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Town Planning Assessment Report
Mur
Town Planning
Assessment Report
9 Crystal Street, Cooroy
Development Permit to Reconfigure a Lot (1 Lot into 3 Lots)
February 2021
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Page 2
Table of Contents
1. SITE AND APPLICATION SUMMARY ................................................................................................................ 3
2. PROPOSAL.............................................................................................................................................................................. 3
3. BACKGROUND.................................................................................................................................................................. 4
4. SITE DETAILS ........................................................................................................................................................................ 5
4.1. SITE DESCRIPTION ....................................................................................................................................................... 5
4.2. SURROUNDING LOCALITY ....................................................................................................................................... 6
5. ASSESSMENT REQUIREMENTS............................................................................................................................... 7
5.1. FRAMEWORK FOR ASSESSMENT .............................................................................................................................. 7
5.2. ASSESSMENT BENCHMARKS RELATED TO THE PLANNING REGULATION 2017 ................................ 7
5.3. ASSESSMENT BENCHMARKS RELATING TO THE PLANNING SCHEME.................................................... 8
5.3.1. LEVEL OF ASSESSMENT .......................................................................................................................................... 8
5.3.2. ASSESSMENT BENCHMARKS ................................................................................................................................ 8
6. CONCLUSION ................................................................................................................................................................ 23
Appendices
Appendix A Proposal Plans
Appendix B Site Photographs
Appendix C Owner’s Consent
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1. Site and Application Summary
Applicant
Applicant: Kevin & Valerie Kelly
C/- Brennan Planning
Contact Details: Marcus Brennan
Mob: 0423 952 928
Email: [email protected]
Registered Landowner(s): Kevin & Valerie Kelly
Application
Development Permit to Reconfigure a Lot (1 Lot into 3 Lots)
Development Application:
Level of Assessment: Code Assessable
Referral Agencies: Nil
SEQRP: Urban Footprint
Subject Site
Address: 9 Crystal Street, Cooroy
Lot Description: Lot 31 on C5605
Area: 2078.72 m2
Easement(s): Nil
Local Plan: Cooroy Local Plan area
Zone: Low Density Residential
Overlays: + Regional Infrastructure
- Water Resource Catchment
- Water Supply Buffer Area
2. Proposal
The proposed development application seeks approval for a Development Permit to Reconfigure a Lot (1
Lot into 3 Lots).
The proposal would include lot 10 fronting Crystal Street and provide two rear lots (Lots 11 and 12).
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Page 4
Lots 11 and 12 would be accessed via a 4.5m wide handle along the eastern boundary of the site that would
belong to Lot 12. Lot 10 would be provided with direct access to Crystal Street.
The proposed lots would have the following areas and widths:
Lot No. Lot Area Lot Widths
Lot 10 605m2 20.645m
Lot 11 615m2 20.645m
Lot 12 859m2 (615m2 exclusive of Emt) 25.15m
There is an existing high set Queenslander on the site that will repositioned on to one of the developed lots
with compliant setbacks or removed from the site.
The proposed lots would be consistent with the intended character of the low-density residential
neighbourhood.
The proposed subdivision layout is shown in Figure 1 below:
Figure 1 - Proposed Subdivision Layout
3. Background
A search of Council’s online development application tracking system reveals that there are no relevant
development approvals associated with the site.
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Page 5
4. Site Details
4.1. Site Description
The subject site is situated at 9 Crystal Street, Cooroy described as Lot 31 on C5606.
The site has an area of 2078.72m2 and contains a dwelling house that is centrally positioned within the site.
The dwelling gains access to Crystal Street to the south via an existing crossover in the southeast corner of
the site. The dwelling also includes a garage in the southwest corner of the site that is built to the front and
side boundary.
The site slopes downhill to the southeast at an average gradient of approximately 10%.
The site contains some scattered vegetation that is not identified to be of significance by the planning
scheme.
The site gains access via Crystal Street to the south. Two crossovers exist along the frontage.
The subject site is serviced by standard urban infrastructure services including reticulated water and
sewerage supply, telecommunications, electricity supply.
Please refer to Figure 2 below for an aerial photograph of the subject site.
Figure 2 – Aerial Photograph of Subject Site
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Figure 3 - Unitywater Mapping
4.2. Surrounding Locality
The site is located within the township of Cooroy and is surrounded by dwelling houses within the low
density residential zone. The dwellings fronting Crystal Street are on lots that range in sizes between
2263m2 and 661m2.
Figure 4 – Locality map
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5. Assessment Requirements
5.1. Framework for Assessment
Categorising Instruments for Statutory Assessment
In accordance with Section 43 of the Planning Act 2016, the following categorising instruments may contain
assessment benchmarks applicable to development applications:
• the Planning Regulation 2017
• the Planning Scheme for the local government area
• any temporary local planning instrument
• any variation approval
Of these, the planning instruments relevant to this application are discussed below:
5.2. Assessment Benchmarks Related to the Planning Regulation 2017
The Planning Regulation 2017 (the Regulation) prescribes assessment benchmarks that the application must
be carried out against, which are additional or alternative to the assessment benchmarks contained in
council’s Planning Scheme. These assessment benchmarks may be contained within:
• the SEQ Regional Plan;
• Part E of the State Planning Policy, to the extent they are not appropriately integrated into the
Planning Scheme; and
• Schedule 10 of the Regulation.
An assessment against the applicable benchmarks contained within the Planning Regulation is provided
below:
SEQ Regional Plan
The subject site is located within the Urban Footprint designation under the SEQ Regional Plan. The
proposed subdivision is consistent with the goals, elements and strategies for the Urban Footprint
designation.
Part E of the State Planning Policy
The current State Planning Policy (SPP) commenced on 3 July 2017. The applicable State interests relating
to development assessment are set out in Part E of the document and are under five broad themes. The
assessment benchmarks of the SPP Part E that are relevant to the development proposal are consistent
with the current provisions of the Planning Scheme and would not warrant further assessment.
Schedule 10 of the Regulation
The proposal does not trigger referral to any agencies or assessment against any of the benchmarks
contained with Schedule 10 of the regulation.
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5.3. Assessment Benchmarks Relating to the Planning Scheme
5.3.1. Level of Assessment
The site is located within the Cooroy Local Plan area and the Low Density Residential zone under the Noosa
Plan 2020. In accordance with Table 5.6.1 of the planning scheme, Reconfiguring a Lot in the Low Density
Residential Zone requires Code Assessment.
5.3.2. Assessment Benchmarks
Table 5.6.1 of the planning scheme, Reconfiguring a Lot in the Low Density Residential Zone requires Code
Assessment against the following Codes::
+ Cooroy Local Plan Code
+ Low Density Residential Zone Code
+ Reconfiguring a Lot Code
+ Works codes
An assessment against the abovementioned codes has revealed that the development is compliant with or
can be conditioned to comply with each. An assessment against the key parameters contained within the
applicable codes is detailed below:
9.5.1 Reconfiguring a Lot Code
Performance outcomes Acceptable outcomes Assessment
Growth Management
PO1 No acceptable outcome provided PO1 – Complies
Urban residential development: The proposed urban residential
a) is confined to land within the subdivision is confined to land
Urban boundaries; within the urban boundary and
b) provides a mix of lot sizes and would provide for lots sizes
configurations to cater for greater than 600m2, exclusive
variety in housing choice; of any access handle, which
c) contributes to efficient use of are suitable for the
land and infrastructure; establishment of dwelling
d) increases residential densities houses.
and reduces lot sizes in close
proximity to public transport
and centre zones;
e) provides appropriate buffer
areas between sensitive land
uses, ecologically important
areas and conflicting uses;
f) contributes positively to the
amenity and landscape value
of the local area.
PO2 No acceptable outcome provided PO2– Not Applicable
Rural residential development is confined The proposal does not involve
to land within the Rural Residential zone rural residential development.
and included within either the Urban
Footprint or Rural Living designations of
the South East Queensland Regional
Plan.
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PO3 AO3 AO3 – Not Applicable
Development of land for business and Development of land: The site is not located within the
employment functions occurs within the a) at the Noosa Business Noosa Business Centre.
activity centres and the industrial zones. Centre is to be generally in
accordance with Figure
7.2.4.5 (Noosa Business
Centre Framework and
Character Plan);
b) at the former
Bowls site Lot 3
RP884396, Noosa
Junction is to be generally
in accordance with Figure
7.2.5.4 (Noosa Junction
Framework and Character
Plan).
PO4 PO4 – Not Applicable
With the exception of lots intended to be No acceptable outcome provided The proposal does not create
used by the Council or State for any additional lots identified in
community infrastructure, conservation paragraphs a) - e).
purposes or public utilities, including road
widening, no additional lots are created:
a) in the Rural zone unless resultant lots
have a minimum area of 100
hectares;
b) in the Environmental Management
and Conservation zone;
c) on Noosa North Shore;
d) in the Low density residential zone at
Cooroibah;
e) in the Low density residential zone
where access is gained via:
i) Noosa Banks Drive, Tewantin;
ii) Golf Course Drive, Griffith
Avenue or Carramar Street,
Tewantin;
iii) Lake Entrance Boulevard,
Noosaville;
iv) Lake Weyba Drive Noosaville,
south of Eenie Creek Road; or
v) Habitat Place, Noosa Heads;
f) within a Water Supply Buffer
Area as shown on Regional
Infrastructure Overlay.
Lot Areas and Dimensions
PO5 AO5.1 AO5.1 – Complies
New lots have areas and dimensions New lots are of a size and shape The proposed lots are of
that: that can accommodate the land sufficient size and shape to
uses intended by the zone. accommodate dwelling houses
a) are consistent with the purpose and with landscaped surrounds.
overall outcomes of the applicable
zone or zones;
b) are consistent with the size and
character of surrounding lots;
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c) can accommodate land uses that AO5.2 AO5.2 – Complies
are consistent with the purpose and In general, lots have a The proposed lots are regular
overall outcomes of the applicable predominantly regular, rectangular and rectilinear in shape.
zone; shape.
d) allow for siting and construction of
buildings, structures, access ways Editor's note-topographical
and car parking while:- constraints or environmental values
i) retaining ecologically important may call for irregular property
areas and ecological linkages; boundaries.
ii) minimising risk of soil erosion,
landslide, flooding and bushfire; AO5.3
iii) minimising earthworks or In residential zones, lots are AO5.3 – Complies
retaining walls associated with generally arranged so that: Lot 10 has a frontage width of
construction on sloping sites; a) there are no more than five lots 20.645m. Lots 11 and 12 are rear
iv) retaining the scenic amenity with a frontage width of less lots
and vegetated character of the than 15 metres grouped in a
landscape; row;
v) retaining culturally significant b) there are no more than three
features and protecting views lots with a frontage width of 7.5
to culturally significant features; metres or less in a row unless
vi) minimising detrimental impacts serviced by a rear lane;
of effluent disposal or storm c) lots with a frontage width of less
water runoff; including open than 15 metres are not located
space for landscaping; opposite other lots with
ensuring safe vehicular a frontage width of less than 15
manoeuvring areas without metres
concentration of driveways in
one space; and
vii) where not in a water or AO5.4
sewerage service area, allow In activity centres and industry
AO5.4 - Not Applicable
for water storage tanks and zones, new lots contribute to a mix
suitable effluent disposal. of lot sizes that cater for varied
e) except where otherwise specified in commercial and industrial
a local area code, comply with the enterprises, such that:
minimum lot size specified in Table
9.5.1.4 Minimum Lot Size and a) smaller lots intended for
Dimensions intensive development are
clustered near centres;
b) new lots adjacent to sensitive
land uses include sufficient area
for buffering of incompatible
land uses; and
c) lot reconfiguration provides for
shared access arrangements
wherever possible.
PO6 – Not Applicable
PO6 No acceptable outcome provided The proposed lots are regular in
Development provides for irregular shape.
shaped lots to be created only where:
a) the creation of regular lots is
impractical such as at a curve in the
road or because of topographical
constraints;
b) safe access and visual exposure to
and from the site can be provided,
while not adversely impacting on the
functionality of the surrounding road
network;
c) it is desirable to
avoid clearing of vegetation and the
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fragmentation of habitat
in ecologically important areas; and
d) the irregular lot is demonstrably
suitable for its intended purpose.
Lot Layout
Site Responsive Design AO7.1 – Complies
PO7 AO7.1 The lots are not located in a
Development provides for a lot layout If located in the Low density modelled flood zone.
and configuration of roads and pathways residential zone, Medium density
that is responsive to:- residential zone, High density
residential zone, Tourist
a) the setting of the site within an accommodation
urban or non-urban context; zone or Community facilities
b) any natural environmental zone and intended for a residential
values present on, or adjoining use, any new lot is located outside
the site; the modelled flood level of the
c) any natural hazards affecting 1% AEP (1:100 year ARI) water
the site or adjoining land such surface levels or where not
that the number of properties or modelled, above the highest known
persons at risk is not increased; flood level.
d) the terrain of the land,
minimising the need for
earthworks; AO7.2 AO7.2 – Complies
e) any places of cultural heritage Flood immunity for development Each lot has flood immune
significance or character areas areas is not achieved by filling land house site areas and will not
present on, or adjoining the site; below the 1% AEP (1:100 year ARI) require filling.
and flood level.
f) any important landmarks,
views, vistas or other areas of
high scenic quality present on, AO7.3 AO7.3 – Not Applicable
or able to be viewed from, All reconfigured lots on land subject The site does not contain any
the site. to a constraint or valuable feature constraints that would warrant
identified on an overlay map the establishment of building
Editor’s Note— Development of land contains a building envelopes.
affected by constraints shown envelope marked on a plan of
on overlay maps will be subject to development that demonstrates
overlay codes that there is an area sufficient to
accommodate the intended
purpose of the lot, that is not subject
to the constraint or valuable feature
or that appropriately responds to the
constraint or valuable feature.
AO7.4
New lots with a site area less than AO7.4/PO7 – Performance
4,000m² in area have a slope not Outcome
exceeding: The allotments have a diagonal
a) 10% side slope (crossfall); or crossfall of 10%-11%. While not
b) 5% achieving the acceptable
lengthwise slope (longitudinal outcome, it is considered to
fall). meet performance outcome
PO7 of the code for the
following reasons:
+ the subdivision provides for
lot sizes greater than
600m2, consistent with
their urban context;
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+ the site does not contain
any natural environmental
values of significance that
may be impacted upon;
+ the site does not contain
any natural hazards that
would pose a risk to the
future lots;
+ each lot is of a regular,
rectilinear shape and could
be suitably developed for
the purpose of a dwelling
without the need of
excessive earthworks; this
is further evidenced by the
existing house on the site
and the recently developed
houses on the adjoining
properties to the west;
+ the site does not contain
AO7.5 any places of cultural
Lot boundaries, services, utilities and heritage significance or
roads are aligned to avoid character areas; and
traversing ecologically important + there are no important
areas and ecological linkages. landmarks, views, vistas
pertaining to the site.
AO7.6 AO7.5 – Complies
Development does not result in Lot boundaries do not traverse
significant modification to natural ecologically important areas.
landform or landscape features
including:
a) waterways and drainage lines;
b) native vegetation or significant
character trees; AO7.6 – Complies
c) understorey vegetation; The development will not
d) slope; require any modification to the
e) rock outcrops; or land form or landscape
f) views. features.
AO7.7 AO7.7 – Not Applicable
Development retains or provides The proposal relates to a small
viable ecological corridors for wildlife urban subdivision and does not
movement. contain any ecological
corridors.
AO7.8 AO7.8 – Not Applicable
Where no riparian buffer is
nominated through the Biodiversity,
Waterways and Wetlands
Overlay Map in Schedule 2, a
vegetated buffer is provided no less
than 10 metres wide, measured from
the centreline of any stream .
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AO7.9 AO7.9 – Not Applicable
Ecologically important areas are The site does not contain any
formally protected for the long term ecologically important areas.
through environmental covenant or
transferal to public ownership or
through gazettal of a nature reserve.
Climate Responsive Design AO8.1 AO8.1/PO8 – Complies
PO8 The lot design maximises the The subdivision design
The street design and lot orientation number of lots where the longest ensures that each lot and future
facilitates the construction of energy axis of the lot has a general east- dwelling can be designed to
efficient buildings that respond to the west orientation. maximise access to the
local climate conditions by: northern orientation.
a) maximising solar access to the
north;
b) minimising solar access to the AO8.2
west; The street pattern maximises the AO8.2 - Not Applicable
c) proportioning lots number of streets running in a
and building envelopes to general north-south direction.
accommodate energy
efficient building orientation; AO8.3
d) maximising access to any For development within the Low AO8.3 – Complies
prevailing summer breezes; density residential zone each lot Each lot is capable of a 10m x
and contains a rectangular house site 15m house site are orientated
e) minimising exposure to area where the long axis faces true 20degrees of true north
prevailing winter winds. north or is no more than 20 degrees
off true north and has minimum
dimensions of 10 metres x 15
metres.
Neighbourhood Design AO9.1 AO9.1 – Complies
PO9 Lots are arranged to front streets Lot 10 is arranged to front
Development provides for a lot layout, and public open space. Crystal Street. Lots 11 and 12
land use and infrastructure configuration are rear lots.
that: AO9.2
Development maximises AO9.2 – Complies
a) provides for an efficient land opportunities for casual surveillance The development maximises
use pattern; and avoids areas of concealment by casual surveillance to the street
b) creates compact and walkable ensuring pathways and public open by providing an opportunity for
neighbourhoods that are well space have defined edges and are a new dwelling to be positioned
connected to centres, visually exposed to roadways. close to the frontage.
employment, education
facilities, community services,
open space and recreation AO9.3 AO9.3 – Not Applicable
facilities; Neighbourhoods (including roads, The development does not
c) creates useable and pathways and open space) are involve the creation of roads
interconnected movement and designed with a high degree of and pathways.
open space networks; legibility with public spaces and
d) effectively connects and corridors easy to find and recognise.
integrates the site with existing
or planned development on
adjoining sites;
e) provides for moderate and
large size developments to
have multiple access points;
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f) promotes a sense of
community identity and
belonging;
g) promotes a variety of
streetscapes;
h) provides for a high level of
amenity, having regard to
potential noise, dust, odour and
lighting nuisance sources;
i) integrates
prominent site features
including landmarks,
native vegetation and views
into the design;
j) discourages crime or antisocial
behaviour by facilitating casual
surveillance of streets, paths
and public open space;
k) avoids the sporadic or out-of-
sequence creation of lots; and
l) protects and
enhances ecologically
important areas and provides
for the clustering of lots into
cleared areas.
Infrastructure No acceptable outcome provided PO10 – Complies
PO10 The future dwelling houses can
Development accommodates and be serviced by appropriate
provides for the efficient and timely urban infrastructure.
delivery of infrastructure appropriate to
the site’s setting and intended use.
PO11 No acceptable outcome provided PO11 – Not Applicable
Roadway and pathway layout are The development does not
predominantly rectilinear with a high Editor’s Note— Further detail on involve any roadways or
degree of permeability. traffic and the road network is pathways.
addressed in Part 9.4.8 Transport
Code
Infrastructure and Services
PO12 AO12.1 AO12.1 – Complies
New lots are located, sized and All lots are connected to power The sites will be connected to
configured so as to ensure each lot is supply and telecommunications power and
capable of being serviced by appropriate services and where located within telecommunications supply.
levels of infrastructure including: the Urban boundaries, power supply
and communications infrastructure
a) power supply; are provided underground.
b) telecommunications; and
c) where within Local Plan Areas AO12.2 AO12.2 – Complies
d) reticulated water supply; If located in a water service area Each lot will be connected to
e) reticulated sewerage; and each new lot can be connected to reticulated water supply
f) stormwater drainage. Unitywater’s water supply network.
AO12.3 AO12.3 – Not Applicable
If located in a sewerage service area Each lot will be connected to
each new lot can be connected to reticulated sewer supply.
Unitywater’s sewerage network.
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AO12.4 AO12.4 – Complies
If located in a Local plan area lots The lots drain to Crystal Street
can be connected to Council’s which contains a piped
stormwater drainage network. stormwater network.
AO12.5 AO12.5 – Not Applicable
If not in a sewerage service area
each lot has sufficient area and
other attributes to ensure efficient
and effective on-site sewerage
disposal.
PO13 AO13.1 AO13.1 – Complies
Each lot is provided with safe and Vehicular access for the Vehicular access will be
convenient vehicle access development is consistent with the designed in accordance with
function and design of the road it Standard Drawing RS-049.
takes access from.
AO13.2
AO13.2 – Complies
Development does not require new
The development does not
or changed access to a state-
require access to a state-
controlled road that is a
controlled road.
limited access road unless in
accordance with the
limited access policy for the state-
controlled road .
AO13.3
AO13.3 – Complies
Access easements are in
The proposed access
appropriate locations for
easement is in the location of
safe access and egress, and supply
an existing driveway and will
appropriate widths and levels of
allow access to be provided in
service for the number of vehicles
accordance with PSP6.
that will utilise them as per the
requirements of Council’s Planning
Scheme Policy PSP6 Engineering
design standards – Roads, drainage
and earthworks.
Editor's note- Reference should be
made to the Queensland
Government's Development
Assessment Mapping System to
confirm which are state-controlled
roads or limited access roads.
Movement Network
Traffic No acceptable outcome provided PO14 – Complies
PO14 Crystal Street is a 9.2m wide
Traffic generated by the development is Editor’s Note— Further detail on formation and has acceptable
within the acceptable capacity of traffic and the road network is capacity to cater for the traffic
external roads and does not have an
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adverse impact upon the functioning of addressed in Part 9.4.8 Transport demand generated by the
the road network. Code development.
underground.
Roads and Pathways AO15.1 AO15.1 – 15.4 – Not Applicable
PO15 Where involving the construction of The proposed development
Development involving the creation of a new road, road planning and does not involve the creation of
new roads and pathways ensures design supports the hierarchy and any new roads.
infrastructure— functional aspects identified in
Council’s Planning Scheme
a) provides convenient, safe and Policy PSP6 on Engineering design
efficient movement for all standards – Roads, drainage and
modes of transport between earthworks.
land use activities;
b) prioritises pedestrian Editor’s Note— Further detail on
movement and bicycle use road and pathway networks is
over vehicle movements; provided in Part 9.4.8 Transport
c) facilitates efficient, safe and Code
accessible bus services that
connect to existing and future AO15.2
public passenger transport The street layout is generally
facilities; rectilinear and does not rely on culs-
d) provides through roads and de-sac, or where the use of a cul-de-
minimises the use of culs-de- sac is unavoidable because of the
sac; natural features of the site, it does
e) minimises the extent of not exceed a length of 200 metres.
earthworks required by being
sympathetic to the terrain; AO15.3
f) allows for unimpeded and Pathways and pedestrian routes are
practical access to each planned to provide clear, safe
proposed lot; and connections between residential,
g) provides for mature street open space, transit stops and retail
trees. areas, and are located along, or are
visible from, streets or other public
spaces.
AO15.4
Sufficient space and soil depth is
provided for the planting of street
trees for shade, amenity and habitat
purposes.
and Figure AP3-3B.
PO16 AO16 AO16 – Not Applicable
The subdivision layout is designed to If within 1 kilometre of the Pathways There are no trunk pathways in
facilitate pedestrian and cyclist linkages Network identified in the Local the vicinity of the site that would
with adjoining sites in the immediate Government Infrastructure warrant improving.
area. Plan located in Part 4, the
subdivision design and layout
includes pathways:
a) located in accordance with
the Pathways Network
identified in the Local
Government Infrastructure
Plan; or
b) linking to the Pathways
Network identified in
the Local Government
Infrastructure Plan.
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PO17 No acceptable outcome provided PO17 – Not Applicable
Development on land within activity The proposed development is
centres with active frontages are not within an activity centre.
provided with access from a rear lane or
other access streets to reduce potential
conflicts with pedestrians and cyclists.
Open Space Network
PO18 AO18.1 AO18.1 – Not Applicable
Development provides for parks, Active parkland or open space The proposed development is
drainage reserves and open space which links to active parkland is not required to incorporate
infrastructure that:- provided in accordance with the parkland or open space.
Council’s infrastructure network
a) provides for a range of passive planning;
and active recreation settings, AO18.2 – Complies
offering a range of informal and OR Park contributions will be paid
formal experiences to the in accordance with the
community; AO18.2 applicable infrastructure
b) accommodates adequate Park contributions are paid in instrument.
facilities to meet the needs of accordance with the applicable
the community and is designed infrastructure instrument.
to maximise use by the
community it serves; AO18.3 AO18.3 – 18.8 – Not
c) provides opportunities for all Land intended for public open Applicable
age groups and levels of space complements existing The proposed development is
mobility; adjacent and surrounding open not required to provide open
d) is well distributed and space areas and physical linkages space or parkland
contributes to the legibility and to these areas are provided.
character of the specific town,
village or locality; AO18.4
e) creates attractive settings and Open space is provided adjacent to
focal points for the community, waterways, with roads servicing the
designed as attractive and linear parkland and lots located on
enjoyable, functional and safe the opposite side of the road to the
places to meet and recreate; waterways.
f) benefits the amenity of
adjoining land uses; AO18.5
g) facilitates the retention and A park has direct road frontages of a
protection of ecologically minimum of 25% of the
important areas, wetlands, total allotment boundary of
waterways, drainage lines and the park to provide
native habitat areas, their physical access and visibility.
associated buffers, ecological
linkages and other natural and AO18.6
cultural features; Public open space has good
h) incorporates appropriate connectivity for users via pedestrian
measures for stormwater and and cycle paths.
flood management;
i) is cost effective to maintain; and AO18.7
j) is dedicated as public land in Landscaping is designed to create
the early stages of the aesthetically pleasing open space
subdivision. areas and to suit the type, setting
and purpose of the particular park.
AO18.8
Active parkland in all areas other
than the Low impact industry zone
and Medium impact industry zone
will contain embellishment in
accordance with the Local
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Government Infrastructure Plan in
Part 4 such as:
a) children’s play facilities
catering for various ages
including a soft fall surface
where required and a
shade cover over play
equipment;
b) seating;
c) picnic table/s with seats;
and
d) landscaping.
Editor’s Note— Further detail on
Landscaping is addressed in
Part 9.4.5 Landscaping Code
PO19 AO19.1 AO19.1 – AO19.3 – Not
Land provided for active recreation Active parkland is of a usable shape Applicable
areas is of a physical standard and free of irregular boundaries. The proposed development is
condition suitable for the intended uses not required to provide active
and is not subject to physical or other AO19.2 parkland.
constraints including contamination, Active parkland is located on land
environmental or biophysical constraints that is exclusive of—
or legislative protection that would
encumber its use. a) flood inundation below the
20% AEP (1:5
year ARI level);
b) land affected by
stormwater or overland
flow discharge from
adjacent allotments;
c) drainage reserves and
detention basins, which
cannot be shown to safely
and effectively contribute
to the network of parks
and open space areas;
d) land with a slope, or
subject to cut or fill with a
batter slope, that exceeds
a slope of 15%;
e) areas of land less than 15
metres wide, such
as access and service and
utility easements;
f) land required to serve
primarily as a buffer area to
any existing development
or major transport corridor;
and
g) power easements.
AO19.3
At least 10% of the total open space
provision for active parkland is
exclusive of flood inundation below
the 1% AEP (1:100 year ARI level or
the highest recorded flood level),
whichever is the greatest.
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Small Lots
Not Applicable.
Rear Lots
PO21 AO21.1 PO21 – Performance
Rear (battle-axe) lots are created only The minimum area of the rear lot, outcome
where:-: exclusive of any access strip,
a) it would not be desirable nor complies with the lot reconfiguration The proposed development
practicable for the site to be outcomes in Table 9.5.1.4 Minimum would provide for 2 rear lots
reconfigured so that all lots lot size and dimensions providing (Lot 11 and Lot 12) that each
have full frontage to a road; that no rear access lot has a lot size have areas of 615m2 exclusive
b) located in the Low density less than 600m2 exclusive of access of any access handle.
residential zone, Rural strip. Consequently they comply with
residential zone or Rural zone; the minimum lot size of 600m2.
c) development positively AO21.2
contributes to the character of No more than 10% of lots within a While the two lots are accessed
the neighbourhood; subdivision are rear lots or lots via a strip, they are large lots
d) development provides a high accessed via an access strip. that will provide a high standard
standard of amenity for of amenity for future residents
residents and other users of AO21.3 and capable of supporting
the rear lot and adjoining No more than two rear lots are dwelling houses with
properties; located at the end of a cul-de-sac. landscaped settings. The lots
e) the lot is large enough to will be appropriately accessed
accommodate anticipated land AO21.4 via a 3m wide concrete
uses including car parking and No rear lot shares a common driveway within a 4.5m wide
manoeuvring; boundary with more than four other handle.
f) development is not detrimental lots.
to the use and amenity of
adjoining lots through loss of AO21.5
privacy, sunlight or breezes No more than two rear lots or rear
once buildings are constructed; lot access strips directly adjoin each
g) vehicular access to rear lots will other.
not have a detrimental impact
on lots adjoining the access AO21.6
strip due to excessive noise, No existing lot with a primary
light, dust, stormwater runoff street frontage of less than 12
and the like; metres is further divided unless
h) access arrangements do not safe access to the new lot is
adversely affect the safety and provided to a secondary street to
efficiency of the road from which a frontage of at least 12
which access is gained; metres is provided.
i) their creation does not
prejudice the anticipated AO21.7
development of adjoining land. Where two rear lots adjoin each
other, a single common driveway
and reciprocal access easements
are provided.
AO21.8
No more than three lots
gain access from the same access
strip.
AO21.9
Any lot with a road frontage has no
more than one rear lot created to its
rear and has a rear lot access strips
located on no more than one side.
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Page 20
AO21.10
The gradient of the access
strip does not exceed 10%.
AO21.11
Access strips have a minimum width
of 4.5 metres.
Stormwater management
PO24 No acceptable outcome provided PO24 – Complies
Development provides for the effective The development will be
drainage of lots and roads in a manner provided with a stormwater
that:- drainage system that connects
a) maintains the natural flow to the piped network in Crystal
regime; Street.
b) effectively manages
stormwater quality and
quantity; and
c) ensures no adverse impacts on
receiving waters and
surrounding land.
Rearrangement of Lot Boundaries
PO26 AO26 – Not Applicable
Development provides that the AO26
rearrangement of lot boundaries is an The rearrangement of lot
improvement on the existing situation. boundaries results is an
improvement to the existing
situation whereby the size and
dimensions of proposed lots comply
more fully with Table 9.5.1.4
Minimum lot size and
dimensions. and at least one of the
following is achieved:
a) the rearrangement of lots
remedies an existing
boundary encroachment
by a building or structure;
b) the rearranged lots will be
made more regular in
shape;
c) access is provided to a lot
that previously had
no access or an
unsuitable access;
d) the rearranged lots better
meet the overall outcomes
for the zone and the local
plan area in which
the site is situated;
e) the rearrangement of lots
provides for a significant
improvement in rural
productivity; or
f) the rearrangement of lots
results in a significant
improvement in the
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Page 21
protection of
environmental values.
7.2.2 Cooroy Local Plan Code
7.2.2.2 Purpose and overall outcomes
(b) Development is limited to land within the urban boundary and maintains a defined edge to the town to
protect and reinforce the character and identity of Cooroy, provide efficient provision of infrastructure and
services, avoid constrained land and protect the landscape character and productivity of surrounding
rural and rural residential land.
(d) The protection of water quality within Lake Macdonald and waterways that drain to it is a paramount
factor in consideration of development within the water supply catchment.
(n) Detached housing is typically characterised by a mix of detached traditional Queenslanders and
modern homes with large setbacks and mature landscaping.
Comment
The proposed development meets the relevant outcomes of the Cooroy Local Plan Code, including (b), (d) and (n) in
that:
+ the low-density residential reconfiguration would be contained within the urban boundary and provide for
suitable unstrained allotments that are fully serviced by urban infrastructure and suitable for the
establishment of dwelling houses;
+ the development would ensure that the water quality within the Lake Macdonald Catchment is protected
as the allotments would be connected to reticulated sewerage infrastructure and the existing piped
stormwater network; and
+ the reconfiguration would provide for appropriately sized lots that are capable of accommodating homes
with well landscaped settings.
6.3.1 Low Density Residential Zone Code
6.3.1.2 Purpose and overall outcomes
(c) The distinct look and feel of existing residential neighbourhoods is retained, and development makes a
positive contribution to the streetscape, maintaining the low density and low scale character;
(d) Predominantly detached housing on a range of lot sizes meet the needs of different households.
Comment
The proposed development meets the relevant outcomes of the Low Density Residential Zone Code, including (c)
and (d) in that:
+ it would maintain the existing character of the street by maintaining a lot fronting Crystal Street and provided
two rear lots; and
+ it would provide for appropriately sized residential lots suitable for the establishment of dwelling houses that
meet the need for different households.
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Works Codes
Comment
The proposed subdivision will establish low density residential allotments that will provide adequate access, parking,
stormwater drainage, and connections to all necessary urban infrastructure and landscaping in accordance with the
requirement of the relevant works codes.
The following overlays are also applicable to the site and a comment is provides against each:
Regional Infrastructure Overlay
The subject site is located with a water resource catchment
and water supply buffer area associated with Lake
Macdonald. The proposed subdivision meets the relevant
acceptable and performance outcomes of the Regional
Infrastructure Overlay Codes in that:-
PO1
It will not cause adverse effects on:
(a) the quality and quantity of water entering Lake
Macdonald in that it relates to a minor urban infill
subdivision that is connected to reticulated sewerage
and an existing piped stormwater network within
Crystal Street;
(b) the flow regimes, flooding levels or flood volumes
outside the boundaries of the site in that it would have
an inconsequential increase to flood volumes; and
(c) the environmental values, land resources and natural
systems in these catchments in that the development
relates to an urban infill site and will not impact sensitive
environmental values.
And
AO3.2
Waste water from the site will be lawfully disposed to a sewer.
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6. Conclusion
This report has identified that the proposed reconfiguration complies with the relevant benchmarks
contained within the Noosa Plan 2020 and does not raise any significant issues that cannot be addressed by
reasonable and relevant conditions on the following basis:
+ It will provide for three urban residential lots that are suitable for the establishment of dwelling houses
with landscaped settings and that are in keeping with low density character and amenity of the area;
+ it will ensure that the allotments are serviced with all necessary urban infrastructure including power,
water, sewer and telecommunication; and
+ it will not result in any significant adverse impact to the Lake Macdonald water supply catchment and
buffer area
This office trusts that the information supplied comprehensively addresses all of the issues that are to be
considered by the Noosa Plan 2020. Should you have any questions in relation to the proposal, or any aspect
of the development, please do not hesitate to contact the undersigned on 0423 952 928 or via email
[email protected]
Yours sincerely,
Marcus Brennan
B. Urb. Reg. Plan.
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