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Town Planning Report - Adams & Sparkes · RAL26/0023
Town Planning Report
Development Application for Reconfiguration of a lot - Boundary Realignment
(2 lots into 2 lots)
139 & 145 Musa Vale Rd, Cooroy QLD 4563
Lot 1 on RP184583 & Lot 2 on SP269273
Prepared for
James Brown & Emma Eidem
August 2026
Our Ref: 260720
ASTP REF: 260720 PAGE 1 OF 11
Document Set ID: 25106968
Version: 1, Version Date: 28/08/2026
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Applicant Details
The applicants are James Brown and Emma Eidem. It is requested that all project correspondence is provided
to James Brown and Emma Eidem, care of ADAMS + SPARKES. As the subject land comprises two lots in separate
ownership, the written consent of the registered owner of each lot accompanies this application.
Contact Details and Project Team
Specialty Field Company Contact Person
Town Planning ADAMS + SPARKES Pete Sparkes
(Project Manager) [email protected]
Surveyor Bennett + Bennett Surveyors Corey James
[email protected]
Document Control and Verification
This Town Planning Report has been prepared and reviewed by the identified key personnel, in accordance with
the requirements of the Planning Act 2016.
ADAMS + SPARKES is led by Directors Cameron Adams and Pete Sparkes, who have a combined experience of
over 43 years in both public and private sectors. ADAMS + SPARKES have extensive experience in the
management of development applications including residential, commercial, retail and mixed-use
developments, industrial projects and mining and infrastructure projects.
Project Manager Project Assistant
Pete Sparkes Joseph Taylor
Director Planning Assistant
Confidentiality
All information contained within this document is provided in strict commercial confidence and is the property
of ADAMS + SPARKES. This document and the information are solely for the use of the authorised recipient and
this document may not be used, copied or reproduced in whole or part for any purpose other than that for which
it was supplied by ADAMS + SPARKES. ADAMS + SPARKES makes no representation, undertakes no duty and
accepts no responsibility to any third party who may use or rely upon this document or the information. This
document is not to be disclosed or reproduced in part or in full, without express written authority from ADAMS
+ SPARKES.
© ADAMS + SPARKES TOWN PLANNING
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Document Set ID: 25106968
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Contents
1 Introduction ..................................................................................................................................... 4
2 Site Details and Characteristics ........................................................................................................ 5
3 Proposed Development.................................................................................................................... 6
3.1 Proposal Overview .............................................................................................................................. 6
4 Statutory Framework ....................................................................................................................... 7
4.1 State Planning Policy ........................................................................................................................... 7
4.2 South East Queensland Regional Plan 2023 ....................................................................................... 8
5 Noosa Plan 2020............................................................................................................................... 8
5.1 Assessment of Development Application ........................................................................................... 8
5.2 Cooroy Local Plan Code....................................................................................................................... 9
5.3 Rural Zone Code .................................................................................................................................. 9
5.4 Reconfiguring a Lot Code .................................................................................................................... 9
5.5 Overlay Codes .................................................................................................................... 9
6 Conclusion and Recommendations ................................................................................................ 11
Tables
Table 1 Site Details .................................................................................................................................................................... 5
Table 2 Statutory Framework Mapping Layers .......................................................................................................................... 7
Table 3 Planning Scheme Particulars ......................................................................................................................................... 8
Figures
Figure 1 Aerial photo of sites (Source: Qld Globe 2026) ............................................................................................................ 5
Figure 2 Proposed Boundary Realignment Plan (Source: Bennett + Bennett Surveyors) .......................................................... 6
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Document Set ID: 25106968
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1 Introduction
1. This Town Planning Report has been prepared in support of a code assessable development application
for Reconfiguring a Lot – Boundary Realignment (2 lots into 2 lots). This documentation has been
prepared by ADAMS + SPARKES Town Planning (hereafter; ‘ADAMS + SPARKES’) for and on behalf of the
applicants, James Brown and Emma Eidem, over land at 139 & 145 Musa Vale Road, Cooroy, legally
described as Lot 1 on RP184583 & Lot 2 on SP269273.
2. The local government which applies to the subject site is Noosa Shire Council. In accordance with
Schedule 8 of the Planning Regulation 2017, Noosa Shire Council is the Assessment Manager for the
development application.
3. The applicable planning scheme is the Noosa Plan 2020 (hereafter ‘the planning scheme’).
4. This Town Planning Report will describe the site, the proposed development, and address the relevant
town planning matters associated with the proposal. This report should be read in conjunction with the
following supporting documentation:
Appendix 1 Proposed Boundary Realignment Plan prepared by Bennett + Bennett
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2 Site Details and Characteristics
5. This section will provide details of the subject site and describe the land uses surrounding the subject site.
Table 1 Site Details
Address 139 Musa Vale Rd & 145 Musa Vale Rd, Cooroy 4563
Property Description Lot 1 on RP184583 & Lot 2 on SP269273
Site Area Lot 1 – 6,252m2
Lot 2 – 4.883ha
Registered Landowner 139 Musa Vale: James Brown & Emma Eidem
145 Musa Vale: William Grove & Robin Purvis
Registered Easements Nil
Tenure Freehold
6. The site comprises two (2) rural lots on separate titles with both containing existing dwelling houses and
associated structures (see Figure 1). The site is situated within the rural hinterland of Cooroy and is
characterised by undulating topography. Vehicular access is provided via Musa Vale Road, with the sites
located in close proximity to the Cooroy town centre. The site is predominantly surrounded by dispersed
residential development on large rural residential allotments.
7. Consistent with its rural setting, the site is serviced by electricity and telecommunications, with on-site
water supply, on-site effluent disposal and existing internal drainage servicing the existing dwellings. Both
lots will retain sufficient area to accommodate existing and future on-site servicing, and no additional
infrastructure is required as no additional lots are created. An aerial photograph of the site is provided in
Figure 1 below.
Figure 1 Aerial photo of sites (Source: Qld Globe 2026)
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3 Proposed Development
3.1 Proposal Overview
8. This application requests a Development Permit for Reconfiguring a Lot (Boundary Realignment – 2 Lots
into 2 Lots). The proposed lot layout is shown on the Proposed Boundary Realignment Plan prepared by
Bennett + Bennett Surveyors (Plan No. 261149_001_PROP, Revision A, dated 20 August 2026) contained
in Appendix 1 and shown in Figure 2 below.
9. The proposed lot sizes and configurations are consistent with the established subdivision pattern of the
surrounding area. The existing lots have areas of 6,252m2 (Lot 1 on RP184583) and 4.883ha (Lot 2 on
SP269273), and the realignment does not create any additional lots or alter the total land area. The
proposed areas and dimensions are as follows:
• Proposed Lot 1: 1.498ha with a total frontage of 159.41 metres to Musa Vale Road (comprising
two segments of 95.06 metres and 64.35 metres)
• Proposed Lot 2: 4.011ha with a frontage of 28.661 metres to Musa Vale Road
10. Both lots will retain direct access from Musa Vale Road. No changes are proposed to the existing dwellings
on either site. All existing dwellings, outbuildings, on-site effluent disposal areas and services will remain
wholly contained within the reconfigured lot they serve and will continue to comply with the boundary
setback requirements of the Rural Zone Code.
Figure 2 Proposed Boundary Realignment Plan (Source: Bennett + Bennett Surveyors)
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4 Statutory Framework
11. This section of the Town Planning Report describes the statutory planning framework applicable to the
proposed development.
12. Table 2 below identifies the applicable State designations and mapping and details whether the
application requires referral to any referral agencies.
Table 2 Statutory Framework Mapping Layers
State Planning Policy (SPP) Agriculture
o Important agricultural areas
Biodiversity
o MSES – Regulated Vegetation (intersecting a
watercourse)
o MSES – High ecological value waters (wetland)
o MSES - High ecological value waters (watercourse)
o MSES – Regulated vegetation (category R)
Water Quality
o High ecological value water areas
Natural Hazards Risk and Resilience
o Flood hazard area – local government mapping
o Bushfire prone area
Regional Plan South East Queensland Regional Plan 2023
o Regional Landscape and Rural Production Area
SARA DA Mapping Water Resources
o Water Resource Planning Area Boundary
Referrals A review of the Planning Regulation 2017 has determined that
the application does not trigger any referrals.
4.1 State Planning Policy
13. The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of State
interest in land use planning and development. The SPP only applies to development assessment if the
planning scheme has not yet appropriately integrated the SPP. Under Chapter 2, Part 1, Section 8, Item
4(a) of the Planning Act 2016, where there is an inconsistency between the SPP and a local government
planning instrument, the SPP applies to the extent of the inconsistency. The State interests mapped over
the site (agriculture, biodiversity, water quality and natural hazards) have been appropriately integrated
into the Noosa Plan 2020 through the corresponding overlays and are addressed in Section 5 of this
report. As the proposal involves no vegetation clearing, no earthworks and no additional lots, the State
interests are not adversely affected.
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4.2 South East Queensland Regional Plan 2023
14. The site is located within the Regional Landscape and Rural Production Area under the South East
Queensland Regional Plan 2023. The proposal does not fragment rural land or increase the number of
lots, and the total land area remains unchanged. The realignment is therefore consistent with the intent
of the Regional Landscape and Rural Production Area. Schedule 12A of the Planning Regulation 2017
applies to new residential subdivisions in certain zones where new or extended roads are proposed.
Schedule 12A does not apply to the proposed development as new or extended roads are not proposed.
5 Noosa Plan 2020
15. Table 3 below provides a breakdown of the planning scheme particulars that relate to the subject site and
the proposed development.
Table 3 Planning Scheme Particulars
Planning Instrument Noosa Plan 2020
Zone Rural
Overlays Agricultural Land Conservation Area
Area Subject to Riparian Buffer Overlay waterways
o MSES Regulated Vegetation – intersecting a
watercourse
o Riparian Buffer Area
Bushfire Hazard
o Potential Impact Buffer
Landslide Hazard Area
o Moderate hazard area
o High hazard area
5.1 Assessment of Development Application
16. In accordance with the planning scheme tables of assessment, the following codes are required to be
addressed:
Cooroy Local Plan
Rural Zone Code
Reconfiguring a Lot Code
Applicable Overlay Codes (Biodiversity, Waterways and Wetlands; Bushfire Hazard;
Landslide Hazard; and Agricultural Land Conservation Area)
17. A review of the above codes confirms that the proposed development complies with the applicable
assessment benchmarks. The following sections address the benchmarks relevant to the proposed
reconfiguration. Where a benchmark is not addressed, it is not considered relevant to a boundary
realignment of this nature and no further assessment is warranted.
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5.2 Cooroy Local Plan Code
18. The site is within the Cooroy local plan area and located in the rural hinterland outside the Cooroy urban
boundary. The proposal does not extend urban development beyond that boundary, creates no
additional lots and leaves the total land area unchanged, consistent with overall outcome (2)(b) of the
Cooroy Local Plan Code.
19. The balance of the code addresses built form, streetscape, centre activities and housing within the
township and has limited application to a rural boundary realignment. No buildings, works or vegetation
clearing are proposed. Character and riparian vegetation and key views to Mt Cooroy and the Black
Mountain Range are unaffected by the proposal (PO5, PO6), and no ecological linkage or open space
corridor is fragmented (PO21, PO22). Existing effluent disposal areas are retained within the lot they serve
and no new access points to watercourses are created, so water quality in the Lake Macdonald catchment
is unaffected (PO23, PO24)
5.3 Rural Zone Code
20. Overall outcomes (2)(c) and (2)(g) of the Rural Zone Code seek to conserve rural land, avoid fragmentation
and limit reconfigurations to those protecting remnant vegetation or riparian corridors. As indicated
above, the realignment creates no additional lots and does not change the total land area. The new
boundary sits clear of the mapped waterway and riparian buffer.
21. Lot 2 is mapped within the Agricultural Land Conservation Area. The realignment does not reduce its
already limited productive capacity (PO1, PO2), and as the dwelling houses are existing, no separation
distances apply (AO2.4, AO8.5). Each lot retains a single dwelling house (PO3). No buildings or works are
proposed, so building height and scale (PO7), natural values and overland flow (PO11, PO12) and scenic
amenity (PO13, PO15) are unaffected. Existing buildings stay within the lot they serve and continue to
meet the 10 metre setbacks in AO8.4. Both lots retain safe direct access to Musa Vale Road (AO10).
5.4 Reconfiguring a Lot Code
22. Table 9.5.1.3 of the Reconfiguring a Lot Code specifies a minimum lot size of 100ha in the Rural zone.
Both lots are already well below this. No additional lots are created, the total land area is unchanged, and
no additional dwellings can be established. The realignment satisfies A026(b), as the reconfigured lots are
of a more regular shape. Proposed Lot 2 reduces from 4.877ha to 4.011ha but remains a large rural lot
with an existing dwelling, keeping its frontage and access to Musa Vale Road and ample area for on-site
servicing and rural use. The realignment delivers a better planning outcome than the current
arrangement.
5.5 Overlay Codes
23. The site is identified as being affected by MSES Regulated Vegetation – intersecting a watercourse, and
by a Riparian Buffer Area. The proposed boundary realignment does not involve any operational works,
earthworks or vegetation clearing and will not interfere with the environmental values of the site.
Furthermore, the proposed boundary does not intersect the mapped waterway or its riparian buffer.
24. The site is identified within the Landslide Hazard Overlay due to the undulating topography of the area,
with both moderate and high hazard areas mapped over the site. No operational works or earthworks
are proposed as part of this application, no new building envelopes are created, and as such no further
assessment is required.
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25. The site is mapped within the Potential Impact Buffer of the Bushfire Hazard Overlay. No additional lots
are created and no new building envelopes are proposed. Both lots retain direct, practical access to Musa
Vale Road for emergency vehicles, and each existing dwelling retains adequate area for bushfire
management on its own lot. The proposal does not increase the risk to people or property from bushfire.
26. The site is located within the Agricultural Land Conservation Area. The realignment does not fragment
agricultural land, does not reduce the total land area available for rural use and does not create any
additional lots. The productive capability of the land, albeit limited, is maintained.
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6 Conclusion and Recommendations
27. This report demonstrates that the proposed boundary realignment at 139 & 145 Musa Vale Road, Cooroy,
warrants approval subject to reasonable and relevant conditions, on the following basis:
No additional lots are created, the total land area is unchanged and results in no additional
dwelling opportunities;
The realignment is consistent with the Regional Landscape and Rural Production Area
designation under the South East Queensland Regional Plan 2023;
The proposal satisfies the relevant assessment benchmarks of the Cooroy Local Plan Code and
the Rural Zone Code, including the outcomes directed at conserving rural land and avoiding
fragmentation;
The proposal satisfies the relevant assessment benchmarks of the Reconfiguring a Lot Code;
The proposal satisfies the relevant assessment benchmarks of the applicable overlay codes and
responds appropriately to the site constraints; and,
The proposed lots are consistent with the size, shape and character of lots in the immediate
area.
28. On the basis of the assessment in this report, we request that Council approve the application subject to
reasonable and relevant conditions.
ADAMS + SPARKES
TOWN PLANNING
Pete Sparkes
DIRECTOR
ASTP REF: 260720 PAGE 11 OF 11
Document Set ID: 25106968
Version: 1, Version Date: 28/08/2026
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