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Planning Report (004)
proposal report
development application
Development Application for Material Change of Use Open Space Type 1
Sport & Recreation (Playground and Associated Facilities)
over Lots 1 and 2 on RP153299 and Lot 3 on SP230055 and located at 1
and 3 Maple Street and 9 Marara Street, Cooroy.
Prepared For: Noosa Council
Prepared: February 2020
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Contents
1.0 Summary ......................................................................................................................... 4
1.1 Development application details ............................................................................................. 4
1.2 Planning instrument details ..................................................................................................... 4
1.3 Referral agencies ..................................................................................................................... 4
2.0 Site details ....................................................................................................................... 5
2.1 Site description ....................................................................................................................... 5
2.2 Surrounding land uses ............................................................................................................. 7
3.0 Background...................................................................................................................... 7
4.0 Proposed development details ......................................................................................... 8
5.0 Planning Assessment........................................................................................................ 9
5.1 State Interests ......................................................................................................................... 9
5.2 Noosa Plan ............................................................................................................................. 9
5.3 Draft Noosa Plan .................................................................................................................. 12
5.4 State Referral ....................................................................................................................... 13
5.5 Site Contamination ............................................................................................................... 13
6.0 Conclusion .................................................................................................................... 14
7.0 Appendices ................................................................................................................... 15
Attachment A - Timeline
Attachment B - Proposal plans and proposal plan road closure
Attachment C – Proposed carparking
Attachment D - Cooroy and Lake Macdonal Locality Code
Attachment E – Community Uses Code
Attachment F - Carparking Evaluation and review
Carparking Evaluation - carparking numbers
Carparking Evaluation - Noosa Carparking study
Attachment G – Stormwater Quality Management Plan
Attachment H – Environmental Values Assessment
Attachment I – Flood Assessment
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1.0 Summary
1.1 Development application details
Proposed development Playground
Type of approval sought: Material Change of Use – Open Space - Type 1 Sport &
Recreation
Site address: 1 and 3 Maple Street and 1 Marara Street, Cooroy
Real property description: Lots 1 & 2 on RP153299 and Lot 3 on SP230055
Site area: 7430.32m2
Assessment manager: Noosa Council
Owner details: Noosa Council as trustee
Applicant details: Noosa Council
1.2 Planning Instrument Details
State planning policy: Water Resources
Native Vegetation Area – Category R
Area within 25 of a Railway Corridor
Flood Hazard Area
Regional plan: SEQ Regional Plan 2017
Designation: Urban footprint
Planning scheme: Noosa Plan 2006
Zone: Community Services
Local plan: Cooroy & Lake Macdonald
Level of assessment: Code assessment
Applicable overlays: Biodiversity – Environmental Protection & Riparian buffer
Natural Hazards – Flood Hazard
Applicable codes: Cooroy & Lake Macdonald Locality Code
Community Uses Code
Landscaping Code
Engineering Works Code
1.3 Referral agencies
Referral requirement Referral agency and role
Within 25m of a State Transport Corridor Department of Transport and Main Roads via
State Assessment and Referral Agency (SARA)
Environmental Management Register Not applicable – Not a sensitive land use
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2.0 Site details
2.1 Site description
The site comprises three irregular shaped lots that together form a triangular site and are located
to the north of the main commercial area of Cooroy township. Lots 1 and 2 on RP153299 have
areas of 1471.93m2 and 849.m2 respectively and are vacant. Lot 3 on SP23005 has a total area of
10532m2 and is separated into two parcels by Marara Street with the northern parcel of Lot 3
being the subject to this application. The southern parcel of Lot 3 currently contains the Cooroy
library and is not part of this application. The subject area of lot 3 is currently vacant and includes a
pathway and easement to the Lower Mill site on the northern side of Cooroy Creek.
Maple Street forms the south-western boundary of the site and includes a wide road reserve and
associated footpath area. Cooroy Creek Bushland Reserve forms the northern boundary of the site
and is well vegetated with range of mature native trees. Marara Street extends through Lot 3 and
forms the south-eastern boundary of the subject site.
As detailed and illustrated in figure 2 below the site is vacant and predominantly grassed with
vegetation limited to riparian vegetation along the Creek line.
Table 1: Site description
Site Description
characteristic
Existing land use Vacant open space (north of Marara Street)
Cooroy library (south of Marara Street and not part of the application)
Pathway
Existing structures
Frontage and Marara Street frontage: 121.35m
access
Maple Street frontage: 117.48m
Topography and The site relatively level and falls gently to Cooroy Creek.
views
Existing vegetation Mature riparian vegetation located along Cooroy Creek. Vegetation along
swale drains through centre of site.
Existing waterways The site is bounded to the east by a Cooroy Creek and Cooroy Bushland
Reserve.
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Subject site
Figure 1: Locality Map
Source: Development Assessment Mapping
Subject site
Figure 2: Satellite view of site
Source: Noosa Council
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2.2 Surrounding land uses
The site forms part of the Mill Place precinct which is located to the north of the commercial centre
of the Cooroy township. The Mill Place precinct includes the Cooroy Library, the Butter Factory
Arts Centre, the Ceramics Workshop, the Lower Mill Site, Cooroora Woodworkers and Sunshine
Coast Camphor Laurel Initiative. Specific adjoining land uses are detailed in the table below with
the figure 3 providing an aerial view of the site.
Table 2: Surrounding land uses
Surrounding land uses
North Cooroy Creek and bushland. Lower Mill site located to the north of Cooroy Creek.
South Cooroy Library, Ceramics Workshop and Butter Factory Arts Centre
East North Coast Railway
West Cooroy Skate Park and Cooroy Scout Group premises
Figure 3: Aerial view of site
Source: Noosa Council
3.0 Background
The Hinterland Playground at Cooroy was originally mooted in 2003 as part of the preparation of a
Master Plan for the Lower Mill site, following closure of the Cooroy Mill. Following re-establishment
of Noosa Council in 2014, the vision for the provision of an iconic nature based playground in the
Noosa Hinterland was recognised and progressed with further evaluation of sites, funding, design
and community consultation undertaken. Attachment A provides a time line of the projects history
prepared by Noosa Council.
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4.0 Proposed development details
The applicant seeks to establish a nature based all abilities playground on the site at Cooroy and
seeks approval from Council for a Development Permit for a Material Change of Use for Open
Space – Type 1 Sport and Recreation.
The vision for the Hinterland Playground is to encourage engagement with the environment, inspire
the imagination of children and adults alike and provide a signature destination for both local
residents and tourists visiting the Noosa hinterland. The playground has been designed in
conjunction with Majstorovic Architecture and Councils Vision Statement details that the
playground:
Aims to synthesize the opposing characteristics of both the Lower Mill and the Library.
Appear unlike a typically themed playground and more of a total sculpted landscape with
integrated play and service functions
Amenities are hidden in undulating landscape
Concealment and disguising of amenities blocks and public shelters
Attachment B provides proposal plans of the playground. The playground includes a number of
different play areas including frog pond, water play, climbing and event precincts. An amenities
building is proposed along the Marara Street frontage with picnic shelters located around the site.
These structures include pitched roof forms, green roofs and timber screening.
The playground features timber towers, slides, and walkways within a landscaped setting. A
sketche of indicative features is provided below:
The playground and associated pathways link into the existing pathways to the north and south.
Twelve additional car parking spaces are proposed to be constructed opposite the site within the
Maple Street road reserve.
Additional public carparking will be provided in the surrounding area to the north of the site as part
of the Lower Mill Site precinct. This area, accessed by a pedestrian pathway across Cooroy Creek,
will include 22 parking spaces located near the Cooroora Woodworkers and Camphor Laurel Club
and a further 30 spaces in a new cul-de-sac located to the east of the Mill site. The car parking
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spaces provided around the Lower Mill site are subject to a separate application process and will
be constructed prior to the playground works commencing.
Attachment C provides a layout of the carparking proposed for the area.
Table 3: Summary of development aspects
Material change of use
(If your development application does not include a material change of use, please delete this section)
Building height Amenities building and shelters: 1 Storeys and 5 metres
Playground Equipment: approximately 5 metres
Gross floor area (GFA) Amenities building: approximately 21m2
Pump room: approximately: 15m2
Car parking Existing carparking – 88 spaces
Maple Street – additional 12 spaces
Lower Mill site – additional 52 spaces
Bike racks – 15
Site access Existing vehicular access from Marara Street to be
maintained. Additional maintenance/service access along
Marara Street and Maple Street proposed.
The overall concept plan for the playground locates a picnic shelter and other landscaping works
within the road reserve. At time of lodgement, the applicant is seeking advice from the State
Government as to a future road closure for the areas detailed below.
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5.0 Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
State Planning Policy
South East Queensland Regional Plan
Planning Regulation 2017
The Noosa Plan
5.1 State interests
State Planning Policy
The Noosa Plan is generally consistent with the State Planning Policy July 2017 (SPP) and the
SPP raises no further issues relevant to the proposed development.
South East Queensland Regional Plan
The site is located in the Urban Footprint of the South East Queensland Regional Plan is
consistent with the provisions of the Plan.
Planning Regulation 2017
The proposal is for urban activity within the Urban Footprint and is consistent with the assessment
benchmarks contained in the Planning Regulation 2017 for the SEQ Region.
5.2 Noosa Plan
The Noosa Plan includes the site in the Cooroy & Lake Macdonald Locality and provides it with a
Community Services zone. In accordance with definitions of the Noosa Plan, the proposed use
would be defined as Open Space – Type 1 Sport and Recreation. The Noosa Plan defines Open
Space – Type 1 Sport and Recreation as:
Open space means any use of private or public land left predominantly undeveloped by
buildings or structures. The term includes the following types:
Type 1 Sport & recreation The use of premises for sports or active recreation in a formal
outdoor setting, accessible by the public. The use does not include indoor sports or indoor
recreation but may include a clubhouse with storage and amenities, provided the use of
the clubhouse does not include entertainment or dining uses. The use includes a public
swimming pool, sportsground and a tennis court
The assessment table for the Community Use zone indicates that Open Space – Type 1 Sport
and Recreation is a consistent code assessable application and is to be assessed against the
following codes:
Cooroy & Lake Macdonald Locality Code;
Community Uses Code;
Landscaping Code; and
Engineering Works Codes.
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5.2.1 Cooroy & Lake Macdonald Locality Code
The proposal has been reviewed against the provisions of the Cooroy & Lake Macdonald Locality
Code and is considered to comply with the outcomes refer Attachment D. The proposed
playground complements the existing community facilities in the surrounding area with the design
and landscaping of the site providing a scenic recreational focus for the township.
5.2.2 Community Uses Code
The proposal has been reviewed against the provisions of the Community Uses Code and is
considered to comply with the outcomes refer Appendix E. The site is surrounded by Community
facilities and the existing creek corridor which provide appropriate separation to surrounding areas
5.2.3 Landscaping Code
The proposal has been reviewed against the provisions of the Landscaping Code and is
considered to comply with the outcomes. The proposed playground proposes extensive
landscaping across the site.
5.2.4 Engineering Codes
The Driveways and Carparking Code does not detail any specific requirements for the provision of
carparking for Open space uses however, the applicant has recognised that the playground will be
a signature destination and has reviewed the potential carparking demand of the use based on
playground developments of a similar nature as well as the existing carparking facilities of the
immediate area. Attachment F provides a copy of this review.
Based on this review, the applicant proposes the construction of additional car parking within the
surrounding area. In addition to the 18 spaces located on Marara Street, a further 12 spaces will be
constructed opposite the site in the Maple Street Road Reserve with a further 52 spaces within the
Lower Mill site (off Lower Mill Road). (Refer Attachment C). These carparking spaces on the
Lower Mill site will be the subject of a separate application lodged to Council. The applicant further
advises that these works are included in the current budget with works to commence shortly after
the relevant approvals obtained.
A Stormwater Quality Management Plan has been prepared for the playground and is included in
Attachment G. The plan details a number of treatment systems of the site.
5.2.5 Biodiversity Overlay
The Biodiversity Overlay maps the site with a Riparian Buffer Area and an Environmental
Protection Area.
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Figure 5: Noosa Plan – Biodiversity Overlay Source: Noosa Council Mapping
The applicant has carefully considered the environmental values of the site and has undertaken an
assessment of the environmental values over the site to review the impact of the playground on the
creek corridor and vegetation (refer Attachment H). The report concludes that the landscaping of
the site will increase the density of vegetation around the riparian buffer which is a positive
contribution to the area and that the treatment systems on site will achieve accepted pollutant
targets.
5.2.6 Natural Hazards and Natural Resources Overlay
The entire site is mapped as being in the Flood Hazard area under the Natural Hazards and
Natural Resources Overlay. Whilst Open Space uses do not trigger assessment under the Code,
the applicant has prepared a Flood Assessment to assess flood risks associated with the works
and provide recommendations in relation to flood safety and resilience. Attachment I provides a
copy of this report. The report concludes that the works can be undertaken and that mitigation
measures can be incorporated to ensure positive flood outcomes are achieved.
5.3 Draft Noosa Plan
The recently advertised draft Noosa Plan includes the majority of the site in the Recreation and
Open Space zone with the riparian vegetation along Cooroy Creek included in the Environmental
Management and Conservation zone. The new Plan defines the use as:
Outdoor sport and recreation means the use of premises for—
1. a recreation or sporting activity that is carried on outdoors and requires areas of open
space; or
2. providing and selling food and drink, change room facilities or storage facilities, if the use
is ancillary to the use in paragraph (a).
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In accordance with the Draft Plan, Outdoor Sport and Recreation is a code assessable use in the
Recreation and Open Space zone and impact assessable in the Environmental Management and
Conservation zone.
5.4. State Referral
The Planning Regulation 2017 details that development within 25 metres of a State Transport
corridor require referral to the State. The eastern extent of the site is mapped within 25 metres of
the rail corridor and therefore the application will require referral to the State. It is noted that the
proposal does not impact on the functioning of the State corridor.
5.5 Site Contamination
The site is not included on the Contaminated Land Register (CLR) however, Lot 3 on SP230055 is
included on the Environmental Management Register (EMR) for the following notifiable activities:
Wood treatment and preservation
Petroleum Product or Oil Storage
In accordance with the Planning Regulations, the proposal does not require referral to the State.
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6.0 Conclusion
The proposal complies with the intent of the community services zone and provides a recreational
facility that will benefit the Cooroy community. The proposed playground is The application is
recommended to be considered favourably by Council and planning grounds include:
The site is zoned Community Services and the playground will provide a facility that will
contribute to the positively to community;
The playground is well located to existing community facilities of the Cooroy township and
will complement and connect to the adjoining library and skate park;
The main ecologically important areas around Cooroy creek are to be maintained and
enhanced by additional plantings and landscaping; and
Sufficient carparking is available in the area to cater for the demands of the playground.
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7.0 Appendices
Attachment A – Timeline
Attachment B – Proposal plans
– Road Closure plans
Attachment C – Proposed Carparking
Attachment D – Cooroy and Lake Macdonald Locality Code
Attachment E – Community Uses Code
Attachment F – Carparking Evaluation & Review
– Carparking Evaluation – carparking numbers
– Carparking Evaluation – Noosa Carparking
study
Attachment G – Stormwater Quality Management Plan
Attachment H – Environmental Values Assessment
Attachment I – Flood Assessment
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