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Table 1 - Part 6 Cooroy Specific Outcomes [As Published] · 132007.2398
Table 1
Part 6 Cooroy Locality Specific Outcomes
Division 15—Overall outcomes for the Cooroy & Lake Macdonald Locality.
6.8 Overall outcomes for the Cooroy & Lake Macdonald Locality
6.8.1 The overall outcomes are the purpose of the Cooroy & Lake Macdonald Locality Code.
Desired Outcome Design Response/Comments
6.8.2 The overall outcomes sought for the Cooroy & Lake Macdonald Locality are the following -
a) New uses and works are located, designed and managed to - The proposed development will be compatible with other uses in this
i be compatible with other uses and works; locality in that it will be used for residential purposes within an area
ii maintain the safety of works; characterised by residential uses.
iii avoid significant adverse impacts on the amenity enjoyed by users The proposed development will not have any adverse impacts on the
of other premises, including acoustic and visual qualities; and amenity of this area.
iv avoid significant adverse effects on the natural environment, Suitable measures are proposed as part of the development to avoid
including native habitat removal, fragmentation and attrition; adverse impacts on the existing environment.
b) The Cooroy and Lake Macdonald Locality supports a growing urban The proposed development will contribute to this outcome by providing
and rural settlement of permanent residents; housing for an aging population which can remain in their local area.
c) Cooroy retains its role as the major business centre for the Shire’s The residents within the proposed retirement village will support the role of
hinterland area; Cooroy.
d) The relaxed country town atmosphere of Cooroy is protected for the The intent of the retirement village is to capture and support the country
enjoyment of future generations; town atmosphere of Cooroy.
e) The urban community is predominantly accommodated in detached The residential aged care facility is consistent with the intent of the zone
housing, although areas close to Cooroy centre support semi-attached applied to the site. The retirement village will otherwise be predominately
and attached residential development and other properties in Cooroy comprised of detached houses with some duplex units and apartments to
township containing aged care housing; provide a choice for incoming residents.
f) The traditional built form of Cooroy is retained and new development The choice of building materials, colours and roof types are proposed to
complements traditional streetscape and building forms; complement the traditional and emerging built form in this locality.
g) Outside the town of Cooroy, development is characterised by - The site is within the designated town area.
i conservation of good quality agricultural land for agricultural
purposes;
ii conservation of open space for biodiversity and water quality
purposes; and
iii rural settlement at varying densities consistent with the available
levels of convenience and accessibility, environmental constraints
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Desired Outcome Design Response/Comments
and proximity to the Lake Macdonald water supply catchment;
h) Economic activities are focused on - The residential aged care facility will increase employment opportunities in
i Cooroy’s role as the principal business and service centre for the this locality.
hinterland;
ii Cooroy’s industrial estate;
iii technology based businesses reliant on broadband
communication;
iv timber industry initiatives and product manufacturing at the
Nandroya Mill site;
v Cooroy’s support role in the locality for surrounding agricultural
activities;
vi extractive and mineral resources;
vii facilitating artistic and cultural business enterprises; and
viii agricultural industries and associated rural enterprises;
i) Business opportunities in Cooroy are enhanced by its access to the This is not applicable to the proposed development.
Bruce Highway and the North Coast Rail line;
j) The town of Cooroy provides a range of community services, schools, The residential aged care facilities and the retirement village will serve the
medical facilities, sporting and recreational facilities, which service the needs of Cooroy and the surrounding area.
whole Shire but particularly the hinterland areas;
k) New areas of urban and rural settlement development are precluded The site is not within the designated catchment area.
from the part of the locality within the catchment area of Lake
Macdonald where the dominant goal is the protection of water quality
within the primary water supply source;
l) The Bruce Highway, Elm Street, Cooroy-Noosa Road, Eumundi Road, The function of Elm Street will not be affected by the proposed
parts of Myall Street and Diamond Street, Cooroy-Belli Road, Maple development – direct access is not proposed to be taken from Elm Street.
Street, Mary River Road, Lake Macdonald Drive and Sunrise Road are Access will be taken from existing roads and intersections on Elm Street at
protected as parts of the Shire’s major road network; Pearsons Road and Lamonts Road.
m) A public transport node is located within Cooroy and links public A bus service will be provided on the site for the benefit of the residents.
transport services to other centres in the Shire and to key destinations The service will link to the public transport nodes within Cooroy.
outside the Shire, including railway stations;
n) The vistas offered from the major road corridors are protected and add An acoustic barrier is required along the frontage of Elm Street. However
to the attraction of the locality for visitors and residents; the barrier will include variable setbacks, changes to materials and be
landscaped to remove a potential monotonous appearance.
o) Environmental and aesthetic values associated with the hillslopes, Not applicable to this site.
including iconic mountains and the watercourses of Lake Macdonald,
Ringtail, Six Mile and Cooroy Creeks, are protected;
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Desired Outcome Design Response/Comments
p) Water quality standards in the watercourses of this locality are The proposed stormwater management system will provide for an
maintained or improved through land management practices; improvement in the quality of water discharging from the site.
q) Open space networks across the locality are protected and enhanced Not applicable to this site.
including -
i Mt Cooroy Conservation Park;
ii parts of Tewantin and Ringtail State Forests;
iii the riparian corridors of Six Mile and Ringtail Creeks and their
tributaries; and
iv the vegetated ranges of the sub-coastal escarpments in the north,
south and east of the locality;
r) Areas of native remnant or regrowth vegetation, including their The site has not been identified as containing remnant native vegetation or
biodiversity and habitat values are protected; habitat values.
s) …
w) For the Community Services Zone—land committed or planned for The site is proposed to be developed for the purposes of a residential aged
community purposes— care facility and a retirement village which are consistent uses in the
i is protected and managed to enable the efficient and timely Community Services Zone.
delivery of community services; and
ii is consistent with the indoor recreation, education, health, social
and safety needs of the local community, including people with
special needs, such as the elderly, children, low-income earners
and disabled persons;
Division 16—Specific Outcomes for the Cooroy & Lake Macdonald Locality
Table 6.12
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions (if code assessable) Design Response/Comments
6.9 Effects of use
Amenity No solution provided The retirement village is residential in scale and
O1 Uses are located, designed and operated to complements the existing residential housing
avoid significant adverse changes to the light, air developments in this locality. The care facility
quality, noise, accessibility or other conditions and the apartments have been sited to minimise
enjoyed by users of associated, adjoining or external perceptions of building bulk.
nearby uses. The components of the proposed development
will not impact upon light and air available to
nearby uses and will not impact upon
accessibility to such uses.
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions (if code assessable) Design Response/Comments
The proposal being residential in nature will not
cause adverse noise impacts.
Scenic amenity No solution provided The proposed development will not impact upon
O2 Important scenic vistas including those to and the nominated scenic elements within O2.
from Mt Cooroy, Mt Tinbeerwah and Black
Mountain are protected and uninterrupted to
maintain aesthetic and cultural values of the
natural landscape.
Major road network No solution provided An acoustic fence is required along the Elm
O3 The function of, and visual amenity and Street frontage as a consequence of road and
character surrounding the, major road network, rail noise upon the proposed residential dwelling
including Diamond St, Cooroy–Noosa Road, Belli units. The fence will be articulated and
Creek Road and Lake Macdonald Drive is landscaped to reduce the perception of a
protected and enhanced. monotonous façade to Elm Street.
Fencing details are included as part of the
Landscape Concept Plans.
Laneways No solution provided Not applicable – access will be taken from
O4 Uses do not diminish the ability of laneways existing roads not laneways.
to—
a) relieve traffic on streets;
b) provide convenient and safe rear access to
premises; and
c) add to the heritage character of Cooroy;
AND
O5 Access for new uses is only taken off a
laneway where upgrading works are carried out to
the laneway to enable the laneway to
accommodate the anticipated levels of traffic.
6.10 Built form
Density No solution provided The proposed development includes 118
O6 The density of development within the site independent living units in the form of attached
area - and detached houses; 38 apartments; and a 120
a) is compatible with surrounding bed residential care facility.
development; and
b) does not exceed— The average occupancy per unit across all
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions (if code assessable) Design Response/Comments
i. For the Semi-attached Housing Zone – 1 retirement villages operated by RSL Care in
dwelling unit per 400m2 of site area with Queensland is 1.33 persons per unit. This
a maximum population density of 100 compares to an average occupancy of 1.67
persons per hectare; persons per dwelling unit (flats/units/apartments)
ii. For the Attached Housing Zone– across Noosa Shire (2006 Census). Detached
maximum population density of 100 houses have an average occupancy of 2.58
persons per hectare; and persons.
iii. For the Business Centre Zone–
A. for sites less than 1000m2 – 1 The site area is 9.508 hectares with a probable
dwelling unit per non-residential use; site population of 327 persons. This equates to
or a site density of 34 persons per hectare.
B. for sites of 1000m2 or more—
maximum population density of 160
Internal roadways and buildings have been set
persons per hectare; and
out to minimise earthworks. The site is currently
c) has a low site impact to enhance the
largely devoid of native vegetation.
opportunity to maintain natural site
characteristics such as native vegetation
and natural landforms.
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions (if code assessable) Design Response/Comments
Height S7.1 Buildings and other structures have a The independent living units will be single
O7 Buildings and other structures— maximum building height of— storey.
a) are low rise and present a building height a) if in the Rural or Rural Settlement The apartment buildings have a typical
consistent with structures on adjoining and Zone—8m, or 9m where the pitched maximum height at or below 8 metres above
surrounding premises; roof but no other part of the building or natural ground level. However, by virtue of the
b) have a maximum building height of 2 structure exceeds 8m; or site slopes and the roof projections, the overall
storeys; b) if in the Open Space Recreation Zone building height exceeds 8 metres above natural
c) do not visually dominate the street, and used for an indoor sporting ground level – refer apartment elevations.
surrounding spaces or the existing skyline; complex—11m;
d) preserve the amenity of surrounding land c) in all other zones—8m. The additional building height will have no
uses; adverse impacts on adjoining land uses, and
e) respect the scale of existing vegetation; equally, will not have any adverse impacts on
and dwelling units within the site.
f) respond to the topography of the site by
avoiding extensive excavation and filling.
Apartment building 1 is proposed to be designed
to allow for a partial third storey. This will allow
natural ventilation to the basement car park.
The area between the building and boundary will
rd
be landscaped and as such the partial 3 storey
element will not be readily discernible from
external viewing areas.
The buildings have been designed to respond to
the topography and rather than contrive a result
to present a 2 storey building, a partial 3rd storey
has been proposed.
The residential care facility has been designed
to provide for a typical maximum height of 8
metres. However, in order to provide articulation
to the buildings and the roof structures, roof
projections will extend above 8 metres.
The community recreation building adjacent to
the main site entry will have a typical maximum
building height of 8 metres.
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions (if code assessable) Design Response/Comments
Setbacks S8.1 Buildings and structures comply with the The site has frontage to 3 roads. It does not
O8 Buildings and other structures are minimum setbacks identified in Schedule 1 - adjoin land in a residential zone.
appropriately designed and sited to— Minimum Boundary Setbacks.
The land to the north is similarly zoned
a) provide amenity for users of the premises Community Services Zone per Schedule 1- Community Services and the land that adjoins
as well as preserve the visual and acoustic Frontage—6m the site to the north east off the end of Trading
privacy of adjoining and nearby properties; Other boundaries— Post Road is zoned Rural.
b) preserve any existing vegetation that will a) Standard—2m
buffer the proposed building from adjoining b) Exception—3m from boundaries that adjoin land in For the purposes of this application, Elm Street
uses; a residential zone. has been taken as a rear boundary given that
c) allow for landscaping to be provided Specific Setbacks for Multiple housing Type 3 access is not to be taken from this road. The
between buildings; and Retirement & special needs Elm Street frontage is also limited and defined
d) maintain the visual continuity and pattern Frontage—6m for 2 storey buildings or for 3 storey or by the acoustic fence. To this end a typical
of buildings and landscape elements 4 storey buildings—6m for the first 2 storeys and 10m setback of 4.5 metres has been applied to Elm
within the street. for any storey thereafter Street.
Side boundaries—half the building height in metres
calculated at that same point provided that on any A minimum 6 metre setback to Pearsons Road
gable roof the calculation shall be measured to half and Trading Post Road has been adopted.
the height of the gable
Rear boundary—6m for 2 storey buildings or for 3
storey or 4 storey buildings—6m for the first 2 storeys
and 8m for any storey thereafter.
Where there are 2 or more buildings proposed to be
developed on one site, the distance between any part
of a building and any part of another building on the
same site shall not be less than 1.5m plus 0.5m for
each storey of the building with the greatest number
of storeys.
Site cover, gross floor area and plot ratio No solution provided a) building scale is compatible with the
O9 The site cover, gross floor area and plot ratio surrounding area in that the buildings have
of buildings and other roofed structures— a typical maximum height of 2 storeys.
b) Building bulk is addressed by way of
a) results in a building scale that is articulation through the use of vertical and
compatible with surrounding development; horizontal building elements and changes
b) does not present an appearance of bulk to to the roof structures. The proposed
adjacent properties, roads or other areas buildings are consistent with their intended
in the vicinity of the site; purpose and that of the zone in which it is
c) maximises the retention of existing located – namely a retirement village and
vegetation and allows for additional soft aged care housing in the Community
landscaping between buildings; Services Zone.
d) allows for adequate area at ground level c) Existing vegetation will be retained where
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions (if code assessable) Design Response/Comments
for outdoor recreation, entertainment, practicable with a particular focus on the
clothes drying and other site facilities; and existing trees along the boundaries and
e) facilitates onsite stormwater management adjacent to the top dam.
and vehicular access. d) All units will have access to private outdoor
recreation areas in addition to communal
outdoor recreation areas. Each apartment
has a balcony or terrace that extends off
the main living area.
e) Refer to stormwater management report.
O10 Site cover does not exceed— The site is located within the Community
Services Zone.
a) for the Detached Housing Zone—50% for
a single storey building and 40% for a Whereas a total gross floor area is not required,
double storey building; total site cover will be in the order of 25%.
b) for the Semi-attached Housing Zone—
40%; or
c) for the Attached Housing Zone—40%
O11 For Multiple Housing Type 2 buildings have a Not applicable
maximum plot ratio of 0.45:1.
O12 For Multiple housing Type 3 or 4, Visitor A maximum allowable population does not
accommodation Type 4, or the accommodation appear to be prescribed for the Community
unit component of an Entertainment and dining Services Zone. However, if a figure of 100
business Type 3—maximum gross floor area is persons per hectare is adopted as stated in O6,
equivalent to the maximum allowable population in then a maximum site population of 950 persons
persons multiplied by 40m2. would be contemplated, which at 40 m2 per
person equates to a maximum GFA of 38,000
m2. This is about twice what is actually
proposed.
O13 For the Business Centre Zone plot ratio does Not applicable
not exceed—
a) 0.8:1 for site areas up to and including
2,000m2; and
b) 0.3:1 for the balance of a site over
2,000m2.
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions (if code assessable) Design Response/Comments
Flooding and drainage65 S14.1 Floor levels for habitable rooms are— The site is not subject to external flood impacts.
O14 Buildings and other works are designed and
sited to— a) for areas where minimum floor levels Floor levels within the site have been
are available—not less than the established to take into account overland flows
a) provide flood free access to premises and specified level; and possible internal impacts from roof water
flood free habitable areas; b) for areas where flood modelling is and roadways etc. The site is not affected by
b) allow only minor, short term and infrequent available—a minimum of 500mm external catchments that would contribute to
flooding of non-habitable areas; above the modelled flood level; and adverse site impacts.
c) ensure drainage does not adversely c) for areas where flood modelling is not
impact upon other premises; and available, a minimum of 500mm above Stormwater management on the site provides for
d) ensure filling or excavation does not the highest known flood level; the use of the existing farm dams which will be
adversely impact upon other premises redesigned to assist in the detention and reuse
by— AND of stormwater runoff.
i. causing ponding of water on the site or
nearby land;
S14.2 Where Council infrastructure is Stormwater discharge will be designed to ensure
ii. increasing flooding, which adversely
available— that there is a no-worsening effect downstream
affects the safety or use of any land
of the site.
upstream and downstream; and
iii. adversely affecting the flow of water in a) any drainage (including buildings and
any overland flow path. yards) flows to that infrastructure; and Full details are included in the engineering report
b) b) the infrastructure has the capacity to prepared by Brown Consulting.
accept any additional loading.
Sloping sites S15.1 Buildings are of split level design that Split level housing is not conducive to seniors
O15 On sloping sites, buildings and structures are step down the slope or have suspended floor living.
designed to maximise the use of natural slope and construction; (See Figure 6.1below)
minimise the need for cut and fill. Building designs have been prepared to take
AND account of the slope of the site with earthworks
Figure 6.1—Design for sloping site (suspended being generally limited to a cut/fill depth of 1.5
floor) S15.2 Cut or fill is less than 1.5m in depth; metres.
The site sections included on Drawing
AND 0588_TP_09 provides an indication of the typical
earthworks proposed on the site.
S15.3 The distance between the ground and It is noted that the cut to fill depths across the
the lowest part of the floor of the building does residential care facility may exceed 1.5 metres in
not exceed 3m. some areas due to the size of the building foot
print required for the facility and the need to
provide equitable access to the building from
public access areas.
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions (if code assessable) Design Response/Comments
Roof form S16.1 The main roof of the building has a roof Roof pitches have been varied according to the
O16 Roof forms— pitch no less than 12 degrees and has roof design intent of the buildings and the purpose of
a) contribute positively to the local skyline; overhangs a minimum of 600mm wide; the various roof elements. Roof pitches on the
b) complement the low rise character of the apartment buildings and the care facility have
o
locality; AND been set at 5 to avoid adding additional bulk to
c) use simple traditional roof designs, such the buildings with excessive roof structures and
as hipped, gabled or skillion; and additional building height.
S16.2 Building and structures do not include
d) do not create opportunities for residents to
rooftop terraces.
overlook the private open space areas of Roof overhangs are also varied subject to the
neighbouring properties. orientation of the building and the extent of
window and door openings on the relevant
façade.
Roof terraces are not included in the building
design.
Public transport node S17.1 A public transport node is located within This is beyond the scope of the current proposal.
O17 An accessible and safe public transport node Cooroy as identified in Schedule 5 on Map 1.
is established and operated within Cooroy that— However it is noted that RSL Care will provide
a) links public transport services to other and operate a bus service from the site that will
centres in the Shire and to key link to the public transport nodes within Cooroy
destinations outside the Shire; and in addition to other venues in the locality. The
b) forms part of an integrated transport frequency and destinations will be determined
network that is accessible via pedestrian according to the needs of the residents.
and bicycle pathways.
6.11 Environment, conservation and recreation
Environment and cultural heritage values No solution provided The natural drainage patterns will be largely
O18 There are no significant adverse effects on retained.
biodiversity, natural vegetation, native fauna Advisory note
habitat, landscape quality, water quality or cultural PSP24 – Effluent Disposal details requirements The existing dams will be redesigned to assist
heritage values, including those related to— for the design and siting of effluent disposal with stormwater management on the site.
a) changes to natural drainage; systems where located outside a sewerage
b) disturbance to any of the wetland systems; service area. Compliance with PSP24 will be
c) management of landslide and fire risk; considered as part of Council’s assessment of
d) erosion and the transport of sediments off the plumbing and drainage application.
site;
e) unmanaged public access;
f) effluent disposal66;
g) changes to fauna habitat and behaviour;
and
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions (if code assessable) Design Response/Comments
h) disturbance of buildings and features,
including natural features, of cultural
heritage significance.
Open space network S19.1 and S20.1 Open space corridors and Map 4 indicates a corridor linking from the
O19 An integrated open space network is existing native vegetation in areas indicated in vegetated area within the road reserve adjacent
established, enhanced and protected throughout Schedule 5 – Map 4 are protected from to Lamonts Road but such area does not extend
the locality to— fragmentation and encroachment by into the site.
development.
a) provide for both passive and active
recreational pursuits;
b) provide connectivity for pedestrians,
cyclists, and horse riders;
c) provide habitat connectivity for wildlife;
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and
f) form a scenic backdrop for residential
development;
AND
O20 The open space network links—
a) the central forests of the Shire which
include parts of Tewantin and Ringtail
State Forests;
b) the catchment of Lake Macdonald;
c) the vegetated ranges of the sub-coastal
escarpment in the north, south, and east
of the locality; and
d) the riparian corridors of the Six-Mile and
Ringtail Creeks and their tributaries.
Noosa Trail Network S21.1 Development includes linkages to or Not applicable – The site is not affected by the
O21 A comprehensive network of bridle trails and between existing or future components of the linkages shown on Map 3.
pedestrian and bicycle linkages is established, Noosa Trail Network, as indicated in Schedule 5
enhanced and protected incorporating road – Map 3;
reserves, State forests, Council owned land and AND
private lands consistent with the lifestyle and
S21.2 Development does not have an adverse
outdoor recreation needs of the Shire’s residents
impact on the access functions of the Noosa
and visitors;
Trail Network, as indicated in Schedule 5 – Map
AND
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Specific Outcomes Probable solutions (if code assessable) Design Response/Comments
O22 The Noosa Trail Network in the locality is 3, including severing of existing or future
supported by overnight camping facilities, linkages;
homehosted accommodation and signage, OR
allowing local residents and visitors to experience S21.3 Alternative linkages to those indicated in
the natural values of the area and to access key Schedule 5 – Map 3 are provided;
destinations including—
AND
a) the town of Cooroy;
b) Lake Macdonald; S21.4 Linkages to the Noosa Trail Network are
c) the Botanic Gardens; and designed and constructed in accordance with—
d) State forests, conservation parks and
other recreation facilities in the locality. a) Australian Standard 2156.1 Walking
Tracks Part 1: Classification and Signage
to a minimum of a Class 4 Standard; and
b) Australian Standard 2156.2 Walking
Tracks Part 2: Infrastructure Design;
S22.1 No solution provided
Pedestrian and bicycle pathways S23.1 Pedestrian and bicycle pathways are Not applicable – the site is not affected by the
O23 Safe and convenient pedestrian and bicycle provided and retained where indicated in overlays on Map 2.
pathways are provided and retained between and Schedule 5 – Map 2;
around key destinations, including— PSP 20 indicates that a contribution of 1 EP per
a) between Cooroy and Tewantin; AND bed is applicable for nursing homes. It is
b) between Cooroy and the Noosa Botanical respectfully suggested that this rate should be
Gardens; and S23.2 Contributions toward a Pathways heavily discounted as residents in nursing
c) within and around the town of Cooroy. Network are provided in accordance with homes are unlikely to use pathway networks
PSP20. external to the site and it is highly improbable
that they will be using bicycle paths.
Protection of Lake Macdonald water supply S24.1 Within the Lake Macdonald catchment The site is not within the Lake Macdonald
O24 Development does not adversely impact on area shown on Natural Resources Overlay Map catchment area.
the Lake Macdonald water supply. OM3.5, buildings and other structures are not
AND located below 98.5m AHD.
O25 The number and location of access points to
watercourses is controlled and managed to No solution provided.
prevent adverse impacts on water quality in Lake
Macdonald;
S25.1 No solution provided
AND
O26 Key nodes are established and appropriately
managed at the following locations and include S26.1 No solution provided
facilities such as parking and picnic areas—
a) the northern part of the lake, in the vicinity
of the water treatment plant, scouts and
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Specific Outcomes Probable solutions (if code assessable) Design Response/Comments
fish hatchery; S27.1 No solution provided
b) the western part of the lake in conjunction
with the Botanic Gardens and associated Advisory note
picnic areas; and PSP24 – Effluent Disposal details requirements for
c) the eastern part of the lake, in the vicinity the design and siting of effluent disposal systems
of the Old Tinbeerwah School Park. where located outside a sewerage service area.
AND Compliance with PSP24 will be considered as part of
O27 Treatment and disposal of waste water does Council’s assessment of the plumbing and drainage
application.
not have any detrimental impact on Council’s
major water storage and supply – Lake
Macdonald67.
Division 21—Specific Outcomes and Probable Solutions for the Community Services Zone
Table 6.17
O60 The following defined uses and use classes No solution provided The proposed use is included as a consistent
are consistent uses and are located in the use in the Community Services Zone.
Community Services Zone—
a) Commercial business Type 2 where
located within the town of Cooroy;
b) Entertainment and dining Type 1 where in
conjunction with a Community Use;
c) Education where located within the town of
Cooroy
d) Emergency Services;
e) Open Space
f) Wellbeing where located within the town of
Cooroy
g) Service and utility;
h) Transport Types 1, 2 or 3;
i) Ancillary dwelling unit; and
j) Multiple housing Type 3
6.26 Inconsistent use
O61 The following defined uses and use classes No solution provided Not applicable – refer O60 above
are inconsistent uses and are not located in the
Community Services Zone—
a) All Agricultural Uses;
b) Commercial business Type 1;
c) Commercial business Type 2 where not
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Column 1 Column 2 Column 3
Specific Outcomes Probable solutions (if code assessable) Design Response/Comments
within the town of Cooroy
d) Entertainment and dining business Type 1
where not in conjunction with a
Community Use
e) Entertainment and dining business Types
2 or 3;
f) Home-based business;
g) Industrial business;
h) Retail business;
i) Education where not located within the
town of Cooroy;
j) Wellbeing where not located within the
town of Cooroy
k) Transport Types 4, 5 or 6;
l) Detached house;
m) Multiple housing Types 1, 2, 4 or 5; and
n) Visitor accommodation.
6.27 Effects of use
O62 Uses are located, designed and operated No solution provided It is noted that not all uses within the Community
to— Services Zone relate to community facilities.
a) provide focal points for the community; The matters set out in O62 are not readily able
b) relate to the setting and heritage of the to be meaningfully applied to aged persons
locality; and housing and care facilities.
c) be accessible and functional for a wide
range of users and uses.
Visual amenity No solution provided An acoustic fence will be provided along Elm
O63 Where land is adjacent to the major road Street to buffer the site from rail and road noise
network or land in a residential zone appropriate impacts. Acoustic treatments are also proposed
buffers are incorporated into development to avoid for the buildings in order to meet DMR
visual and acoustic impacts. guidelines – refer to noise assessment report.
Co-location of community uses No solution provided Co-location of community facilities and services
O64 Building and structures are designed and are not proposed as part of this development.
located to maximise opportunities for the
collocation of community facilities and services.
Pedestrian connectivity No solution provided An existing concrete pathway extends from
O65 Pedestrian connectivity between Business Pearsons Road to the town centre.
Uses, Community Uses, recreation areas and
Table 1 – Code Compliance Checklist – Part 6 - Cooroy Locality Specific Outcomes 14
Page 15
Column 1 Column 2 Column 3
Specific Outcomes Probable solutions (if code assessable) Design Response/Comments
public open space on both sides of the railway line The site will be connected to this pathway.
is enhanced.
Neighbouring residential uses No solution provided The site is adjoined to the north by land within
O66 Buildings and structures adjacent to land in a the Community Services Zone and the Rural
residential zone have a domestic scale, with Zone. Land on the opposite side of Trading Post
building size and landscaped setbacks consistent Road is within the Residential Zone. The
with that for development in the residential zone. proposed units and buildings in this sector are
domestic in scale and consistent with the design
standards otherwise applicable to dwelling
houses. The units have been orientated to face
the public street to maintain and support the
residential “feel” for this area.
6.28 Built form
Cultural Heritage S67.1 Existing native vegetation is maintained; The site is not within or adjacent to heritage sites
O67 A connection with Cooroy’s history is as shown on the heritage overlay map.
maintained through— AND
New buildings have been designed to
a) retention and reuse of existing buildings S67.2 New buildings and structures— complement the local built form.
with limited external modifications;
b) retention of large canopy trees; and a) incorporate verandahs, eaves, roof
c) new buildings that respect and
overhangs, awnings or sunhoods;
complement existing buildings on the b) are designed to avoid blank imposing
premises and in the locality. walls and bulky development forms by
providing vertical and horizontal
articulation at maximum intervals of 3m
through features such as stepped wall
alignments, covered entries, decks,
balconies, verandahs, sunhoods, gables
or other design features; and
c) have timber framed windows and
doorways.
Table 1 – Code Compliance Checklist – Part 6 - Cooroy Locality Specific Outcomes 15
Used in these records
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