Information Request MCU22 0201 [As Published]

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                 Information Required
                 1.1. Provide comment/analysis demonstrating why strategic outcome 3.3.5 (s) (ii) (G) and
                      the District Centre zoning intent should be set aside. The response is to include
                      comment on the availability of appropriately zoned land to meet the current and future
                      needs of residents on the eastern side of Cooroy.
                 1.2. Provide comment/analysis demonstrating how the proposed carwash meets PO9 of the
                      District Centre Zone Code, and will assist in forming a transition to nearby residential
                      uses. This should include a comparison with other uses identified as consistent for the
                      site.


                 Issue - Design
                 The Cooroy Local Plan Code seeks that development in the town centre maintains and
                 complements the traditional built form, addresses the street, provides and maintains small,
                 typical narrow tenancies with intimate continuous weather protected footpaths and active
                 frontages. Roof forms use traditional Queensland style roof designs and buildings reflect the
                 traditional Queensland vernacular and incorporate lightweight materials such as timber.
                 The Cooroy Local Plan code further identifies the site as being a Key Development site with
                 development having the potential to impact on the character of the centre.
                 PO22 of the District Centre Zone Code details that buildings and other structures are to
                 present a high quality streetscape with design elements and building forms that:
                      a) define the street and public spaces;
                      b) provide a consistent awning alignment fronting the street and public spaces;
                      c) contribute to the streetscape activity and vibrancy of the centre;
                      d) create pedestrian scale and visual interest;
                      e) contribute to their setting, including the skyline;
                      f) celebrate corner sites as key focal points that contribute positively to defining the
                         street; and
                      g) provide areas outdoor dining and meeting opportunities on the ground level.

                 The outcomes further detail that development is to make a positive contribution to the
                 streetscape and maintain a shop front presence to the street with uses designed to activate
                 frontages and provide access to the general public required.

                 The proposed industrial use is not considered to comply with the Outcomes of the Cooroy
                 Local Plan Code and District Centre Zone Code due to the extensive vehicle manoeuvring
                 areas visible to the street, limited street activation and awning.
                 Information Required
                 2.        Revise the plans to provide a simpler, consistent roof form across the central building
                           and provide some articulation, and treatment to improve the eastern elevation’s
                           presentation having regard to the design and built form requirements for Cooroy.
                 3.        Demonstrate how the proposal addresses the outcomes of the Cooroy Local Plan Code
                           and District Centre Zone Code with reference to street activation, awnings, amenity,
                           character and contribution to the streetscape.




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Document Set ID: 22219649
Version: 4, Version Date: 22/12/2022

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                 Issue – Length of Wall
                 AO21.2 of the District Centre Zone Code details that elevations are not to be longer than 15
                 metres without articulation. The proposed wall along the eastern boundary provides an
                 elevation of approximately 19 metres in length and over 7 metres high along the proposed
                 pathway. Whilst it is noted that this elevation is to be painted with a mural, additional change
                 in texture and materials is to be detailed to ensure the wall presents appropriately at all times.
                 Information Required
                 4.     Provide amended plans detailing additional changes in texture and materials along the
                        eastern wall to the pathway


                 5.     Issue – Street Trees in Opal Street
                 There is existing vegetation in the Opal Street road reserve which the proposed works appear
                 to adversely impact on.
                 Information Required
                 6.     Provide amended plans retaining the existing street trees in Opal Street or provide
                        details demonstrating why these trees should be removed.




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Document Set ID: 22219649
Version: 4, Version Date: 22/12/2022

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                 Issue
                 The proposed car parking is not consistent with the car parking rate for a carwash under The
                 Noosa Plan 2020 and in part relies on street car parking. A more accessible parking space
                 should also be provided for the proposed dog wash bays.
                 Information Required
                 7.      Provide amended plans providing additional on site car parking to meet the Driveways
                         and Parking code minimum rate, having regard to accessibility for users.


                 Issue
                 Council has a number of queries with regard to the preliminary stormwater design plans
                 including:
                    i.Is the design engineer a Registered Professional Engineer of Queensland?
                   ii.Does the design include consideration for climate change?
                  iii.The rainfall intensities do not appear to be site specific (Cooroy locality)?
                  iv. The proposal includes a proprietary device to treat stormwater runoff. Council’s
                      preference is for natural processes?
                  v. The design includes a connection to Council’s system in Opal Street but no detail on the
                      structure has been indicated?
                  vi. The design does not include any levels and does not demonstrate that the system will
                      function or demonstrate that it will not conflict with other buried services in the road
                      reserve?
                 Information Required
                 8.      Provide additional comment and/or plan amendments to address the following:
                         8.1. Is the design engineer a Registered Professional Engineer of Queensland?
                         8.2. Provide additional comment and/or amended plans regarding the design
                              consideration for climate change. The additional detail must demonstrate that the
                              design achieves compliance with The Noosa Plan 2020 – Water Quality and
                              Drainage Code – PO2 and AO2.4 (20% increase in rainfall)
                         8.3. Provide amended calculations that utilise rainfall data for the subject site area
                              (Cooroy Locality)
                         8.4. Provide additional detail/comment to demonstrate that the design achieves
                              compliance with The Noosa Plan 2020 – Water Quality and Drainage Code – PO7
                              and AO7.1
                         8.5. Indicate on the design the structure proposed to be constructed to connect to
                              Council’s system in Opal Street
                         8.6. Provide amended plans that includes additional detail (levels etc) that is sufficient
                              to demonstrate that the system will function and will not conflict with other buried
                              services in the road reserve




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Document Set ID: 22219649
Version: 4, Version Date: 22/12/2022

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                 Issue
                 The proposed on-street parking spaces are closer to the intersection than a previous approval
                 for the subject site. Council has concerns that the existing services (poles, phone box) and
                 existing and proposed vegetation will impact on the available sight lines.
                 Information Required
                 9.      Provide additional comment from the traffic engineer that addresses the potential for
                         existing services (poles, phone box) and existing/proposed vegetation to impact on the
                         available sight lines. The comment must also include recommendations for any
                         necessary works to provide the required sight lines


                 Issue
                 The layout plan does not provide sufficient detail on the proposed external works. It is noted
                 that Elm Street is a DTMR road but Council’s expectation is that footpaths in both Elm Street
                 and Opal Street will be required to be upgraded to 2m wide footpaths.
                 Information Required
                 10.     Indicate on the relevant plans that the external footpaths are to be upgraded to 2m wide
                         paths.
                 3.      DUE DATE FOR RESPONSE TO INFORMATION REQUEST

                 The due date for providing the requested information is 22 March 2023. Email your response
                 to [email protected]. Please advise Council of your response to this information request
                 in accordance with section 13 of the Development Assessment Rules.
                 If you do not provide a response before the due date, it will be taken as if you have decided
                 not to respond to the information request and Council will continue with the assessment of
                 your application.
                 4.      OTHER DETAILS

                 You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online
                 Services” page can be accessed via "Quick Links" on the left hand side of the screen.
                 Should you have any further queries in relation to the above, please do not hesitate to contact
                 me on the number above.
                 Yours faithfully,




                 Nadine Gorton
                 Acting Coordinator Planning




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Document Set ID: 22219649
Version: 4, Version Date: 22/12/2022