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Planning Report CARPARK
proposal report
development application
Development Application for Material Change of Use Transport Type 2
Carpark
over Lot 5 on SP213104 and located at 4-8 Lower Mill Road Cooroy and
Lot 7 on SP173771 and located at 16 Lower Mill Road, Cooroy.
Prepared For: Noosa Council
Prepared: February 2020
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proposal report
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Martoo Consulting Pty Ltd
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T +61 7 5482 7440
© Martoo Consulting Pty Ltd 2018
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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 ..................................................................................................................... 5
2.0 Site details ....................................................................................................................... 5
2.1 Site description ....................................................................................................................... 6
2.2 Surrounding land uses ............................................................................................................. 7
3.0 Proposed development details ......................................................................................... 9
4.0 Planning Assessment...................................................................................................... 10
4.1 State Interests ....................................................................................................................... 10
4.2 Noosa Plan ........................................................................................................................... 10
4.3 Draft Noosa Plan .................................................................................................................. 12
5.0 Referral ........................................................................................................................ 14
6.0 Conclusion ................................................................................................................... 15
7.0 Attachments ................................................................................................................. 16
Attachment A - Timeline
Attachment B - Master Plan and Proposal Plan Detail
Attachment C – Areas to be filled
Attachment D – Carparking layout
Attachment E - Cooroy and Lake Macdonal Locality Code
Attachment F – Community Uses Code
Attachment G - Ecological Assessement Report
Attachment H – Flood Assessment
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1.0 Summary
1.1 Development application details
Proposed development Carpark
Type of approval sought: Material Change of Use – Transport - Type 2 Carpark
Site address: 4-8 Lower Mill Road Cooroy
16 Lower Mill Road Cooroy
Real property description: Lot 5 on SP213104
Lot 7 on SP173771
Site area: 24,358.25m2
Assessment manager: Noosa Council
Owner details: Noosa Council as trustee
Applicant details: Noosa Council
1.2 Planning Instrument Details
State planning policy: Regulated Vegetation
Water Resources
Koala Habitat Area – core koala habitat area
Flood Hazard Area
Area within 25m of a railway corridor
Bushfire Hazard Area – potential impact buffer
Regional plan: SEQ Regional Plan 2017
Designation: Urban footprint
Planning scheme: Noosa Plan 2006
Zone: Industry and Community Services
Local plan: Cooroy & Lake Macdonald
Level of assessment: Code and Impact assessment
Applicable overlays: Biodiversity – Environmental Protection & Riparian buffer
Natural Hazards – Flood Hazard & Bushfire
Heritage
Applicable codes: Cooroy & Lake Macdonald Locality Code
Infrastructure Uses Code
Landscaping Code
Engineering Works Code
Biodiversity Overlay Code
Heritage Overlay Code
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1.3 Referral agencies
Referral requirement Referral agency and role
Within 25m of a State Transport Corridor Referral to Department of Transport and Main
Roads via State Assessment and Referral
Agency (SARA)
Environmental Management Register Not applicable – Not a sensitive land use
Energex Easement Referrable
Koala Assessable Development Area Koala Habitat Area - Not referrable – assessment
by Council
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2.0 Site details
2.1 Site description
The site comprises two irregular shaped lots that are located to the north of the Cooroy township
and known as part of the Cooroy Lower Mill Site. Lot 5 on SP213104 has an area of 9946m2 and
currently contains the State Heritage listed kiln complex comprising a boiler shed and associated
equipment and buildings as well as the Cooroora Woodworkers club and Cooroy Camphor Laurel
building. The site also contains formal and informal carparking areas and connects to the Cooroy
township via a pedestrian pathway over Cooroy Creek.
Lot 7 on SP173771 has an area of 14,412.24m2 and is currently used for informal carparking
accessed from Lot 5. The majority of the site includes native vegetation and Cooroy Creek
meanders through part of the site. The site also contains several areas of clay capped
contaminated land that was approved and undertaken as part of the original subdivision of the site
(Council reference 2004/4925).
Cooroy Creek forms part of the southern boundary of the site and meanders through portions of
Lot 7 with Marara Street forming the eastern boundary of the site. Industrial lots and Lower Mill
Road form the western boundaries.
Figure 1 illustrates the sites location and existing characteristics and vegetation.
Table 1: Site description
Site Description
characteristic
Existing land Lot 5 – Lower Mill Site including community buildings utilised by Cooroora
use Woodworkers Club and Camphor Laurel Inc plus the heritage listed Kiln complex.
Lot 7 – vacant with gravel carpark and vegetation
Community buildings
Existing
Kiln and associated structures
structures
Access Vehicular access to the site is off Lower Mill Road
Pedestrian access is available via Lower Mill Road and via an existing pedestrian
pathway across Cooroy Creek
Topography The site relatively level and falls gently to Cooroy Creek.
and views
Existing Mature riparian vegetation located along Cooroy Creek.
vegetation
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Existing The site is bounded to the east by a Cooroy Creek and Cooroy Bushland Reserve.
waterways
Subject site
Figure 1: Locality Map Source: Noosa Council Mapping
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.
South Cooroy Creek and Cooroy Library
East Marara Street and North Coast Railway
West Industrial Uses including Ritek Building Solutions and Studio Steel
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Figure 2. Aerial View of Site Source: Google Maps
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3.0 Proposed development details
The applicant seeks approval for a Material Change of Use to utilise the site for a Transport Type
2 Carpark on the subject site at Cooroy. The carparking area will be used to service the
surrounding area and in particular, the carpark will provide spaces for the proposed Cooroy
Hinterland Playground to the south of the site. (A separate application has been lodged for this
new playground and is currently being assessed by Council).
Attachment A provides proposal plans of the carpark which details the provision of new
carparking areas across both sites. 22 carparking spaces will be provided on the Lower Mill site
and will connect into the existing carparking currently provided on site. An additional 30 spaces are
proposed on the Cooroy Creek site in an area that is currently a gravel turnaround area.
Access to the carparking areas will be off Lower Mill Road and through the Lower Mill site.
As part of the carpark proposal, the applicant will undertake remediation of the existing bio-basin
as well as upgrade the pathway to the pedestrian bridge over Cooroy Creek.
Figure 3: Locality Map
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4.0 Planning 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
4.1 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.
4.2 Noosa Plan
The Noosa Plan includes the site in the Cooroy & Lake Macdonald Locality and provides Lot 5 with
an Industrial zone and Lot 7 with a Community Services zone. In accordance with definitions of the
Noosa Plan, the proposed use of the site for carparking purposes would be defined as Transport
Type 2 Carpark as detailed below:
Transport means the use of land for transport infrastructure where that infrastructure is not
exclusively ancillary to a separate use. The term includes the following types:
Type 2 Carpark The use of premises for the parking of motor vehicles where such parking is
not ancillary to another use on the same site.
The proposed Transport Type 2 Carpark use is detailed as a consistent code assessable
development in the Community services zone and impact assessable development in the Industry
zone. The Codes most relevant to assessment are as follows:
Cooroy & Lake Macdonald Locality Code;
Infrastructure Uses Code;
Landscaping Code; and
Engineering Works Codes.
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4.2.1 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 B. The proposed carpark
is a consistent use in the Community Services zone and is an impact assessable use in the
Industry zone. The proposed carpark use is considered to comply with the Overall Outcomes of the
locality for the use in the industrial zone as it does not impact on the surrounding environmental
values of Cooroy Creek and provides infrastructure for the adjoining community uses. The overall
outcomes for the Industry zone detail that land in the industry zone:
i. accommodates the principal industrial centre of the hinterland including businesses
associated with manufacturing, production, storage, repairs and the like to the exclusion of
inconsistent uses such as residential or community uses; - The area to be used for the
carpark in the industrial zone relates to the access through the existing industrial lot. This
proposed access is taken from the existing driveway and carparking area and does not
impact on the industrial land or uses available on site.
ii has good access to the major road network including the Bruce Highway; - Site has good
access to the surrounding area and Bruce Highway.
iii accommodates uses and works that are designed and managed to contribute positively to
the character of the locality without adverse impacts on the environment including excessive
noise, odour, dust and other waste; - The proposed access and additional carparking does
not impact on the character of amenity of the area.
4.2.2 Infrastructure Uses Code
The proposal has been reviewed against the provisions of the Community Uses Code and is
considered to comply with the outcome. Refer Attachment C.
4.2.3 Landscaping Code
The proposal has been reviewed against the provisions of the Landscaping Code and is generally
considered to comply with the outcomes except in relation to the provision of canopy trees. The
Landscaping Code details that carparking areas are to provide a canopy tree for every 6
carparking spaces. Due to the contaminated land it is not appropriate to provide trees within the
clay capped area, however canopy trees could be provided to the carparking area in front of the
Mill site and to the entrance of the carparking area on lot 7. A condition may be included in this
regard.
4.2.4 Engineering Codes
Attachment D includes a copy of a Stormwater Treatment and Water Quality Management Plan
prepared by Callaghan and Toth Engineers for the proposal. The report concludes that the
upgrades to the existing Biobasin system will enable the proposal to comply with Council
requirements. The report also notes that the design of the carparking will need to ensure that the
capping of the contaminated material on Lot 7 is considered as part of the design of the carpark.
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4.2.5 Biodiversity Overlay
The Biodiversity Overlay maps the site with a Riparian Buffer Area and an Environmental
Protection Area.
Figure 4: 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 of proposal for the site. (Refer Attachment E). The
report also provides an analysis of the proposal against the requirements of the Biodiversity
Overlay. The report notes that no vegetation is to be removed, that the water quality will be
improved through the upgrade of the existing biobasins and that the existing vegetation around the
creek will not be altered. Further, the carparking is located over areas of contaminated land that
were previously capped and are not able to be planted with substantial vegetation.
4.2.6 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. Infrastructure uses trigger assessment under the Code and the
proposal has been assessed against the Code in Attachment F.
4.3 Draft Noosa Plan
The recently advertised New Noosa Plan includes the subject area of Lot 4 in the Medium Impact
Industry zone and Lot 7 in the Environmental Management and Conservation zone. Both subject
areas are mapped MSES Environmental Values Category R and Riparian Buffer.
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In accordance with the New Noosa Plan, carparking would be defined as a Parking Station which
is an inconsistent impact assessable use in the Medium Impact Industry zone and in the
Environmental Management and Conservation zone.
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5.0 Referral
Transport
The Planning Regulation 2017 details that development within 25 metres of a State Transport
corridor requires referral to the State. The eastern extent of the site is mapped within this 25 metre
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.
Energex
The site is mapped as containing an Energex easement which contains an underground low
voltage feeder. The application will require referral to Energex. The proposed works do not impact
on the function of the easement.
Contaminated Land
The site is not included on the Contaminated Land Register (CLR) however, Lot 7 on SP173771 is
included on the Environmental Management Register (EMR). In accordance with the Planning
Regulations, the proposal does not require referral to the State.
Koala Assessable Development Area
The riparian vegetation around Cooroy Creek on Lot 7 is mapped as core koala habitat area. No
clearing of koala habitat is proposed and the proposal does not trigger referral to the State.
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6.0 Conclusion
The applicant seeks approval to construct a playground within Industrial and Community Service
zoned land in the Cooroy township. The proposed use will provide carparking for the surrounding
community facilities including the new Hinterland Playground located to the south of the site.
The application is recommended to be considered favourably by Council and planning grounds
include:
The site and proposed carpark use are well located to provide carparking for the adjoining
community facilities including the Lower Mill site precinct and the proposed Hinterland
Playground to the south of Cooroy Creek.
The proposed carpark is located on areas of land that are currently informally used for
carparking and are well suited to the proposed use.
The main ecologically important areas around Cooroy Creek are to be maintained and not
affected by the proposed development.
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7.0 Attachments
Attachment A – Proposal plans
Attachment B – Cooroy and Lake Macdonald Locality Code
Attachment C – Infrastructure Uses Overlay Code
Attachment D – Stormwater and Water Quality Report
Attachment E – Assessment of Environmental Values Report
Attachment F – Natural Hazards Overlay Code
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