Pearl and Elm St - Planning Report · MCU21/0117.01

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Table of Contents

Important Note

1.

2.

Summary
Background
Development Intent — Proposed Change

Proposed Change to Conditions

4.1. Opening paragraph and Item 2 of the Decision Notice
4.2 Proposed change to the opening paragraph and Item 2.
4.3 Proposed Change to Condition 2

4.4 Proposed change to condition 5

4.5 Proposed change to condition 29

4.6 Proposed change to condition 34 and 35

4.7 Proposed to delete conditions

Operational Works approval OPW21/0199

4.8 Proposed change to condition 48

4.9 Proposed to delete condition 50

4.10 Proposed change to condition 97

Planning Assessment
5.1 Development Codes
5.2. Minor Change

Conclusions

List of Figures

Figure 1- Roof blanket

List of Tables

Table 1: Substantially Different Development Guideline

RG Strategic Planning Report — Minor Change Application

N OAD

10
10
10
1
1
1
12
12

4
4
4

16

 

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Important Note

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purpose of demonstrating the proposed use as being permitted under the Noosa Plan 2020
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1. Summary

RG Strategic has prepared this development application on behalf of Cooroy Villas Pty Ltd. The
purpose of this report is to seek approval for a Minor Change Application to Decision Notice of
combined MCU21/0117 & OPW21/0199. The subject sites are 5 Pearl St Cooroy & 54 Elm St Cooroy
and is formally described as Lot 2 RP 64750 and Lot 2 RP 153798.

The site has recently been purchased by Cooroy Villas Pty Ltd who seek to make minor design
changes to the development. The change includes 1 additional dwelling going from 11 dwellings to
12 dwellings, realigning the internal access road for a more efficient internal flow which results in 3
pods rather than 4 pods. The design continues to deliver a modern expression of the Cooroy old
world vernacular and importantly, small dwellings will be delivered to help soften the housing crisis
currently faced in Cooroy.

The proposed Minor Change to the Multiple dwellings consists of:

10 x 2 bedroom small dwellings with a GFA of 92.35m? each;

2 x 3 bedroom dwellings with a GFA of 106.45m? each;

More efficient internal vehicle flow;

A new stormwater design incorporating water harvesting and reuse.

This report should be read in conjunction with the accompanying covering letter, DA Form and
Appendices. The development is appropriate and is not anticipated to impact upon the amenity of
the locality. Council's approval of the application is therefore sought, subject to relevant and

reasonable conditions.

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2. Background

On 8 November 2021 Council approved a combined application MCU21/0177 and OPW21/0199 for
multiple dwellings and associated operational works.

On 19 January 2021 (error should read 2022) issued a Negotiated Decision Notice.

Council agreed to amend conditions 2 and 29, agreed to delete conditions 98, 102 and 104 and

disagreed to amend condition 35.

On 10 November 2023 a request to extend the currency period of the operational works component
OPW21/0199 was submitted to Council. The applicant is currently awaiting Council's decision.

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3. Development Intent — Proposed Change

The applicant is proposing a Minor Change to Decision Notice of combined approval MCU21/0117 &
OPW21/0199. The subject sites are 5 Pearl St Cooroy & 54 Elm St Cooroy and is formally described
as Lot 2 RP 64750 and Lot 2 RP 153798.

The change includes 1 additional dwelling in total going from 1! dwellings to 12 dwellings, realigning
the internal access road for a more efficient internal flow which results in 3 pods rather than 4 pods.
The design continues to deliver a modern expression of the Cooroy old world vernacular and
importantly, small dwellings will be delivered to help with the housing crisis currently faced in Cooroy.

The proposed Minor Change to the Multiple dwellings consists of:

10 x 2 bedroom small dwellings with a GFA of 92.35m? each;

2 x 3 bedroom dwellings with a GFA of 106.45m? each;

More efficient internal vehicle flow;
e Anew stormwater design incorporating water harvesting and reuse.

The proposed changes are reflected in the Proposed Plans prepared by Blackburne Jackson and

are enclosed within
e Appendix A Architectural Plans
e Appendix BSWMP
e Appendix C Traffic Report / Swept Paths
e Appendix D Engineering Assessment
e Appendix E Landscaping

e Appendix F Acoustic

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4. Proposed Change to Conditions

The following changes and deletions to the Item and Conditions contained within the Existing
Approval is proposed to allow the new development to proceed. An assessment of each request
change is provided within the condition item.

The Item and Conditions that are affected by the proposed redesign are —
e the opening paragraph and Item 2 of the Decision Notice;

Material change of use MCU21/0T117

¢ Change Conditions 2, 5, 29, 32, 34, 35.

e Delete conditions 43, 44, 45, 46 and 47 as they appear superfluous as they mimic conditions 34,
35, 36, 37 and 38.

Operational works OPW21/0199
e Conditions 48 and 97,

¢ Delete condition 50
4.1 Opening paragraph and Item 2 of the Decision Notice
Opening paragraph

| refer to your application and the representations you made in respect to the decision notice. On
19 January 2021, Council decided your representations. This negotiated decision notice replaces

the decision notice of 8 November 2021.

Item 2 Decision Details

Council on 8 November 2021, decided to issue the following type of approval:

¢ Development Permit for Material Change of Use of Premises (Multiple Dwelling - 11 units)

In relation to representations, Council on 19 January 2021 decided to:

4.2Proposed change to the opening paragraph and Item 2.

The date is incorrect because the original Decision Notice was decided on 8 November 2021, so it is

impossible that the Negotiated Decision was decided prior to that date on 19 January 2021.

Assessment - the date should read 19 January 2022.

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4.3Proposed Change to Condition 2

Change Condition 2 to read:

1. Development undertaken in accordance with this approval must generally comply
with the approved plans of development. The approved plans are listed in the
following table unless otherwise amended by these conditions.

Plan No. Rev. Plan/Document Name Date
DAO1 O04 (Cover Page, prepared by Blackburne Jackson19-12-23
DAO2 O04 Location Plan & Notes, prepared by19-12-23

Blackburne Jackson

DAO3 O04 Site Plan — Level 1& 2, prepared by Blackburne19-12-23
Jackson

DAO4 O04 Floor Plan — Level 1, prepared by Blackburnel9-12-23
Jackson

DAOS O04 Floor Plan — Level 2, prepared by Blackburnel9-12-23
Jackson

DAO6 O04 Roof Plan, prepared by Blackburne Jackson 19-12-23

DAO7 O04 Elevations, prepared by Blackburne Jackson 19-12-23

DAO8 O04 Elevations, prepared by Blackburne Jackson 19-12-23

DAO9 O04 Sections, prepared by Blackburne Jackson —-19-12-23

DAI4 O04 Perspectives, prepared by  Blackburnel9-12-23
Jackson

DAI5 O04 Perspectives, prepared by  Blackburnel9-12-23
Jackson

LO1-01_D D Landscape Notes & Schedules, prepared by19-12-23

Blackburne Jackson

LO3-01_D D Landscape Planting Plan, prepared by19-12-23

Blackburne Jackson

LO3-02_D D Landscape Planting Plan, prepared by19-12-23
Blackburne Jackson

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LO7-01_D D

Jackson

Landscape Details, prepared by Blackburne19-12-23

The change to condition 2 is sought as the built form, layout and number of dwellings is changing,

and the plans reflect those changes. As set out in the Table below, the development fully complies

with all the key parameters except for a minor building height encroachment and a reduction in

open space for unit 7, which is assessed thereafter. Noting that the setback to Pearl Street is 5.5

metres, less than the 6 metres required by the code, however, the setback is the same as that

approved and consists of a small portion of balcony roof.

 

 

 

 

 

 

Criteria Planning Scheme Approved Approved Proposed development | Complies
development Development Change application
Complies
Building height
2 storeys max 2 storeys v 2 storeys v
* storeys 8 metres 7.9 metres v 8.2m PO
e metres
Site cover 45% max (1,023m’) 45% (1,023m*) v 44.78 (1017.8?) v
Gross floor area 1,137? max 114m? v 0.5:1 (1136.4?) v
Plot ratio 0.5:1 max.
Boundary setbacks
¢ Frontage (Pearl) 6 metres min 5.5 metres Comply with PO | 5.5m v
v
¢ Side (north) 1.5/2.0/2.5 metres 2 metres 2 metres v
v
¢ Side (south) 1.5/2.0/2.5 metres 7 metres v 7 metres v
¢ Side (east) 1.5/2.0/2.5 metres min | 2 metres v 2 metres v
© Side (west) 1.5/2.0/2.5 metres min 2 metres v 6 metres Vv
¢ Frontage (Elm) 6 metres min 6 metres Vv 6 metres v
Length of wall 15 metres max 15 metres v <15 metres v
Roof Form
, Min 5 degrees 15 degrees v 20 degrees v
* Pitch Min 600mm to 75% 600mm to >75% | ¥ 600mm to >75% v
e Eaves
Landscaped open 796m? min (35%) 803rr? v 814.5m? (35.8%) v
space 60% of total >60% v / 515m? (63.5%) v
Soft landscaping 6m to frontage except Om to Pearl Comply with PO | >2 metres v
Landscaping for parking and open
Setbacks space — 2m min
Private Open Space | 20m? min @ ground >20m? v >20m? v
9m? min @ above ground NA - Except for unit 7 which PO
has 17m?
Carparking 13 covered min 13 covered v 14 covered v
3 visitor 3 visitor v 4 uncovered v

As demonstrated in the Table above, the proposal fully complies with all key parameters except for

building height and open space for unit 7.

RG Strategic

Planning Report — Minor Change Application

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Building height

The proposal seeks 0.2m encroachment to the ridge of the north east portion of building 2. Figure 1
below shows minor nature of the encroachment.

MINOR ENCROACHMENT INTO HEIGH LIMIT
PLANE OVER BUILDING 02

   
 

8.0m HEIGHT

The proposal complies with PO8 of the Medium Density Residential Zone Code for the following

reasons-

e The development is low rise and consistent in height with neighbouring structures being 2
storeys. The 0.2m will not be noticeable from the adjoining property or surrounding
properties being such a minor encroachment.

e Does not impact the streetscape being located to the rear of the development.

e Does not obscure or impede views nor overshadow neighbouring properties as the
encroachment is a small portion of the ridge.

e Does not exceed 2 storeys
Open space

Unit 7 open space is deficient of the Acceptable Outcome requirement by 3m’. Performance
outcome POT1 is applicable and is provided below.

PoTl
Private open space:

(a) _ is provided to all dwellings and is adequate in size, shape and dimensions to suit the needs of
the occupants;

(b) receives adequate sunlight; and
(c) is designed and orientated to ensure privacy is maintained between uses.
The proposal complies with POT for the following reasons-

e the size of the terrace exceeds the minimum requirement width of 2.5m and is sufficient for
outdoor table and chairs;

e while a little smaller than that required by AOT1.2, the terrace overlooks natural green space

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of the bioretention basin.

e The open space faces north to capture winter sun and shade for the summer. This is the

ideal siting for open space.

e Privacy is provided between the proposed open space and adjoining units by a screen wall
and garden.

No change to any condition is required for the open space change other than the approved plans.

4.4 Proposed change to condition 5

As assessed above, the minor encroachment to building height requires condition 5 to be amended
to read as follows.

Building Height

5. The maximum height of the development must not exceed 8-0 8.2 metres above the finished
ground level and the natural ground level.

4.5 Proposed change to condition 29
Landscaping

A slight change to the driveway layout requires an amendment to condition 29 to read as follows.

29. A dense 2m minimum landscaped setback to the full length of the site’s frontage to Pearl

Street (excluding access, fence and bin enclosure).

a. A dense 2m minimum landscaped setback to the full length of the site’s frontage to Elm
Street.
b. A dense Im minimum landscaped setback to all side boundaries (excluding stormwater

infrastructure bir-ernetesure-aree-for-US—UF).
c. The provision of 3 new street trees in accordance with PSP 2 — Landscaping.

d. All landscape works must be established and maintained in accordance with the approved
design for the life of the development, and in a manner that ensures healthy, sustained and
vigorous plant growth. All plant material must be allowed to grow to full form and be
refurbished when its life expectancy is reached.

4.6 Proposed change to condition 34 and 35

Stormwater Drainage

34. The site must be provided with a stormwater drainage system connecting to a lawful point
of discharge and be in accordance with the Queensland Urban Drainage Manual (QUDM).

The works must include in particular:

a. The works generally as shown on the Approved Plan Ne-240+-G304ssue-D 23098 / SKIO
Revision E as prepared by Reeer-Gensutting Morgan Consulting Engineers dated 18.01.24,

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c. extension-ef the site stormwater system is to accommodate stormwater from Lot 1RP153798

external to the site, including registration of drainage easements over the site drainage
system in favour of Lot 1RP153798

 

e. the use of gravity stormwater drainage and not surcharge pits

35. Astormwater quality treatment system must be provided for the development. The works must
be undertaken in accordance with the Bioretention Technical Design Guidelines (Water by
Design, 2012), and must include in particular stormwater quality treatment devices of a size and
location generally in accordance with those shown inseetion 4.2 of the Stermwater Engineering
Repert prepared by RECOR dated 0341/2021 the Concept Drainage Plan 23098 / SK10 Revision

E prepared by Morgan Consulting Engineers dated 18.01.24

4.7 Proposed to delete conditions

Delete conditions 43, 44, 45, 46 and 47 as they appear superfluous as they mimic conditions 34, 35,

36, 37 and 38.

Operational Works approval OPW21/0199

Change the following conditions to reflect the amendments to the develooment.

4.8 Proposed change to condition 48

APPROVED PLANS

48. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed in the following table unless

otherwise amended by these conditions.

Plan No.
2101-COt

210H-CO2
210H-G20

210H-C36
210H-C40

23098/SKO1

RG Strategic

Rev.

B
B
B
D
B
A
A
cS

B

Plan/Document Name Date
CeverSheet andLoeality Plar-asprepared O3-November
by ReeerGensulting 2024
Bdstine F p 63
Reeer-Consutting 2024
Site Earthworks Plan-as prepared byReeer O3-November
Consulting 2024
Readworks and Drainage Layout Plan-es O3-November
prepearectey Recor Consutting 2024
Reacwerks-and Drainage Deteils-as O3Nevermber
preparectby RecerCensutting 2021
S Drei Sections 10h? O3
preparectby RecerCensutting 2021
S Drei Sect Dof2as 03
preparectby Recer-Censutting 2021
Turning f : R 03
‘Consulting 2024

Concept Bulk Earthworks Plan as prepared by18.01.24
Morgan Consulting Engineers

Planning Report — Minor Change Application

 

1

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23098/SKO2 B Concept Bulk Earthworks Plan Sectionsas 18.01.24
prepared by Morgan Consulting Engineers

23098/SK20 D Concept Services Plan as prepared by ‘Aug. 23
Morgan Consulting Engineers

23BRTO591-01 B Swept Path Analysis, prepared by TTM 20/12/23
Consulting

23098 -SBSMP/2 2 Site Based Stormwater Management Plan at 17 Jan 2024

5 Pearl Street Cooroy as prepared by Morgan
Consulting Engineers

4.9 Proposed to delete condition 50

It is proposed to delete condition 50 as the stormwater management plan has been amended to
incorporate a new management regime and the condition is no longer required. The roof runoff is
discharged onto the ground where it sheet flows to the northeast corner of the site maintaining pre-
development flow conditions and is a lawful point of discharge.

SITE SPECIFIC CONDITIONS

 

 

4.10 Proposed change to condition 97

Proposed to change condition 97 to reflect the MCU condition.
Landscaping
A slight change to the driveway layout requires an amendment to condition 29 to read as follows.

29. A dense 2m minimum landscaped setback to the full length of the site's frontage to Pearl

Street (excluding access, fence and bin enclosure).

a. A dense 2m minimum landscaped setback to the full length of the site’s frontage to Elm
Street.
b. A dense Im minimum landscaped setback to all side boundaries (excluding stormwater

infrastructure bir-enclesure-area-for U5-UF).

c. The provision of 3 new street trees in accordance with PSP 2 — Landscaping.

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d. All landscape works must be established and maintained in accordance with the approved
design for the life of the development, and in a manner that ensures healthy, sustained and
vigorous plant growth. All plant material must be allowed to grow to full form and be

refurbished when its life expectancy is reached.

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5. Planning Assessment

The proposed Minor Change can be supported on a number of grounds as detailed below:

e The proposal can be defined as a Minor Change to Approval in accordance with Schedule
1 of the Planning Act 2016,

e The proposal is consistent with the outcomes sought by the Noosa Plan 2020, and

e The proposal is consistent with the intent of the Decision Notice (MCU21/0117 &
OPW21/0199).

5.1Development Codes

The development codes applicable to the proposed Minor Change are:
e Cooroy Local Plan Code,
e Medium Density Residential Zone code
e Dual Occupancy and Multiple Dwelling Code, and
e Engineering Codes.

Areview of the development codes has been undertaken with the Minor Change complying with the
intent of the Performance Outcomes and Overall Outcomes of the abovementioned codes. More
specifically, a comparison review of the key parameters is provided above in Section 4.3 with 2
elements, being a minor building height encroachment and a reduced open space area for unit 7

have been assessed and considered compliant with the relevant performance outcomes.

5.2Minor Change

In accordance with Schedule 2 of the Planning Act 2016 a ‘minor change’ means change that -
(b) for a development approval—
(i) would not result in substantially different development; and

(ii) if a development application for the development, including the change, were made
when the change application is made would not cause—

(A) the inclusion of prohibited development in the application; or

(B) referral to a referral agency, other than to the chief executive, if there were no

referral agencies for the development application; or
(C) referral to extra referral agencies, other than to the chief executive; or

(D) a referral agency, in assessing the application under section 55(2), to assess the

application against, or have regard to, a matter, other than a matter the referral

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agency must have assessed the application against, or had regard to, when the

application was made; or

(E) public notification if public notification was not required for the development

application.

In respect of whether the change results in a ‘substantially different’ development, assessment

against Schedule 1: Substantially Different Development Guideline contained within the

Development Assessment Rules, is provided in Table 2 below:

 

‘Substantially different’
development

Comment

 

Involves a new use

The Multiple dwelling use remains unchanged.

 

Results in the application applying
to anew parcel of land

No new land is applied over as part of this change
application.

 

Dramatically changes the built
form in terms of scale, bulk, and
appearance

As demonstrated within the architectural plans included
within Appendix A the built form reflects the old world
charm of the Cooroy vernacular with added modern
elements. The key development parameters such as site
cover and GFA, reflecting bulk and scale are similar to
that approved and continue to comply with the Planning
Scheme. One additional unit increases the density onsite
complying with the intent of the Planning Scheme to
maximise density on sites by providing small dwellings to
help alleviate the current housing crisis.

 

Changes the ability of the proposal
to operate as intended

The redesign does not alter the use as intended.

 

Removes a component that is
integral to the operation of the
development

The proposed minor change will not alter the operation
of the development.

 

Significantly impacts on traffic flow
and the transport network, such as
increasing traffic to the site

No impacts will result because of the proposed Minor
Change application. One additional unit will not

significantly impact on traffic movements of the site.

 

Introduces new impacts or increases
the severity of known impacts

No new impacts will occur as a result of the new layout.

 

Removes an incentive or offset
component that would have
balanced a negative impact of the
development

No incentive or offset component will be impacted as a
result of the proposed Minor Change.

 

Impacts on infrastructure provisions

 

 

The proposed Minor Change will not impact upon any

infrastructure network.

 

 

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6. Conclusions

As demonstrated throughout this report, the proposed change to the approval complies with the
definition of a Minor Change and is consistent with the intent of the original approval. The report
demonstrates the proposed development is permitted pursuant to the provisions of the Planning
Act 2016 and the Noosa Plan 2020. The proposed changes to the Multiple dwelling results in a well-
designed small dwelling development which:

e Helps to alleviate the housing crisis by providing small dwellings,

e Maximises density on site complying with the intent of the Planning Scheme, and
e Provides a built form in character with Cooroy’s old world charm.

Approval of the proposed Minor Change is recommended.

We look forward to Council processing the application at its earliest convenience. Should you

require any additional information or have any queries please to not hesitate to contact us.

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