land on an Land Conservation Area. The
Agricultural Land Conservation adjacent property included in proposed new Dwelling House
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Area. the Rural zone and mapped as is located less than 200m from
Agricultural Land Conservation these common boundaries. The
Editor’s Note—Agricultural Land Area as shown in Agricultural subject site intends to maintain
Conservation Areas are shown Land Overlap Maps in schedule existing rural land uses and
on the Agricultural Land 2. proposed workers
Overlay Maps in Schedule 2 accommodation and a primary
dwelling house to complement
the existing use of the site. The
proposal is not considered to
result in the loss or diminished
productive capacity of
Agricultural Land Conservation
Area. The proposal
complements the intent of the
overall zone.
Building height and scale AO7.3 The proposal results in a total
PO7 With the exception of Class 10 gross floor area of 1,293.37m2,
Buildings and other structures: buildings or structures used which is broken down as
1. are low rise; exclusively for a rural activity, follows:
2. minimise the appearance of individual buildings or roofed
bulk to adjacent properties, structures do not exceed ● Rural workers’
roads or other areas in the 500m2 gross floor area. accommodation:
vicinity of the site; and 340.14m2;
AO7.6 ● New dwelling house:
3. respect the scale of Where excavation is required, 953.23m2.
surrounding vegetation and the maximum portion of the
maximises opportunities to exposed external façade of the The total site cover all of built
retain existing vegetation building cannot exceed the form (Dwelling House, Rural
on site. respective building heights in Workers’ Accommodation, new
AO1.1, AO.2, AO7.3, AO7.4 and and existing sheds, and new
AO7.5 above. stables) is 0.55%. The
Editor's note—refer to figure proposed plot ratio is 0.003:1.
AP3-13A
The proposal presents as low
rise built form with a height of
less than 8 metres. The
proposal is setback
approximately 226m from the
Lukes Road frontage,
minimising the appearance of
bulk to the street. The proposal
also achieves setbacks of 94m
(from the dwelling house and
72m from the tennis court) to
the north-western property and
81m to the western boundary
of the adjoining properties.
The proposal is located within a
cleared area on the site, and is
located a sufficient distance
from mapped environmental
constraints. The proposal is
considered compliant with PO7.
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PO8 AO8.4 Complies with PO8
Notwithstanding that intensive In addition to the The proposed new farm shed is
rural activities may need circumstances of AO8.1, to setback approximately 20m
greater separation distances, AO8.3 above, buildings and from the Lukes Road frontage.
buildings and other structures structures meet the following The proposed new shed is
are appropriately sited and minimum boundary setbacks: setback behind existing mature
designed to: vegetation in the road reserve,
1. 20 metres from a property which can be maintained to
1. avoid environmental harm
boundary of adjoining land screen the built form. The
or nuisance to sensitive
in the Environmental proposal is located outside of
land uses, including
management and mapped environmental
adverse impacts on
conservation zone; constraints and seeks to
amenity values, over and
above what could 2. a distance greater than the preserve existing natural
reasonably be expected in width of the riparian buffer features. The closest sensitive
the rural zone; area shown on Biodiversity, land use is located
Waterways and Wetland approximately 395m to the
2. avoid adverse impact on
Overlay maps; north-west of the site. The
ecologically important
areas including National 3. 10 metres from a road proposed horse arena is
Parks, watercourses, and frontage; and located 106m from the
wetlands; 4. 10 metres from the side south-eastern waterway and
and rear boundaries or 6 100m from the southern
3. mitigate risks associated waterway.
with the use of chemicals metres where the lot area
or air pollutants; and does not exceed 1 hectare,
with the exception that if
4. avoid conflict with rural
the height of the building
uses and activities on
or structure exceeds 9
adjoining properties.
metres the setback to the
side and rear boundaries is
Editor's note- For uses that are equal to twice its height in
subject to impact assessment, metres.
required setback and
separation distances will vary Complies with PO8
with the scale and type of rural AO8.5 The proposal achieves setbacks
activity. Relevant factors that On properties over 2 hectares of 94m (from the dwelling
will be taken into account when in area, a distance of not less house and 72m from the tennis
determining appropriate than 200 metres is provided court) to the north-western
distances include the type and between a sensitive land use property and 81m to the
scale of buildings and and land on an adjacent rural western boundary of the
structures proposed, the use of zone property over 4 hectares adjoining properties. Dwelling
buildings and structures, in mapped Agricultural Land houses are anticipated in the
construction methods, level of Conservation Area. Rural zone, and the proposal is
containment and ventilation, considered to be suitably
potential noise, odour or air located to avoid adverse
pollutant nuisance, topography, impacts on existing mapped
climatic variables, existing ecological constraints and is
vegetation between land uses, located within an existing
and a range of management building and within the highest
practices that can be employed elevations of the site to which
to mitigate off-site impacts. is the least productive land for
grazing purposes.
Sloping sites and ridgelines AO15.1 Partially complies with
PO15 To protect scenic amenity and PO15 / OO(p)
The landscape character and other landscape qualities, Please refer to the attached
visual amenity quality of hill buildings, structures and Geotechnical Investigation
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slopes and ridgelines are associated accessways are not prepared by Tectonic, which
retained and buildings and constructed on land with a confirms Low Risk of slope
structures: slope greater than 25%. instability. The proposed new
1. are visually Dwelling House has been cut
responsive to the AO15.2 into the slope such that the
natural topography On sloping sites or on proposal does not result in
of the site, sitting ridgelines at the uppermost dominance of the built form,
within the edge of a hill slope: and integrates with the rural
landscape rather 1. roof lines are character of the zone.
than dominating it; generally parallel
2. step down slopes with contours of The road frontage setback to
or use suspended the land; the Dwelling House is 226m,
floor construction, 2. roofs do not and this further reduces the
minimising cut and exceed a pitch of impact of built form when
fill and avoiding 15 degrees; and viewed from the street.
benching of the 3. buildings do not
site; As detailed in the site
protrude above the elevations and sections, a
3. allow for retention height of prevailing whole storey of the dwelling
of natural vegetation. house is located below the
vegetation that Editor's note- refer to Figure natural ground level leaving
assists in screening 6.9.1A and Figure 6.9.1B. and <500m2 of house visible from
or visually Figure AP3-3B. surrounding areas.
softening AO15.3
development; and Cut or fill is less than 1.5 No vegetation clearing is
4. incorporate metres in depth relative to proposed, which allows for
materials, finishes natural ground surface. natural vegetated screening
and colours that Editor’s Note— On visually opportunities to soften the
complement the prominent hill slopes or development. The Elevation
natural setting and ridgelines residential buildings Plans and 3D imagery provides
integrate with the should be predominantly indicative building materials,
landscape and finished in colours and finishes and colours, which are
skyline. materials that blend well with considered to complement the
the colours and hues of the natural setting.
surrounding vegetation and
landscape without causing A rural landscape master plan
glare or reflection. Broad is currently being prepared by
expanses of a single colour are Conlon Group Landscape
less desirable and where Architects to integrate the
possible should be broken up house, caretakers’ residence,
by other colours or design contours and rural productivity
elements. Shades in the violet, of the land.
blue, green and yellow-green
side of the spectrum, as well as
greys or browns, should be
appropriate with whites or
bright colours restricted to
trimmings.
For agricultural buildings,
colours and textures that blend
with the natural setting are
preferred however if not
practical, buildings should at
least be well maintained and/or
visually screened.
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5.3.2 LOW DENSITY HOUSING CODE
The purpose of the Low density housing code is to ensure dwelling houses, community residences,
rooming accommodation and short term accommodation (where no more than one detached dwelling
on the site);
1. are appropriately located;
2. achieve a high level of comfort and amenity for occupants;
3. maintain amenity and privacy of neighbouring residential premises; and
4. are compatible with the character and streetscape of the local area.
Comment: The proposed development seeks to protect the existing environmental and landscape
values by siting the development outside of mapped areas.
The proposal has been assessed against the code and is considered to achieve compliance with the
exception of AO14.1, AO22.1, and AO22.2, which are addressed below.
Performance Outcome Acceptable Outcome Response
PO14 AO14.1 Complies with PO14
Driveways and crossovers are Only one driveway and Two driveways are proposed.
located so they do not impede crossover is provided. The existing driveway will be
the safe and efficient use of maintained, and will be
the road network. extended to the south then
west to service the new
dwelling house. The proposed
extension has been considered
from a geotechnical standpoint
and is considered the most
suitable arrangement to
maintain Low Risk of instability.
A new ‘machinery’ driveway
entry is proposed to the
south-east of the existing
driveway and will service the
proposed new machinery shed,
and allows vehicles to enter
and exit the site in a forward
motion. Two driveways for such
a large productive rural
property is not an
unreasonable request and
would improve the safety and
efficient use of the existing
road network.
PO22 AO22.1 Complies with PO22
Development maintains the Development, including The proposed new shed,
safety of people, property and associated access, is not outbuildings and horse arena
hazardous materials stored in located on land identified as a are located outside of mapped
bulk from the risk of landslide. landslide hazard area on a areas. The proposed new
Landslide Hazard Overlay Map. Dwelling House and associated
access are within mapped
areas. A Slope Stability
Assessment prepared by
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AO22.2 Tectonic confirms the proposal
Development, including results in Low Risk of
associated access, is located instability.
outside moderate, high and
very high landslide hazard
areas and areas with 15%
slope or greater, as determined
by a site-specific
slope-analysis.
5.3.3 CARETAKERS’ ACCOMMODATION, DWELLING UNIT AND RURAL WORKERS’ ACCOMMODATION
CODE
The purpose of the Caretaker’s Accommodation, Dwelling Unit and Rural Workers’ Accommodation
code is to ensure caretaker’s accommodation, dwelling units and rural worker’s accommodation
achieve an acceptable level of comfort, safety and amenity for occupants and are compatible with
non-residential uses on the same site or adjoining premises.
Comment: The proposed Rural Workers’ Accommodation unit will be located within the existing
dwelling house to accommodate employees, and will complement the operation of the existing rural
use of the site. As can be seen in the Floor Plan in Figure 3 within this report, the existing built form
provides suitable accommodation to allow an acceptable level of residential amenity and safety.
The proposal has been assessed against the code and is considered to achieve compliance.
5.3.4 EARTHWORKS CODE
Performance Outcome Acceptable Outcome Response
PO9 AO9 Please refer to the attached
On sloping sites development Cut or fill is less than 1.5 Geotechnical Investigation
follows the natural landform metres in depth relative to the prepared by Tectonic, which
wherever practical and natural ground level. confirms the proposal results in
excavation or filling is minimal. Low Risk of instability. The
design of the new dwelling
house seeks to integrate the
built form with the natural
landform. A rural landscape
master plan is currently being
prepared by Conlon Group
Landscape Architect to
integrate the existing and
proposed built form with
natural and rural values of the
site.
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5.4 PLANNING SCHEME OVERLAYS
Overlay Comment
Agricultural Land
The proposed development is for a new
primary Dwelling House and Rural Workers’
Accommodation to support an existing rural
activity and complement the intent to conserve
existing agricultural land. It is intended to
maintain and support the existing agricultural/
rural uses of the site. We note that AO1.1 of
the Low Density Housing Code anticipates
dwelling houses in the Rural zone. The site
considers the existing ecological and bushfire
constraints, and has been appropriately sited
to avoid such areas. Locating the new house
on the higher portion of the site is ideal as this
land is not ideal for grazing and productive
rural purposes.
Biodiversity, Waterways and Wetlands
The site is mapped as containing areas of
ecological significance. In accordance with
Table 5.10.1, an assessment of the
Biodiversity, Waterways and Wetlands overlay
code is not required as no clearing is proposed
and the proposal is located outside of mapped
riparian buffer areas.
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Bushfire Hazard
In accordance with Table 5.10.1, an
assessment of the Bushfire Hazard overlay
code is not required for the Rural Workers’
Accommodation (existing building) or the
Dwelling House. The proposed arena/stables,
shed and cattle crush will be assessed by a
building certifier.
Flood Hazard
In accordance with Table 5.10.1, an
assessment of the Flood Hazard overlay code
is not required as the site is not constrained by
flooding and inundation extent mapping.
Landslide Hazard and Steep Land
In accordance with Table 5.10.1, an
assessment of the Landslide Hazard and Steep
Land overlay code is not required for the Rural
Workers’ Accommodation (existing building) or
the Dwelling House. The proposed
arena/stables, shed and cattle crush are
located outside of mapped areas. A
geotechnical report has been prepared by
Tectonic which confirms the proposed building
areas and access as low risk.
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Water Resource Catchments
The site is mapped as containing Water
Resource Catchment and Water Supply Buffer
Areas. In accordance with Table 5.10.1,
assessment against the Regional Infrastructure
Overlay code is required, as the proposal
results in an upgrade to the existing on-site
wastewater treatment system and also seeks
to increase the number of people living and
working on the site. Australian Soil
Investigations has confirmed via a site
inspection that the subject site has ample
room to appropriately treat and dispose of
treated onsite sewerage
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6.0 SUPPORTING INFORMATION
The following section provides a summary of the supporting information relating to the proposed
development:
Plans for Approval
Plan No. Rev. Plan Title Date
P.101 DA Context Imagery 1, prepared by Aboda Design Group 13.04.22
P.102 DA Context Imagery 2, prepared by Aboda Design Group 13.04.22
P.103 DA Context Imagery 3, prepared by Aboda Design Group 13.04.22WD
WD.101 DA Panoramic Scenery, prepared by Aboda Design Group 13.04.22
WD.102 DA Location and Context Plan 1, prepared by Aboda Design Group 13.04.22
WD.103 DA Location and Context Plan 2, prepared by Aboda Design Group 13.04.22
WD.104 DA Location and Context Plan 3, prepared by Aboda Design Group 13.04.22
WD.105 DA Contour and Context Plan, prepared by Aboda Design Group 13.04.22
WD.106 DA Areas Plans, prepared by Aboda Design Group 13.04.22
WD.201 DA Lower Level Plan, prepared by Aboda Design Group 13.04.22
WD.202 DA Main Level Plan, prepared by Aboda Design Group 13.04.22
WD.501 DA Elevations, prepared by Aboda Design Group 13.04.22
WD.502 DA Elevations, prepared by Aboda Design Group 13.04.22
WD.601 DA Sections, prepared by Aboda Design Group 13.04.22
WD.602 DA Sections, prepared by Aboda Design Group 13.04.22
22178-001 0 Preliminary Slope Stability Assessment, prepared by Tectonic 26.05.22
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7.0 CONCLUSION
This Town Planning Assessment Report has been prepared on behalf of Jane and Cameron Blake to
support a Development Application for Material Change of Use for a Dwelling House and Rural
Workers’ Accommodation in respect of land at 42 Lukes Road, Cooroy Mountain and legally described
as Lot 77 on MCH546.
The site is included under the Noosa Plan 2020 within the Rural zone. Within this zone and local plan
area, the proposed development are consistent land uses, and are subject to a code assessable
application.
The proposal is considered consistent with relevant State planning provisions and demonstrates
compliance with the applicable local planning provisions. Any planning scheme non-compliances have
been satisfactorily discussed and justified in the Planning Assessment section of this report via
suitable alternate solutions in accordance with the higher order Performance Outcomes of the relevant
codes.
Approval of the proposed development is warranted subject to relevant and reasonable conditions.
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