Meeting papers

Local Plan Code
The Cooroy Local Plan includes 70 Carpenters Road within the local plan area, whilst 55
Carpenters Road, which contains the actual residential development, is located outside the
mapped locality. Whilst the majority of the site is located outside the Local Plan area, the Cooroy
Local Plan area is considered relevant for assessment of the proposal. The Cooroy Local Plan
area details that development is to be limited to land within the urban boundary, with higher density
development located close to the town centre and interspersed through residential neighbourhoods
with proximity to transport and services. The Local Plan also seeks to maintain the country town
feel and character with a traditional built form. Attached housing is to be located close to the town
centre and semi-attached housing provided throughout existing residential neighbourhoods in
proximity to transport and services, with rural residential lots located around the town edge.
The Overall Outcomes state…
(b)   Development is limited to land within the urban boundary and maintains a defined edge to
      the town to protect and reinforce the character and identity of Cooroy, provide efficient
      provision of infrastructure and services, avoid constrained land and protect the landscape
      character and productivity of surrounding rural and rural residential land.
(p)   Low to medium density semi-attached housing, such as dual occupancies, are interspersed
      through residential neighbourhoods where they offer proximity to transport and services.
(q)   Relocatable home parks, residential care and retirement facilities provide housing choice
      allowing ageing residents to remain within the Noosa Shire hinterland community
The Performance Outcomes state:
PO14
Development provides for sites within and in close proximity to the District centre zone to contribute
to housing diversity by providing small attached dwellings, including single level apartments.
The proposal conflicts with the Local Plan Code requirements.
Zone Code
55 Carpenters Road is zoned Rural Residential. The Overall Outcomes of the Rural Residential
zone code states:
(a)   The Rural residential zone provides a high level of amenity for permanent residents.
(b)   Development is low density and semi-rural in nature with houses on large lots being the
      dominant form of development.
(i)   Development does not reduce the vegetated open space and rural landscapes that frame
      distinct towns and villages.
Specific Outcomes of the Code detail that development is to provide for low density, semi-rural
living as well as compatible work from home opportunities, primary production and small-scale
visitor accommodation on large allotments. The Noosa Plan also specifies a minimum lot size of
1.5 hectares for the Rural Residential zone which further reinforces the low density and semi-rural
landscape.
The proposed development will impact on the character of the area as well as the amenity for
residents of the surrounding rural residential land. The proposal seeks to develop the site for:
•     13 x 2-bedroom units
•     19 x 1-bedroom units
•     The existing dwelling converted to Community Facility.
The site has an area of 2.4 hectares which would be expected to have a density of one dwelling
and associated ancillary structures under the Rural Residential zone. As detailed above, the
applicant proposes to locate 32 individual dwellings on the site with a total of 45 bedrooms. If each
room is occupied with only one person this would result in 45 residents clustered in the western
half of the site which is approximately 10 hectares in area. For comparison purposes it is noted
that in nearby Straker Drive, approximately 10 dwellings are located in a 1 hectare area.


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