Council archive · source document
Appendix J - Code Assessment · RAL25/0004
RECONFIGURING A LOT CODE
Application for a Development Permit for Reconfiguring a Lot by Subdivision (1 Lot into 3 Lots + Balance Lot), involving land
described as Lot 105 on SP118458, situated at 62 Lake MacDonald Drive, Cooroy QLD 4563.
Performance Outcomes Acceptable Outcomes Comment
Growth Management
PO1 No acceptable outcome provided. Complies.
Urban residential development:
The purpose of this application is to enable the
(a) is confined to land within the Urban boundaries; remainder of the land (proposed Lots 1, 2 & 3) to
(b) provides a mix of lot sizes and configurations to cater for be utilised for future land uses and is generally in
variety in housing choice; accordance with the subdivision layout approved by
(c) contributes to efficient use of land and infrastructure; Council resolution on 23 January 2025 (extract
(d) increases residential densities and reduces lot sizes in close from resolution below):
proximity to public transport and centre zones;
(e) provides appropriate buffer areas between sensitive land A. ‘Note the report by the Principal Strategic
uses, ecologically important areas and conflicting uses; Planner to the General Committee dated 20
(f) contributes positively to the amenity and landscape value January 2025 regarding Cooroy Affordable
of the local area Housing Project at 62 Lake Macdonald Drive,
Cooroy;
B. Approve the revised Proposed Subdivision of
Lot 105 on SP118458, Rev. C, prepared by
Murray & Associates and dated 9/12/24
contained in Attachment 1 to the report;
C. In accordance with Council Resolution on 16
May 2024, approve all remediation and
subdivision works required to occur for the
delivery of the revised subdivision layout
contained in Attachment 1 to the report;
D. Support advancing the subdivision and
remediation works subject to securing a loan
facility, whilst continuing to actively pursue
grant funding opportunities; and
E. In endorsing this option any process to
consider future uses of the remaining 2 sites
should consider investigating options for the
sites, including open space, cultural heritage,
housing, community uses, landscape and
amenity and other land use planning matters
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and ensure this process involves community
consultation.’
Key design aspects include a mostly 10m wide
planted buffer zone within road reserve to be
established adjacent to the existing residential
allotments to the east of the site (accessed via
Dianella Court) providing a substantial separation
to any future land uses within proposed Lots 1-3.
The proposed 10m width well exceeds the usual 5m
deep planting width for added privacy and amenity
to the adjoining residents and will provide a
treed/green visual aspect from nearby and
surrounding areas as well as enhanced ecological
values in contrast to the existing pine plantation
which inhibits biodiversity.
Additionally, a 1,000m2 and 1,542m2 area of the
subject site will be dedicated to Council as open
space park linkages (minimum 20m width) through
the site for recreation and future pedestrian
connectivity (see Appendix C for details) which will
be embellished with landscaping treatments to
enhance the visual amenity of the site.
Proposed Lots 1, 2 & 3, and balance lot 100 will
connect to the following infrastructure services
(Appendix E, F & G):
Reticulated electricity;
Reticulated sewerage;
Reticulate telecommunications; and
Reticulated water.
PO2 No acceptable outcome provided. Not applicable.
Rural residential development is confined to land within the
Rural Residential zone and included within either the Urban The subject site is not within the Rural Residential
Footprint or Rural Living designations of the South East Zone.
Queensland Regional Plan
PO3 Development of land: Not applicable.
Development of land for business and employment functions
occurs within the activity centres and the industrial zones. (a) at the Noosa Business Centre is to be generally in The proposed development does not involve
accordance with Figure 7.2.4.5 (Noosa Business development of land for business and employment
Centre Framework and Character Plan); functions.
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(b) at the former Bowls site Lot 3 RP884396, Noosa
Junction is to be generally in accordance with Figure
7.2.5.4 (Noosa Junction Framework and Character
Plan).
PO4 Not applicable.
With the exception of lots intended to be used by the Council
or State for community infrastructure, conservation purposes The site is in the Community Facilities Zone.
or public utilities, including road widening, no additional lots
are created:
(a) in the Rural zone unless resultant lots have a minimum
area of 100 hectares;
(b) in the Environmental Management and Conservation zone;
(c) on Noosa North Shore;
(d) in the Low density residential zone at Cooroibah;
(e) in the Low density residential zone where access is gained
via:
(i) Noosa Banks Drive, Tewantin;
(ii) Golf Course Drive, Griffith Avenue or Carramar Street,
Tewantin;
(iii) Lake Entrance Boulevard, Noosaville;
(iv) Lake Weyba Drive Noosaville, south of Eenie Creek
Road; or
(v) Habitat Place, Noosa Heads;
(f) within a Water Supply Buffer Area as shown on Regional
Infrastructure Overlay.
Lot areas and dimensions
PO5 AO5.1 Performance Solution:
New lots have areas and dimensions that: New lots are of a size and shape that can accommodate
the land uses intended by the zone. In accordance with Table 9.5.1.4 - Minimum Lot
(a) are consistent with the purpose and overall outcomes of Size of the Noosa Plan the Community Facilities
the applicable zone or zones; AO5.2 Zone ‘No Minimum Specified’. The following lot
(b) are consistent with the size and character of surrounding In general, lots have a predominantly regular, areas and dimensions are proposed (Appendix C):
lots; rectangular shape.
(c) can accommodate land uses that are consistent with the Proposed Proposed Lot Proposed
purpose and overall outcomes of the applicable zone; Editor's note-topographical constraints or Lot Number Area Frontage
(d) allow for siting and construction of buildings, environmental values may call for irregular property
boundaries. 38.6m &
structures, access ways and car parking while:- 1 3,158m2
45.4m
(i) retaining ecologically important areas and ecological
linkages; AO5.3 2 6,281m2 111.4m
(ii) minimising risk of soil erosion, landslide, flooding and In residential zones, lots are generally arranged so
that: 3 7,917m 2
23m
bushfire;
(iii) minimising earthworks or retaining walls associated
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with construction on sloping sites; (a) there are no more than five lots with 1ha N/A (Balance
(iv) retaining the scenic amenity and vegetated character a frontage width of less than 15 metres grouped in 100
(10,000m2) Lot)
of the landscape; a row;
(v) retaining culturally significant features and protecting (b) there are no more than three lots with The purpose of this application is to enable the
views to culturally significant features; a frontage width of 7.5 metres or less in a row remainder of the land (proposed Lots 1, 2 & 3) to
(vi) minimising detrimental impacts of effluent disposal or unless serviced by a rear lane; be utilised for future land uses and is generally in
storm water runoff; including open space for (c) lots with a frontage width of less than 15 metres accordance with the subdivision layout approved by
landscaping; ensuring safe vehicular manoeuvring are not located opposite other lots with Council resolution on 23 January 2025.
areas without concentration of driveways in one space; a frontage width of less than 15 metres
and In addition, a 1,000m2 and 1,542m2 area of the
(vii) where not in a water or sewerage service area, allow AO5.4 subject site will be dedicated to Council as open
for water storage tanks and suitable effluent disposal. In activity centres and industry zones, new lots space park area (see Appendix C for details).
(e) except where otherwise specified in a local area code, comply with the contribute to a mix of lot sizes that cater for varied
minimum lot size specified in Table 9.5.1.4 Minimum Lot Size and commercial and industrial enterprises, such that: The lots will gain vehicle access from the start of
Dimensions Dianella Court. On street parallel carparking will be
(a) smaller lots intended for intensive development are provided along the western side of the new road.
clustered near centres;
(b) new lots adjacent to sensitive land uses include Proposed Lot 1, 2 & 3 will gain access via the
sufficient area for buffering of incompatible land establishment of a new 18-23m wide road reserve
uses; and inclusive of a mostly 10m wide buffer along the
(c) lot reconfiguration provides for eastern edge of the road. Each lot will be provided
shared access arrangements wherever possible. direct access to this road via new driveway
crossover points (see Appendix C & E for details).
A mostly 10m landscaped buffer will be established
within the eastern verge of the proposed new road
to ensure no adverse amenity outcomes occur with
the neighbouring properties to the east (see
Appendix C & D for details).
This buffer will provide a green corridor from nearby
and surrounding areas as well as enhancing
ecological values in contrast to the existing pine
plantation which inhibits biodiversity.
The landscaping design for the proposed
development will support and complement the
surrounding built form and be native to the local
area.
Additionally, a 1,000m2 and 1,542m2 area of the
subject site will be dedicated to Council as open
space park linkages (minimum 20m width) through
the site for recreation and future pedestrian
connectivity (see Appendix C for details) which will
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be embellished with landscaping treatments to
enhance the visual amenity of the site.
Given the specific nature of this subdivision
proposal described above, the subdivision is
justified in terms of lot size, shape and will have no
detrimental amenity impacts on the surrounding
area.
PO6 No acceptable outcome provided Not applicable.
Development provides for irregular shaped lots to be created
only where:
(a) the creation of regular lots is impractical such as at a
curve in the road or because of topographical constraints;
(b) safe access and visual exposure to and from the site can
be provided, while not adversely impacting on the
functionality of the surrounding road network;
(c) it is desirable to avoid clearing of vegetation and the
fragmentation of habitat in ecologically important areas;
and
(d) the irregular lot is demonstrably suitable for its intended
purpose.
Lot Layout
Site Responsive Design AO7.1
PO7 If located in the Low density residential zone, Medium Complies.
Development provides for a lot layout and configuration of density residential zone, High density residential
roads and pathways that is responsive to:- zone, Tourist accommodation zone or Community As stated in Section 5.3 of the Planning Report, the
facilities zone and intended for a residential use, any site is identified as comprising Flood and Inundation
(a) the setting of the site within an urban or non-urban new lot is located outside the modelled flood level of Extent in accordance with Council’s Flood Hazard
context; the 1% AEP (1:100 year ARI) water surface levels or Overlay. However, this hazard area only encroaches
where not modelled, above the highest known flood into the north-eastern extremity of the site and has
(b) any natural environmental values present on, or adjoining level. no impact on the purpose of the subdivision. A bio-
the site;
retention basin will be provided in this small flood
(c) any natural hazards affecting the site or adjoining land affected area (see Appendix C & E for details).
such that the number of properties or persons at risk is Notably a Flood Hazard Assessment of the Lake
not increased; Macdonald Drive – Dianella Court Intersection was
(d) the terrain of the land, minimising the need for recently prepared for Noosa Shire Council by Hydra
earthworks; Logic. This Report found (Appendix I):
(e) any places of cultural heritage significance or character
areas present on, or adjoining the site; and ‘Detailed flood modelling of the catchment and
subject intersection has demonstrated the capacity
of the existing culverts provides 10% AEP design
flood immunity to the intersection. For larger and
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(f) any important landmarks, views, vistas or other areas of rarer flood events of less than 2% AEP the model
high scenic quality present on, or able to be viewed from, results show the intersection will experience water
the site. over the road to depths of less 0.3 m for a 1% AEP
flood event for relatively short durations of less
Editor’s Note— Development of land affected by constraints than 1.5 hours.
shown on overlay maps will be subject to overlay codes .
The flood modelling has also demonstrated that
should a significant blockage of the culverts occur
during a major rainfall flood event the depths of
inundation across the culvert would not be expected
to significantly change, however, the inundation
may persist for longer periods.’
The proposed development will factor in these
findings, noting the bio-retention basin and
additional drainage infrastructure should aid in
reducing inundation periods at the Lake Macdonald
Drive – Dianella Court Intersection (see
Appendix C, E & I for details).
AO7.2 Not applicable.
Flood immunity for development areas is not achieved
by filling land below the 1% AEP (1:100 year ARI) flood
level.
AO7.3 Not applicable.
All reconfigured lots on land subject to a constraint or
valuable feature identified on an overlay map contains
a building envelope marked on a plan of
development that demonstrates that there is an area
sufficient to accommodate the intended purpose of the
lot, that is not subject to the constraint or valuable
feature or that appropriately responds to the constraint
or valuable feature.
AO7.4 Not applicable.
New lots with a site area less than 4,000m² in area
have a slope not exceeding:
(a) 10% side slope (crossfall); or
(b) 5% lengthwise slope (longitudinal fall).
AO7.5 Complies.
Lot boundaries, services, utilities and roads are aligned
to avoid traversing ecologically important As stated in Section 5.1 of the Planning Report, the
areas and ecological linkages. subject site is included in the Biodiversity Overlay –
Area of Biodiversity Significance. the mapped area
is dominated by slash pine and Gympie messmates
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which are both plantation timber and were planted
in 1973 / 74 for future harvest and reducing weed
infestation at the time. These species are not
endemic to the area and accordingly a tree clearing
permit has been granted (OPW23/0190). While
the pine plantation may provide some low value
habitat, it has a more negative effect on
surrounding native biodiversity values. The new
native plantings in the 2,500m² of open space plus
the landscaped buffer will provide high value
ecological benefits.
AO7.6 Complies.
Development does not result in significant modification
to natural landform or landscape features including: See Appendix C to G for details.
(a) waterways and drainage lines;
(b) native vegetation or significant character trees;
(c) understorey vegetation;
(d) slope;
(e) rock outcrops; or
(f) views.
AO7.7 Not applicable.
Development retains or provides viable ecological
corridors for wildlife movement.
AO7.8 Not applicable.
Where no riparian buffer is nominated through
the Biodiversity, Waterways and Wetlands
Overlay Map in Schedule 2, a vegetated buffer is
provided no less than 10 metres wide, measured from
the centreline of any stream.
AO7.9 Not applicable.
Ecologically important areas are formally protected for
the long term through environmental covenant or Refer to comment above in relation to AO7.5.
transferal to public ownership or through gazettal of a
nature reserve.
Climate Responsive Design AO8.1 Not applicable given the nature of the subdivision
PO8 The lot design maximises the number of lots where the proposal and the size of the resulting lots.
The street design and lot orientation facilitates the
longest axis of the lot has a general east-west
construction of energy efficient buildings that respond to the
local climate conditions by: orientation.
AO8.2 Not applicable.
(a) maximising solar access to the north; The street pattern maximises the number of streets
(b) minimising solar access to the west; running in a general north-south direction.
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(c) proportioning lots and building envelopes to accommodate AO8.3 Not applicable.
energy efficient building orientation; For development within the Low density residential
The subject site is not included in the Low Density
(d) maximising access to any prevailing summer breezes; and zone each lot contains a rectangular house site
Residential Zone
(e) minimising exposure to prevailing winter winds area where the long axis faces true north or is no
more than 20 degrees off true north and has minimum
dimensions of 10 metres x 15 metres.
Neighbourhood Design Complies.
PO9 AO9.1
Development provides for a lot layout, land use and Lots are arranged to front streets and public open The lots will gain vehicle access from the start of
infrastructure configuration that: space. Dianella Court. On street parallel carparking will be
provided along the western side of the new road.
(a) provides for an efficient land use pattern;
Proposed Lot 1, 2 & 3 will gain access via the
(b) creates compact and walkable neighbourhoods that are well establishment of a new 18-23m wide road reserve
connected to centres, employment, education facilities,
inclusive of a mostly 10m wide buffer along the
community services, open space and recreation facilities;
eastern edge of the road. Each lot will be provided
(c) creates useable and interconnected movement and open direct access to this road via new driveway
space networks; crossover points (see Appendix C & E for details).
(d) effectively connects and integrates the site with existing or Complies
planned development on adjoining sites; AO9.2
(e) provides for moderate and large size developments to have Development maximises opportunities for casual Proposed open space areas and new road will be
multiple access points; surveillance and avoids areas of concealment by designed in accordance with AO9.2 & AO9.3 (see
ensuring pathways and public open space have Appendix C for details).
(f) promotes a sense of community identity and belonging; defined edges and are visually exposed to roadways.
(g) promotes a variety of streetscapes;
Complies
(h) provides for a high level of amenity, having regard to AO9.3
potential noise, dust, odour and lighting nuisance sources; Neighbourhoods (including roads, pathways and open Proposed open space areas and new road will be
(i) integrates prominent site features including landmarks, space) are designed with a high degree of legibility designed in accordance with AO9.3 (see
native vegetation and views into the design; with public spaces and corridors easy to find and Appendix C for details).
(j) discourages crime or antisocial behaviour by facilitating recognise.
casual surveillance of streets, paths and public open space;
(k) avoids the sporadic or out-of- sequence creation of lots;
and
(l) protects and enhances ecologically important areas and
provides for the clustering of lots into cleared areas.
Infrastructure No acceptable outcome provided. Complies.
PO10
Development accommodates and provides for the Proposed Lots 1, 2 & 3, and Balance Lot 100 will
efficient and timely delivery of infrastructure connect to the following infrastructure services
appropriate to the site’s setting and intended use. (Appendix E, F & G):
Reticulated electricity;
Reticulated sewerage;
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Reticulate telecommunications; and
Reticulated water.
PO11 No acceptable outcome provided Complies.
Roadway and pathway layout are predominantly rectilinear
with a high degree of permeability. The proposed new road and pathway have been
designed in accordance with PO11 (see
Editor’s Note— Further detail on traffic and the road Appendix E for details).
network is addressed in Part 9.4.8 Transport Code.
Infrastructure and services
PO12 AO12.1 Proposed Lots 1, 2 & 3, and Balance Lot 100 will
New lots are located, sized and configured so as to ensure All lots are connected to power supply and connect to the following infrastructure services
each lot is capable of being serviced by appropriate levels of telecommunications services and where located (Appendix E, F & G):
infrastructure including: within the Urban boundaries, power supply and Reticulated electricity;
communications infrastructure are provided
(a) power supply; underground. Reticulated sewerage;
(b) telecommunications; and Reticulate telecommunications; and
(c) where within Local Plan Areas Reticulated water.
(d) reticulated water supply;
AO12.2 Complies.
(e) reticulated sewerage; and
If located in a water service area each new lot can
(f) stormwater drainage.
be connected to Unitywater’s water supply
. network. See AO12.1 comment.
AO12.3 Complies.
If located in a sewerage service area each new lot
can be connected to Unitywater’s sewerage
network. See AO12.1 comment.
AO12.4 Complies.
If located in a Local plan area lots can be
connected to Council’s stormwater drainage
network. The proposal will provide additional stormwater
drainage infrastructure (see Appendix E for
details).
AO12.5 Not applicable.
If not in a sewerage service area each lot has Site is in a sewerage service area.
sufficient area and other attributes to ensure
efficient and effective on-site sewerage disposal.
PO13 AO13.1 Complies.
Each lot is provided with safe and convenient vehicle access Vehicular access for the development is consistent The lots will gain vehicle access from the start of
with the function and design of the road it Dianella Court. On street parallel carparking will be
takes access from. provided along the western side of the new road.
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Proposed Lot 1, 2 & 3 will gain access via the
establishment of a new 18-23m wide road reserve
inclusive of a mostly 10m wide buffer along the
eastern edge of the road. Each lot will be provided
direct access to this road via new driveway
crossover points (see Appendix C & E for details).
AO13.2 Not applicable.
Development does not require new or
changed access to a state-controlled road that is Site does not adjoin a State-Controlled Road.
a limited access road unless in accordance with
the limited access policy for the state-controlled
road.
AO13.3 Not applicable.
Access easements are in appropriate locations for
safe access and egress, and supply appropriate No access easements proposed (see Appendix C
widths and levels of service for the number of for details).
vehicles that will utilise them as per the
requirements of Council’s Planning Scheme Policy
PSP6 Engineering design standards – Roads,
drainage and earthworks.
Editor's note- Reference should be made to the
Queensland Government's Development
Assessment Mapping System to confirm which are
state-controlled roads or limited access roads.
Movement Network
Traffic No acceptable outcome provided Complies.
PO14
Traffic generated by the development is within the acceptable The proposed development has / will implement all
capacity of external roads and does not have an adverse findings and recommendations of the Traffic Impact
impact upon the functioning of the road network. Assessment to ensure the traffic generated is within
the acceptable capacity of external roads (see
Editor’s Note— Further detail on traffic and the road network Appendix H for details).
is addressed in Part 9.4.8 Transport Code
Roads and Pathways AO15.1 Complies.
PO15 Where involving the construction of a new road,
Development involving the creation of new roads and road planning and design supports the hierarchy The proposed new road will achieve compliance
pathways ensures infrastructure— and functional aspects identified in Council’s with AO15.1 to AO15.4. Details will be provided
Planning Scheme Policy PSP6 on Engineering during the subsequent Operational Works Phase.
(a) provides convenient, safe and efficient movement for all design standards – Roads, drainage and
modes of transport between land use activities; earthworks.
Editor’s Note— Further detail on road and
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(b) prioritises pedestrian movement and bicycle use over pathway networks is provided in Part
vehicle movements; 9.4.8 Transport Code
(c) facilitates efficient, safe and accessible bus services that
connect to existing and future public passenger transport AO15.2
facilities; The street layout is generally rectilinear and does
(d) provides through roads and minimises the use of culs-de- not rely on culs-de-sac, or where the use of a cul-
sac; de-sac is unavoidable because of the natural
(e) minimises the extent of earthworks required by being features of the site, it does not exceed a length of
sympathetic to the terrain; 200 metres.
(f) allows for unimpeded and practical access to each
proposed lot; and AO15.3
(g) provides for mature street trees. Pathways and pedestrian routes are planned to
provide clear, safe connections between
residential, open space, transit stops and retail
areas, and are located along, or are visible from,
streets or other public spaces.
AO15.4
Sufficient space and soil depth is provided for the
planting of street trees for shade, amenity and
habitat purposes.
AO16 Not applicable.
PO16 If within 1 kilometre of the Pathways Network identified
The subdivision layout is designed to facilitate pedestrian in the Local Government Infrastructure Plan located in
and cyclist linkages with adjoining sites in the immediate Part 4, the subdivision design and layout includes
area. pathways:
(a) located in accordance with the Pathways Network
identified in the Local Government Infrastructure
Plan; or
(b) linking to the Pathways Network identified in
the Local Government Infrastructure Plan.
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No acceptable outcome provided Not applicable.
PO17
Development on land within activity centres with active
frontages are provided with access from a rear lane or
other access streets to reduce potential conflicts with
pedestrians and cyclists.
Open Space Network
PO18 AO18.1 Not applicable.
Development provides for parks, drainage reserves and open Active parkland or open space which links to active
space infrastructure that:- parkland is provided in accordance with the Council’s A 1,000m2 and 1,542m2 area of the subject site
infrastructure network planning; will be dedicated to Council as open space park
(a) provides for a range of passive and active recreation area (see Appendix C for details).
settings, offering a range of informal and formal OR
experiences to the community;
(b) accommodates adequate facilities to meet the needs of AO18.2
the community and is designed to maximise use by the Park contributions are paid in accordance with the
community it serves; applicable infrastructure instrument.
(c) provides opportunities for all age groups and levels of
mobility; AO18.3
(d) is well distributed and contributes to the legibility and Land intended for public open space complements
character of the specific town, village or locality; existing adjacent and surrounding open space areas
(e) creates attractive settings and focal points for the and physical linkages to these areas are provided.
community, designed as attractive and enjoyable,
functional and safe places to meet and recreate; AO18.4
(f) benefits the amenity of adjoining land uses; Open space is provided adjacent to waterways, with
roads servicing the linear parkland and lots located on
(g) facilitates the retention and protection of ecologically
the opposite side of the road to the waterways.
important areas, wetlands, waterways, drainage lines and
native habitat areas, their associated buffers, ecological
AO18.5
linkages and other natural and cultural features;
A park has direct road frontages of a minimum of 25%
(h) incorporates appropriate measures for stormwater and
of the total allotment boundary of the park to provide
flood management;
physical access and visibility.
(i) is cost effective to maintain; and
(j) is dedicated as public land in the early stages of the AO18.6
subdivision. Public open space has good connectivity for users via
pedestrian and cycle paths.
AO18.7
Landscaping is designed to create aesthetically pleasing
open space areas and to suit the type, setting and
purpose of the particular park.
AO18.8
Active parkland in all areas other than the Low impact
industry zone and Medium impact industry zone will
Page 13
contain embellishment in accordance with the Local
Government Infrastructure Plan in Part 4 such as:
(a) children’s play facilities catering for various ages
including a soft fall surface where required and a
shade cover over play equipment;
(b) seating;
(c) picnic table/s with seats; and
(d) landscaping.
Editor’s Note— Further detail on Landscaping is
addressed in Part9.4.5 Landscaping Code
PO19 AO19.1 Not applicable.
Land provided for active recreation areas is of a physical Active parkland is of a usable shape free of irregular
standard and condition suitable for the intended uses and is boundaries.
not subject to physical or other constraints including
contamination, environmental or biophysical constraints or AO19.2
legislative protection that would encumber its use. Active parkland is located on land that is exclusive of—
(a) flood inundation below the 20% AEP (1:5
year ARI level);
(b) land affected by stormwater or overland flow
discharge from adjacent allotments;
(c) drainage reserves and detention basins, which
cannot be shown to safely and effectively contribute
to the network of parks and open space areas;
(d) land with a slope, or subject to cut or fill with a
batter slope, that exceeds a slope of 15%;
(e) areas of land less than 15 metres wide, such
as access and service and utility easements;
(f) land required to serve primarily as a buffer area to
any existing development or major transport
corridor; and
(g) power easements.
AO19.3
At least 10% of the total open space provision for
active parkland is exclusive of flood inundation below
the 1% AEP (1:100 year ARI level or the highest
recorded flood level), whichever is the greatest.
Small Residential Lots
Page 14
PO20 AO20 Not applicable.
Residential lots less than 600m2: Within the Low Density Residential zone, new lots of
less than 600m²:
(a) occur only where they are consistent with the size of
established adjacent lots; (a) are no smaller than the size of established adjacent
(b) are not less than 500m2 in area; lots;
(c) are free of physical constraints or encumbrances that would (b) are free of easements;
restrict the siting of a house; (c) are regular in shape with a width to depth ratio of
(d) have area and dimensions that can accommodate an approximately 1:2;
appropriate house site area without siting variations; (d) do not have a slope greater than 10%;
(e) are distributed across a development to create diversity in (e) can accommodate a house and sufficient car
lots; and parking without encroaching into boundary
(f) do not result in excessive driveways at intersections or clearances or prescribed building setbacks;
corners. (f) allow for landscape and tree planting in deep soil
zones to soften built form elements;
(g) are not created by further dividing an existing rear
(battle-axe) lot; and
(h) are not located at the end of a T-intersection or at
a bend in the road.
Rear Lots
PO21 AO21.1 Not applicable.
Rear (battle-axe) lots are created only where:-: The minimum area of the rear lot, exclusive of
any access strip, complies with the lot reconfiguration No rear lots proposed (see Appendix C for
(a) it would not be desirable nor practicable for the site to be outcomes in Table 9.5.1.4 Minimum lot size and details).
reconfigured so that all lots have full frontage to a road; dimensions providing that no rear access lot has a lot
(b) located in the Low density residential zone, Rural size less than 600m2 exclusive of access strip.
residential zone or Rural zone;
(c) development positively contributes to the character of the AO21.2
neighbourhood; No more than 10% of lots within a subdivision are
(d) development provides a high standard of amenity for rear lots or lots accessed via an access strip.
residents and other users of the rear lot and adjoining
properties; AO21.3
(e) the lot is large enough to accommodate anticipated land No more than two rear lots are located at the end of a
uses including car parking and manoeuvring; cul-de-sac.
(f) development is not detrimental to the use and amenity of
adjoining lots through loss of privacy, sunlight or breezes AO21.4
once buildings are constructed; No rear lot shares a common boundary with more
than four other lots.
(g) vehicular access to rear lots will not have a detrimental
impact on lots adjoining the access strip due to excessive
AO21.5
noise, light, dust, stormwater runoff and the like;
No more than two rear lots or rear lot access strips
(h) access arrangements do not adversely affect the safety and
directly adjoin each other.
efficiency of the road from which access is gained;
(i) their creation does not prejudice the anticipated AO21.6
development of adjoining land.
Page 15
No existing lot with a primary street frontage of less
than 12 metres is further divided unless safe access to
the new lot is provided to a secondary street to which
a frontage of at least 12 metres is provided.
AO21.7
Where two rear lots adjoin each other, a single
common driveway and reciprocal access easements
are provided.
AO21.8
No more than three lots gain access from the
same access strip.
AO21.9
Any lot with a road frontage has no more than
one rear lot created to its rear and has a rear
lot access strips located on no more than one side.
AO21.10
The gradient of the access strip does not exceed 10%.
AO21.11
Access strips have a minimum width of 4.5 metres.
Rural lots severed by a road
PO22 Not applicable.
No acceptable outcome provided
In the Rural Zone, one lot may be divided into two lots less
than 100 hectares in area where there is a compliance with
the South East Queensland Regional Plan and each resultant
lot is relatively free of physical constraints such that it can
accommodate a dwelling house, effluent disposal,
vehicular access and other improvements and land uses that
are consistent with the purpose of the Rural Zone.
Volumetric Subdivisions
PO23 Not applicable.
Development provides that the subdivision of space above No acceptable outcome provided
or below the surface of land facilitates efficient
development in a manner that is consistent with the overall
outcomes for the zone and Local plan area in which
the site is located.
Stormwater Management
Page 16
PO24 Complies.
No acceptable outcome provided
Development provides for the effective drainage of lots and
roads in a manner that:- Water Quality Objectives are mandated by the
State Government. They are identified in the State
(a) maintains the natural flow regime; Planning Policy 2017 (SPP). The SPP includes the
(b) effectively manages stormwater quality and quantity; and following triggers to that are required to achieve
(c) ensures no adverse impacts on receiving waters and water quality objectives:
surrounding land.
“(2) Reconfiguring a lot for an urban purpose that
involves premises 2500m2 or greater in size and will
Editor’s Note— Requirements for the design and
result in six of more lots”.
construction of stormwater management infrastructure
are addressed in Part 9.4.9 Water Quality and Drainage
Based on the above, there are no water quality
code
objectives that are required to be achieved for this
development. However, it is noted that a bio-
retention basin will be provided at the northeastern
corner of the subject site to aid in maintaining
stormwater quality for the subject site.
Stormwater for any development on proposed Lot
1 and 2 will have a lawful point of discharge
connected to the bio-retention basin. Stormwater
from the new road will be captured and discharged
into the bio-basin. Lot 3 will be provided with a
lawful point of discharge in the south east corner of
the Lot which will drain to the drainage reserve
beyond (see Appendix E for details).
The proposed measures will provide a significant
amenity improvement to properties along the
adjoining Dianella Court by providing additional
infrastructure for stormwater discharge and a bio-
retention basin for stormwater quality management
as opposed to sheet flowing to the east under the
current scenario.
Conflicting land uses
PO25 Not applicable.
New lots for residential development do not adjoin land No acceptable outcome provided
located in the Medium impact industry zone or the Low
impact industry zone.
Rearrangement of Lot Boundaries
PO26 AO26 Not applicable.
Development provides that the rearrangement of lot The rearrangement of lot boundaries results is an
boundaries is an improvement on the existing situation. improvement to the existing situation whereby the size
Page 17
and dimensions of proposed lots comply more fully with The proposed development does not involve a
Table 9.5.1.4 Minimum lot size and dimensions. and at boundary realignment.
least one of the following is achieved:
(a) the rearrangement of lots remedies an existing
boundary encroachment by a building or structure;
(b) the rearranged lots will be made more regular in
shape;
(c) access is provided to a lot that previously had
no access or an unsuitable access;
(d) the rearranged lots better meet the overall
outcomes for the zone and the local plan area in
which the site is situated;
(e) the rearrangement of lots provides for a significant
improvement in rural productivity; or
(f) the rearrangement of lots results in a significant
improvement in the protection of environmental
values.
If involving a standard format lot with common property such as requiring a community management scheme under the Body Corporate and Community
Management Act 1997
PO27 Not applicable.
Community title subdivision only occurs once construction of No acceptable outcome provided
approved buildings on site is completed.
Editor’s Note—As a building is to be constructed prior to
sealing of subdivision plans, assessment of the development
is to be undertaken as part of the development application
for a material change of use if that development is
assessable under the planning scheme. Reconfiguring a
lot can be assessed simultaneously or subsequently against
the relevant parts of this code.
PO28 Not applicable.
Development provides internal access ways and driveways No acceptable outcome provided
which:
(a) are designed to clearly indicate the function of
the access way; and
(b) provide acceptable levels of access, functionality, safety,
amenity and convenience for users, as well as catering for
car parking facilities.
PO29 No acceptable outcome provided Not applicable.
Community title subdivision for residential purposes only
Page 18
occurs—
(a) where lots are located close to services and facilities;
(b) in the Low density residential zone, Medium density
residential zone, High density residential zone, Tourist
accommodation zone or Centre zone;
(c) where they are consistent with the character of the locality
they are located in;
(d) if appropriate house site areas and car parking needs can
be accommodated;
(e) where they are supplied with adequate infrastructure to
meet the needs of users;
(f) where they minimise adverse effects on the environment;
(g) if they are of suitable shape and slope to minimise
constraints to development; and
(h) if they are sufficient areas to provide reasonable amenity
for users.
PO30 No acceptable outcome provided Not applicable.
Community title subdivisions intended for business uses:
(a) only occur in a centre zone or industry zone; and
(b) provide adequate areas on site for vehicular parking,
private and communal open space, landscaping
and site facilities to meet the needs of users.
Page 19
COOROY LOCAL PLAN CODE
Application for a Development Permit for Reconfiguring a Lot by Subdivision (1 Lot into 3 Lots + Balance Lot), involving land
described as Lot 105 on SP118458, situated at 62 Lake MacDonald Drive, Cooroy QLD 4563.
Performance Outcomes Acceptable Outcomes Comment
Development in Cooroy Local Plan Area generally (All Zones)
PO1 No acceptable outcome provided Complies.
Development enhances the role of Cooroy as the
largest centre in the Noosa Hinterland, providing a wide The purpose of the proposed development was to
range of business and employment services, recreation consolidate future cemetery land within the
facilities, community services, housing choice and a proposed / approved Lot 100 (Balance Lot) and
limited range of visitor services. enable the remaining Lots to be remediated from
any land contamination (see Appendix C
& RAL24/0014 for details). This will allow Lot 1,
2 & 3 to be utilised for future housing / community
purposes.
In addition, a 1,000m2 and 1,542m2 area of the
subject site will be dedicated to Council as open
space park area (see Appendix C for details).
PO2 No acceptable outcome provided Complies.
Development contributes to the lifestyle and amenity
of residents of Cooroy and its surroundings. Proposed Lot 1, 2 & 3 will gain access via the
establishment of a new 18-23m wide road
inclusive of drainage infrastructure stemming
from Dianella Court.
A 5-10m landscaped buffer will be provided on the
eastern extent of the proposed new road to
ensure no adverse amenity outcomes occur with
the neighbouring properties to the east (see
Appendix C & D for details).
The proposed drainage infrastructure and bio-
retention basin will provide a significant amenity
improvement to properties along the adjoining
Dianella Court by providing additional
infrastructure for stormwater discharge and a bio-
Page 20
retention basin for stormwater quality
management (see Appendix E for details).
PO3 AO3.1 Not applicable.
Development contributes to the establishment of Development adjacent to a gateway or special place or on land
attractive streetscapes and gateways to enhance the identified as a key corner on Figure 7.2.2.4 (Cooroy Framework The subject site is not located on or in close
sense of arrival and the character of Cooroy. and Character Plan): proximity to the Figure.
a) incorporates architectural and landscape treatments which
emphasise the corner location as shown in figure AP3-
10A and figure AP3-10B; and
b) incorporates building materials such as varied roof forms,
changes in materials and variations in projected and
recessed elements and facades.
AO3.2 Not applicable.
Development adjacent to a primary streetscape treatment area
identified on Figure 7.2.2.4 (Cooroy Framework and Character The subject site is not located on or in close
Plan) provides streetscape improvements appropriate to the proximity to the Figure.
location, setting and context of the development and
complements existing or proposed streetscape works in the local
area.
AO3.3 Not applicable.
Development on Key Development Sites identified on Figure
7.2.2.4 (Cooroy Framework and Character Plan) incorporates a The subject site is not located on or in close
high standard of architectural design and landscape treatment proximity to the Figure.
consistent with the streetscape character.
Editor’s Note— For further guidance and context in interpreting
the Framework and Character Plans please refer to PSP7 -
Framework and Character Plans.
PO4 AO4 Not applicable
The visual amenity surrounding the major road Development adjacent to Myall Street, Mary River Road, Elm
network and entry is protected and enhanced. Street, Cooroy Noosa Road, Tewantin Road and Diamond Street The subject site is not adjacent to the identified
incorporates landscaping that complements the natural species streets.
occurring in the local area, protects existing vegetation within
the road reserve and incorporates design elements that add
visual interest to the streetscape.
PO5 AO5.1 Not applicable
Development retains and enhances key heritage and Development retains landmarks, memorials and monuments
landscape elements including historical landmarks, including but not necessarily limited to those identified on
existing character trees and areas of the Heritage and Character Areas Overlay maps in Schedule 2.
Page 21
significant vegetation contributing to the setting and AO5.2 Not applicable.
character of the local plan area. Development retains and enhances existing mature trees and
character vegetation contributing to the vegetated backdrop and The subject site is not identified in the areas
streetscape character of the local plan area including: outlined in AO5.2.
a) mature trees, particularly along Maple and Emerald Avenue,
Mary River Road, Myall Street and Elm Street;
b) riparian vegetation adjacent to the Cooroy Creek and
tributaries of Six Mile Creek within the local plan area; and
c) other character vegetation and landscaping where identified
on Figure 7.2.2.4. (Cooroy Framework and Character Plan)
PO6 AO6.1 Complies.
Development retains and enhances key contextual Development enhances and does not intrude upon important
views, to Mt Cooroy, Black Mountain range and other sightlines to Mt Cooroy.
views to the rural and open spaces around Cooroy. AO6.2 Not applicable.
For Cooroy district centre, buildings and structures do not
significantly interrupt or encroach upon key contextual views as
identified on Figure 7.2.2.4 (Cooroy Framework and Character
Plan) and shown in Figure 7.2.2.6.
Built form and streetscape
PO7 AO7.1 Not applicable.
Buildings, structures and landscaping are consistent Development retains or reuses buildings that have cultural
with and reflective of the traditional country town heritage or townscape significance, including where subject to No built form proposed. All existing built form will
character of Cooroy in terms of form, proportion, the Heritage and Character Overlay (as mapped in Schedule 2) or be retained (see Appendix C & E for details).
composition and use of materials. identified as a heritage site or character area on Figure
7.2.2.4 (Cooroy Framework and Character Plan).
Editor’s Note— Section 8.2.7 (Heritage and Character
Overlay) sets out requirements for development on heritage
places and in character areas.
AO7.2 Not applicable.
Development is compatible with existing buildings including
Federation and Art Deco styles, without mimicking such styles. See AO7.1 comment.
AO7.3 Not applicable.
Roof forms use traditional Queensland style roof designs,
including gable, hip and valley, pitched, or multiple gable roof See AO7.1 comment.
forms with a roof pitch of no less than five degrees, examples
shown in Figure AP3-6B.
AO7.4 Not applicable.
For residential buildings, roof form is visible from the street and
not concealed behind parapets. See AO7.1 comment.
Page 22
AO7.5 Not applicable.
Buildings are designed to:
a) reflect the traditional Queensland vernacular; See AO7.1 comment.
b) suit the local subtropical climate;
c) incorporate lightweight materials such as timber;
d) be elevated above the ground on sloping or low-lying lots;
e) incorporate open verandahs, open balconies with transparent
or open balustrades or shaded patios for outdoor living; and
f) allow for landscaping integrated with the buildings on site.
Editor’s note—Refer to Figure AP3-6B for examples of traditional
Queensland vernacular design.
AO7.6 Not applicable.
Boundary setbacks provide space for trees between buildings.
See AO7.1 comment.
Centres and Services
PO8 No acceptable outcome provided Not applicable
Cooroy town centre functions as a district centre with
a wide range of business and community functions, The subject site is not in the Cooroy City Centre.
servicing Cooroy and surrounding hinterland
communities.
PO9 AO9 Not applicable
Maple Street and Emerald Street function as Development maintains the primacy of Maple Street and Emerald
traditional pedestrian orientated main streets and are Street as attractive and pedestrian-friendly main streets with a The subject site is not in the Cooroy City Centre.
the primary retail and commercial focus of the town. concentration of retail and commercial uses.
Development in the District Centre zone: AO10 Not applicable
a) is sympathetic to the country town character and Development in the District Centre zone:
identity of Cooroy; a) respects the layout, scale and character of development on The subject site is not in the District Centre Zone.
b) complements the traditional built form, street adjoining sites;
pattern and streetscape; b) provides detailing and articulation for horizontal emphasis
c) is low-set single or double storey with second including awnings, parapet walls or first floor balconies;
storeys set back from the property frontage; c) steps buildings to reflect the natural topographic character of
d) addresses the street; the street as shown in figure 7.2.2.7 and figure 7.2.2.8;
e) creates vibrant and active spaces in the public
d) incorporates a fine grain shop front appearance extending to
realm;
roof forms which are to vary between single tenancies,
f) provides continuous weather protection for see figure 7.2.2.7 and figure 7.2.2.8;
pedestrians; and
g) provides integrated and functional parking
e) where identified as primary active street frontage on Figure
7.2.2.4 (Cooroy Framework and Character Plan)-- provides
and access arrangements that do not dominate
active street frontages that incorporate shopfronts,
the street.
indoor/outdoor cafes and restaurants and other activities
that foster casual social and business interaction for
Page 23
extended periods. Refer to Figure AP3-8A for design
outcomes for active streetscapes;
f) has building openings overlooking the street, with the main
entrance visually emphasised in the ground floor facade; and
addressing key corner sites where indicated on Figure
7.2.2.4 (Cooroy Framework and Character Plan) and Figure
AP3-7A
g) provides all-weather protection in the form of continuous
awnings and or light verandah structures, supported by
timber posts that match the position and distance between of
adjoining awnings where that is the dominant character of
the street, otherwise cantilevered as
per Figure 6.4.2.4, figure 6.4.2.5 and figure 7.2.2.7;
h) incorporates signage mounted above awnings on parapet
walls reinforcing the fine grain appearance in the main
streets as per figure 7.2.2.7 and figure 7.2.2.8;
i) includes the provision of landscaping, shaded seating and
consistent and simple paving materials on footpaths
consistent with the character of its setting including where
shown as primary streetscape treatment area on Figure
7.2.2.4 (Cooroy Framework and Character Plan);
j) Retains a pedestrian-friendly low-speed traffic environment
with on-street parking and provides off-street car parking at
the rear or to one side of the development.
PO11 No acceptable outcome provided Not applicable
Development for centre activities on the eastern side
of the rail line retains a service level role supporting
the centre on the western side of the rail line by:
a) providing a range of small-scale destination
businesses, local convenience goods and services
for nearby residents and visitors; and
b) having a domestic scale and not resulting in
reduced amenity for adjoining residential uses.
Housing Choice
PO12 No acceptable outcome provided Not applicable
Sites currently used or approved for the use of,
relocatable home parks, retirement facilities or
residential aged care facilities such as Palm Lakes
Resort, Cooroy Villages and Kabara continue to
provide such residential accommodation into the
future.
Page 24
PO13 No acceptable outcome provided Not applicable
Additional sites suitable for future use as aged care
are preserved and protected for aged care.
PO14 AO14 Not applicable.
Development provides for sites within and in close Residential dwellings within the District centre zone:
proximity to the District centre zone to contribute to a) do not exceed 100m2; and No built form proposed. All existing built form will
housing diversity by providing small attached b) form part of a mixed-use building with non-residential uses be retained (see Appendix C & E for details).
dwellings, including single level apartments. at ground level
Visitor Facilities
PO15 No acceptable outcome provided Not applicable
A variety of visitor accommodation options are
provided in the Cooroy local plan area to meet the
needs of visitors.
Access and connectivity
PO16 No acceptable outcome provided Complies.
Development is sited and designed such that it does
not diminish the ability of laneways to: The proposed access is suitable to service the
a) relieve traffic on streets; scale of the development and not negatively
b) provide convenient and safe rear access to impact on the surrounding road network (see
premises including service vehicles where Appendix E & H for details).
relevant;
c) provide safe pedestrian linkages;
d) add to the heritage character of Cooroy.
PO17 No acceptable outcome provided Not applicable.
Development facilitates the widening and upgrading of
laneways in the Cooroy Local Plan Area to The subject allotments will gain access via the
accommodate anticipated levels of traffic. Where: establishment of a new road (see Appendix C
& E for details).
a) access to development is taken from a laneway, a
2 metre resumption from the laneway frontage is
required for widening and the laneway is to be
upgraded to the appropriate standard; or
b) development is undertaken on a property with a
laneway frontage, and access is not taken, a 2
metre easement is provided for future widening
and upgrading purposes.
PO18 No acceptable outcome provided Complies.
Development improves local connectivity by providing
safe and convenient pedestrian and bicycle pathways A concrete pedestrian footpath will be provided
to and between key destinations such as the town (see Appendix E – Pg. 3 for details).
Page 25
centre, railway station, community and sports facilities
and schools.
PO19 AO19 Not applicable
Development integrates with and extends the existing Development on land including or adjoining a key
street and pathway networks including but not limited pedestrian/cycle link shown on Figure 7.2.2.4 (Cooroy Framework
to those identified on Figure 7.2.2.4 (Cooroy and Character Plan) facilitates these connections.
Framework and Character Plan) such that connections
to and between key local destinations are provided
and reinforced.
Environment, natural resource and recreation values
PO20 AO20 Complies.
Development has no significant adverse effects on Connecting Habitat Areas as identified on Map SFM-4 -
biodiversity, natural vegetation, native fauna habitat, Biodiversity (Strategic Framework Map) are protected from The identified habitat area is contained within the
landscape quality, water quality or cultural heritage fragmentation and encroachment by development. proposed / approved Balance Lot (Lot 100). 2
values, including those related to: open space areas will be dedicated to Council to
a) changes to natural drainage; Editor’s Note— Council may request additional information on function as access laneways and ensuring fauna
b) disturbance to any of the wetland systems; the proposed method of effluent disposal to ensure the nature of movements are not disturbed (see Appendix C
the development is compatible with environmental values. Refer & RAL24/0014 for details).
c) management of landslide and fire risk; to PSP1 – Preparing a well made application..
d) erosion and the transport of sediments off-site;
e) unmanaged public access;
f) effluent disposal; and
g) changes to fauna habitat and behaviour.
PO21 AO21 Not applicable.
Development maintains and protects an integrated Open space corridors identified as Ecological Linkages and Major
open space network throughout the locality to— Recreation areas on Map SFM-1 - Settlement and Map SFM-4 -
Biodiversity (Strategic Framework) are enhanced and protected
a) provide for both passive and active recreational from fragmentation and encroachment by development.
pursuits;
b) provide connectivity for pedestrians, cyclists, and
horse riders;
c) provide habitat connectivity for wildlife and fish
passage;
d) protect watercourses and drainage lines;
e) protect vegetation on steep slopes; and
f) form a scenic backdrop for residential
development.
PO22 No acceptable outcome provided Not applicable.
Development does not adversely impact on the Lake
Macdonald water supply. The subject site is not located within the Lake
Macdonald Water Supply catchment area.
Editor's Note— Section 8.2.9 (Regional
Page 26
Infrastructure Overlay code) sets out requirements for the provision of the Lake Macdonald Water Supply catchment. PO23 No acceptable outcome provided Not applicable The number and location of access points to watercourses is controlled and managed to prevent adverse impacts on water quality in Lake Macdonald.
Used in these records
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