MCU22/0039 – APPLICATION FOR MATERIAL CHANGE OF USE - RELOCATABLE HOME PARK (COMMUNITY AND AFFORDABLE HOUSING - 32 DWELLINGS) AT 55 AND 70 CARPENTERS RD, COOROY (Referred from Planning and Environment Committee dated 8 August 2023 - Item 5.2)

That Council note the report by the Acting Coordinator Planning to the Planning & Environment Committee Meeting dated 8 August 2023 regarding Application No. MCU22/0039 for a Development Permit for Material Change of Use – Relocatable Home Park (Community & Affordable Housing), situated at 55 & 70 Carpenters Rd Cooroy and 

A. Recognise that the development application raises non-compliances with the Noosa Plan 2020, particularly in relation to the Rural Residential Zone Code;

B. Find that there are sufficient ‘other relevant matters’ pursuant to s45(5)(b) of the Planning Act 2016 to warrant approval the development application in the face of any non-compliance, which include:

1. There is a community and town planning need for the development on the basis that:

1. there is a recognised ‘housing affordability crisis’ occurring within the Shire as confirmed by documents produced by Noosa Council including the Draft Noosa Housing Strategy 2022 and Housing Needs Assessment 2021;

2. the development would provide community and affordable housing opportunities for disadvantaged and low-income earning groups within the community including essential and key workers, families, individuals suffering from domestic violence, and single women over 50; 

3. the proposed development has strong support from local not-for-profit community housing providers Coast2Bay and St Vincent de Paul who are in need of adding to their housing supply in the Shire; 

4. Three of the dwellings will be gifted to St Vincent De Paul upon completion to add to their housing supply and the remaining units would be sold strictly and only to not-for-profit community housing providers such as St Vincent De Paul Society and Coast2Bay which will ensure that a bona-fide affordable and community housing product is delivered.

2. The development is consistent with Council’s Housing Needs Assessment 2021 and the Draft Noosa Housing Strategy 2022 in that: 

a. it would add to the limited stock of community housing available within the Shire which is currently far below other areas in SEQ;

b. it would increase supply of housing for key worker affordable housing solutions;

c. it will provide affordable housing opportunities that would meet the needs of all generations and be inclusive to low income earning groups within the community; 

3. The development will provide high quality sustainable manufactured dwellings that are responsive to Noosa’s subtropical climate. The dwellings are manufactured from sustainably sourced Australian Cypress timber which is an abundant natural and renewable resource and of which there is no supply chain issues in obtaining. Each dwelling will have no step access with 870mm wide sliding entry doors and 870mm wide internal sliding doors with no trip floor level so that they are suitable to all demographics. The dwellings can readily be modification for increased levels of disability, such as low kitchen benchtops, low cooking and washing facilities, cabinetry and storage cupboard doors with adjustable shelving. Bathrooms can also be modified for disability access and use. 

4. The site offers locational benefits for the proposed development in that: 

a. it is located within the Urban Footprint under the SEQ Regional Plan and consistent with the intent of the Urban Footprint designation;

b. it borders the Urban Boundary under the Noosa Plan 2020 to the north and east;

c. the site is located in reasonable proximity to the township and essential services being:

i. 845m from land within the District Centre Zone;

ii. 900m from Cooroy IGA;

iii. 650m from the Cooroy Primary School;

iv. 480m from the Cooroy sports grounds; and 

v. 925m from the Cooroy Library; 

d. It will be appropriately serviced by transport infrastructure including: 

i. connected to a continuous pedestrian pathway network to town; 

ii. connected by a pedestrian pathway and bridge to the Cooroy Industrial Park, which is a major employment node;

iii. serviced by a 2-way sealed road;

iv. being located:

• in reasonable proximity to a future bus stop located at Mary River Rd approximately 50m east of the Mary River Road / Sportsground Parade / Jarrah Street intersection; and

• 1.12km from the Cooroy train station, which provides public transport opportunities to Nambour and Brisbane;

5. The development would appropriately maintain the amenity of the area and protect a large area of native vegetation on the eastern portion of the site and appropriate landscaped setbacks to the boundaries; 

6. The modular dwellings are a Zero Net Energy (ZNE) product manufactured by Eco Cottages in their ZNE factory at Jarrah Street, Cooroy. Consequently, the development will complement Noosa Council’s Zero Emissions Organisational Strategy and the planning scheme’s intent that the Noosa community is carbon neutral as a result of adopting low emissions production and land use practices; 

7. The development will be powered by a solar powered microgrid which will ensure that all of the energy needs from the development will be obtained from renewable sources. In this regard, all dwellings will have solar panels installed and the energy produced will be stored within a large battery station on the site. Consequently, the development will complement Noosa Council’s Zero Emissions Organisational Strategy and the planning scheme’s intent that the Noosa community is carbon neutral as a result of adopting low emissions production and land use practices.

8. The dwellings are ‘affordable by design’, as they are small, lightweight, timber cottages. They would also result in minimal energy costs for the future residents, being connected to a solar microgrids which will supply the developments energy needs. For these reasons, they will remain an affordable housing product in perpetuity;

9. The development will provide several school-based apprenticeships and traineeships for students from NDSHS that cover apprenticeships and training in: design, Revit, sketch up, detailing, carpentry, cabinet making, joinery, plumbing, painting, waste-management, recycling and furniture manufacturing from cypress off cuts. Eco Cottages has had a collaborative relationship with NDSHS since 2007; 

10. The development will support local manufacturing and jobs within the region, including for:  

a. Eco Cottages, which is a successful local business that are leading new and sustainable building technologies in the development of small modular homes and employ 30 staff; and 

b. Enopte Solutions, which is a green energy company based out Coolum Beach that have developed a Battery Energy Storage System used in the installation of homes and commercial developments.

11. There is significant public support for the application with 332 properly made submissions being received overwhelmingly in support of the development application.

C . Request the CEO to prepare a further report to a future meeting which includes an Infrastructure Agreement, deed of agreement, covenant, conditions and grounds for approval. 

Lost.

That Council note the report by the Acting Coordinator Planning to the Planning & Environment Committee Meeting dated 8 August 2023 regarding Application No. MCU22/0039 for a Development Permit for Material Change of Use – Relocatable Home Park (Community & Affordable Housing), situated at 55 & 70 Carpenters Rd Cooroy and:

A.    Refuse the application for the following reasons:

1.   The proposed development is contrary to Section 3.2.2 of the Strategic Intent and Sections 3.3.1(b), (f) and 3.3.3 (a), (b), (c), (d), (e), (f) and (k) of the Strategic Outcomes of the Noosa Plan 2020 as:

a. The proposed development is located outside the Urban Boundary, intrudes into a rural residential area, and does not integrate well with the existing settlement pattern and the broader urban areas of the Cooroy community.

b. The land is not suited or designated for the proposed housing form.

c. The land is located in the vicinity of industrial land uses and industrial zoned land that has the potential to impact the amenity of residents.

d. The proposed development is likely to inhibit the development and future use of 70 Carpenters Road and land zoned Low Impact Industry in Jarrah Street due to potential reverse amenity impacts. 

e. The proposed development will need to provide its own infrastructure and is located outside the Priority Infrastructure Area.

2.  The proposed development is contrary to Overall Outcomes 2(b), (j), (l), (p), and PO14 of the Local Plan Code for Cooroy which details that development is to be limited to land within the urban boundary. The site is located outside the urban boundary and does not respond or integrate well with Cooroy’s country town feel, with attached housing planned close to the town centre and low to medium density semi-attached housing dispersed through existing residential neighbourhoods.

3.  The proposal is contrary to the Rural Residential Zone Code as the development will not result in a high level of amenity for residents and it does not achieve the zoning intent for houses on larger lots.

4.   The proposal is contrary to the Overall Outcomes 2(c), (d), (f), (g) and (h) and PO1, AO1.1, AO1.2, AO1.3, AO1.4, PO4, AO4, PO6, PO7 and PO9 of the Special Residential Zone Code as:

a. The proposal does not have reasonable access to a variety of essential services and facilities, including retail, commercial, social and medical facilities and public transport.

b. The proposal is not located so as to avoid conflicts with surrounding land uses.

c. The proposal is of a high density that is not compatible with the zoning intent and the preferred character of the area.

The proposal is of a design, layout and intensity that will not integrate with the broader neighbourhood and allow residents to interact with the wider community.

d. The proposed development is not appropriately sited and designed in a manner that is compatible with the developed character of the area.

5.   The proposal does not meet PO6 of the Driveways and Parking Code as the proposal provides no car parking for likely visitors to the development.

6.   The proposal has not demonstrated that safe and satisfactory roadway configuration is achievable to the site from the Carpenters Road and Mary Street/ Jarrah Street roundabout.

7.  The proposal does not meet PO6 of the Bushfire Hazard Overlay Code as it has not been demonstrated that an efficient and safe evacuation route is available to residents and that emergency vehicles can access the site. 

8.   The proposal is not consistent with actions A5.3.1 to A5.3.6, A5.6.2, A5.6.3, and A5.7.2 of the Noosa Housing Strategy 2022 as:

a. The land is not located within the urban boundary and is more than 400m from the town centre, school and public transport.

b. The land is located where it would have a reverse amenity impact on industrial business and land committed for industrial purposes.

c. The proposal is not well integrated within the community and is clustered in an isolated area.

9.    The proposal is unlikely to satisfactorily deliver the social outcomes sought as:

a. The land is not suited for the proposed development it has poor accessibility, adjoins industrial land and is not well connected to services.

b. The proposal has not been designed to integrate well with the neighbourhood and within the community with driveways extending around the permitter of the site and the density not consistent with the surrounding character.

c. The applicant has provided no clear mechanisms that can be conditioned through a development approval to achieve the proposed social/affordable housing outcomes. 

10.  The applicant has not demonstrated that the proposed development will not interfere with koala habitat mapped by the state as being Core Koala Habitat Area or that the works in this area are considered exempt works.

B.    Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.

Carried.