Town Planning Report - Adams & Sparkes · RAL26/0023

                 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.




                 ASTP REF: 260720                                                                                      PAGE 9 OF 11


Document Set ID: 25106968
Version: 1, Version Date: 28/08/2026