RFI - Character Issues Reponse

Response: Irrespective of the outcome of the November 2019 prelodgement meeting (which
VAULT did not attend), it is considered that the Applicant is still entitled to apply for the
demolition / removal of a character building situated within the Cooroy – Maple Street
Character Area – as their preferred redevelopment strategy in order to initiate a new medical
centre on the subject site. In this regard, it is noted that the Assessment Table 13 of the
Noosa Plan (Categories of development and assessment for the Heritage Overlay—
Development Other Than A Material Change Of Use) includes a category of assessable
development entitled: “Carrying out building work if demolition, relocation or removal of a
building” – see extract below.




Consequently, while Council may have previously advised the Applicant that the proposed
relocation of the subject house was not likely to be supported (i.e. during the November 2019
prelodgement meeting), that preliminary advice certainly does not preclude the Applicant
from subsequently making a development application proposing that exact outcome and
seeking assessment by Council of such a proposal against the relevant Heritage overlay code.
It follows that the observation made – that Council had previously offered a view contrary to
the basis of the current proposal – also does not absolve Council of its obligation to undertake
the appropriate planning assessment of that development application.

Council commentary: “The report provided by Vault Heritage Consulting is titled as a Heritage
Impact Assessment (HIA). However, it does not include the basic requirements of a HIA. In
general a HIA would be a much more detailed report including sections showing an
understanding of the significance of the place (and its significance in the Character Area),
analysis of heritage (or in this case character) issues affecting the proposal, detailed
assessment of the impact of the proposal (in this case the impact of removing a place from the
Character Area and re-siting in an alternate Character Area) as well as an investigation of all
options to retain and reuse with removal as a last resort. There are industry standard
guidelines for Heritage Impact Statements regarding development on State Heritage Places
and these are generally adapted to meet requirements for local heritage/character reporting.
Also, the Burra Charter principles are not considered at all in the report.
Information Required
3. An updated HIA which includes:
a. Assessment of the significance of the site and its significance in the Character Area;
b. Analysis of heritage (or in this case character) issues affecting the proposal;
c. Detailed assessment of the impact of the proposal (in this case the impact of removing
a place from the Character Area and re-siting in an alternate Character Area)




                                19125 20200601 45 Maple Street, Cooroy_Heritage Info Req. response 5 | P a g e