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Appendix C - Noosa Heads local Plan Code
Development Permit for Material Change of Use of Premises for a Multiple Dwelling of 5 units located over Lot 140 on RP88934 located at 23 Bottlebrush Avenue Noosa Heads ________________________________Appendix C Appendix C: Noosa Heads Local Plan Code
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Attachment C Noosa Heads Local Plan Code
Development Permit for Material Change of Use of Premises for a Multiple Dwelling of 5 Units located over Lot 140 on RP88934 and located at
23 Bottlebrush Avenue Noosa Heads.
Noosa Heads Local Plan Code
7.2.5.3 Assessment Criteria
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
Development in the Noosa Heads Local Plan Area generally (All Zones)
O1
Development enhances the role of Noosa No acceptable outcome provided Complies – proposal provides accommodation
Heads as the principal focus for visitor for the area.
accommodation and services in Noosa Shire
with high levels of accessibility to outdoor
recreational pursuits and urban services.
PO2
Development contributes to the lifestyle and No acceptable outcome provided Complies
amenity of residents of Noosa Heads and its
surroundings and services coastal
communities to the south-east.
PO3 AO3.1
Development contributes to the Development adjacent to a gateway or special Not applicable
establishment of attractive streetscapes to place or on land identified as a key corner
enhance the character of Noosa Heads. in Figure 7.2.5.4 (Noosa Junction Framework
and Character plan) or Figure 7.2.5.5 (Hastings
Street Framework and Character plan):
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 on Figure 7.2.5.4 (Noosa
Junction Framework and Character
plan) or Figure 7.2.5.5 (Hastings Street
Framework and Character plan) provides
streetscape improvements which are appropriate
to the location, setting and context of the
development and complement existing or
proposed streetscape works in the local area.
AO3.3 Not applicable
Development on Key Development Sites
identified on Figure 7.2.5.4 (Noosa Junction
Framework and Character Plan) incorporates a
high standard of architectural design and
landscape treatment 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
The visual amenity and character Development adjacent to the major road Not applicable
surrounding the major road network and network, particularly Sunshine Beach Road,
entrance roads, is protected and enhances Eenie Creek Road, Noosa Drive and Noosa
the entrances to Noosa Heads. Parade incorporates landscaping that
complements the natural species occurring in
the local area, protects existing vegetation within
the road reserve and incorporates design
elements that add visual interest to the
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Attachment C Noosa Heads Local Plan Code
Development Permit for Material Change of Use of Premises for a Multiple Dwelling of 5 Units located over Lot 140 on RP88934 and located at
23 Bottlebrush Avenue Noosa Heads.
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
streetscape.
PO5 AO5
Development retains enhances the existing Development retains and enhances existing Complies – existing mature Eucalypt propose to
mature trees and mature trees and be retained. Additional landscape planting able
character vegetation contributing to the character vegetation contributing to the to be undertaken around proposed development.
vegetated backdrop, character and habitat vegetated backdrop, character and habitat
values of the local area. values of the local plan area, including:-
a) Noosa National Park and Weyba
Creek conservation areas;
b) the vegetated hills which frame Noosa
Heads, Laguna Bay, Noosa Inlet and
Hastings Street;
c) the foreshore areas of the Noosa
River, Lake Weyba, Weyba Creek and
their associated riparian communities;
d) Noosa Spit/Noosa Woods;
e) street trees along Hastings Street;
f) the vegetated drainage lines through
residential estates; and
g) other character vegetation where
identified in Figure 7.2.5.4 (Noosa
Junction Framework and Character
plan) or Figure 7.2.5.5 (Hastings
Street Framework and Character plan)
PO6 AO6.1
Development retains significant views and Development does not intrude upon important Complies - site located behind the commercial
vistas contributing to the setting and gateways and sightlines including: area known as Noosa Junction on the
character of the local plan area. a) significant views to the ocean, Noosa surrounding hillside. The development is below
River and coastal lowlands from the ridgeline and will not impact on the views
streets, beaches and other public detailed in the outcomes
places;
b) the vegetated backdrop of Noosa Hill
as seen from Noosa Main Beach and
the Hastings Street area;
c) views from Hastings Street to Main
Beach;
d) vistas over Laguna Bay and to the
Noosa National Park and
the vegetation stands and hills within
Little Cove;
e) the scenic view of Noosa
National Park and Weyba Creek from
Cooloola and Weyba Park Estates;
and
f) vistas across Noosa River from Noosa
Sound.
AO6.2
Complies – building does not impact on
For Noosa Junction Major Centre and Hastings
described contextual views.
Street Visitor Centre, buildings and structures do
not significantly interrupt or encroach upon key
contextual views as identified on Figure 7.2.5.4
(Noosa Junction Framework and Character
plan) and Figure 7.2.5.5 (Hastings Street
Framework and Character plan) and shown
in Figure 7.2.5.7, Figure 7.2.5.8, and Figure
7.2.5.10.
AO6.3
Buildings and other structures visible from the
The subject site is located opposite a large
beach or public spaces use materials and
public carpark and adjoins older established
finishes that complement the beachside
buildings that are brick and rendered block
character and integrate with the surrounding
construction.
natural landscape and skyline vegetation.
The proposed development utilises a number of
materials that complement the character of the
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Attachment C Noosa Heads Local Plan Code
Development Permit for Material Change of Use of Premises for a Multiple Dwelling of 5 Units located over Lot 140 on RP88934 and located at
23 Bottlebrush Avenue Noosa Heads.
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
area including rendered blockwork,
weatherboard, metal cladding, timber battens,
powder coated steel and perforated metal
sheeting. Muted colours are also proposed
which complement the beachside character .
AO6.4
Views of building or structures from the beach Not applicable – not near the beach
are framed or filtered through vegetation.
Editor's note— Refer to Figure AP3- 3A
Built Form and Streetscape
O7 AO7.1
Buildings, structures and Development takes the form of small separate Complies – building has been designed to step
landscaping is integrated with the natural buildings rather than large single bulky buildings, down the slope and is tapered back from all
landscape and reflect the beachside, stepping down slopes where applicable and not boundaries.
riverside or hillside character and setting of visually dominating the street, beachfront,
the local plan area in terms of form, riverfront, adjacent properties, surrounding
composition and protection of spaces or the existing skyline.
neighbourhood amenity.
AO7.2
Buildings and structures have a scale The surrounding area includes a number of
and building height consistent with development buildings that comprise two stories over
on adjoining and surrounding land. basement carparking which reflects the building
height requirements applicable under the
superseded planning schemes.
The Noosa Plan 2020 introduced in July has
now altered the zoning and increased the
building height in meters and storeys for the site
and enables development up to 3 storeys and 12
metres which is higher than the existing
buildings. The development will therefore be at a
different scale to the existing development in the
street but will be consistent with Council intent
for the area and the planning scheme.
The proposed development is integrated with the
site and surrounds the site through the design of
the building which steps down the site and
utilises a basement to conceal carparking areas.
The mature Eucalypt at the front of the site is
proposed to be retained with landscaping
proposed along all boundaries.
AO7.3
Buildings and structures preserve the amenity of Complies - shadow diagrams are included that
adjoining land including sunlight to neighbouring demonstrate the building preserves sunlight to
properties. the adjoining premises
AO7.4
Development respects the scale of Complies – the building complies with height,
surrounding vegetation and maximises the site cover and setback requirements enabling
opportunity for retention of vegetation to be provided along all boundaries.
existing vegetation and incorporates soft
landscaping between buildings.
AO7.5
Buildings and structures: Complies – Building steps down the site and has
a) incorporate articulated roof forms several roof forms. Upper level balconies and
which are visible from the street; timber battens provide articulation to building
form.
b) incorporate a mix of lightweight and Lightweight external building materials utilized
textured external building materials or including timber battens, timber soffit, and timber
materials that reflect the natural look weatherboards
environment such as timber and rock
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Attachment C Noosa Heads Local Plan Code
Development Permit for Material Change of Use of Premises for a Multiple Dwelling of 5 Units located over Lot 140 on RP88934 and located at
23 Bottlebrush Avenue Noosa Heads.
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
face;
c) provide variation through articulation, Complies – external façade utilizes a mix of
texture and detailing; materials and different planes and angles.
d) incorporate verandahs, open Complies – open balconies provided. Perforated
balconies or shaded patios for outdoor metal sheeting proposed which is semi
living, with open, transparent or semi- transparent and will aid in providing privacy from
open balustrades; the street frontage and shading from the western
sun.
e) use understated colour schemes and Complies - muted colour scheme proposed.
low-reflective roofing and cladding
materials.
Centres and Services – not applicable
Housing Choice
PO16 AO16
Residential development within the Major Residential dwellings within the Major Centre Not applicable - not in a centre zone
Centre zone incorporates small zone:
dwellings that provide long term housing for a) do not exceed a floor area of 100m2;
employees and students. and
b) are part of a mixed-use development
with non-residential uses at
the ground level.
PO17
Sites currently used or approved for No acceptable outcome provided Not applicable
residential care facilities continue to provide
such services into the future.
PO18
Development in the Low Density Residential No acceptable outcome provided Not applicable – site in included in High Density
zone maintains a high level of residential Residential
amenity for permanent residents.
Visitor Facilities
PO19
Development in the Tourist Accommodation No acceptable outcome provided Not applicable - not in the Tourist
zone and other resort complexes provide Accommodation zone
visitor accommodation into the future to
preserve and support the role of Noosa
Heads as a tourism focus area.
Noosa River - not applicable
Access and Connectivity
PO23 AO23
Development integrates with and extends Development on land including or adjoining a Development of site for units does not impact on
the existing street and pathway networks key pedestrian/cycle link shown on Figure pedestrian and cycle links.
including but not limited to those identified 7.2.5.4 (Noosa Junction Framework and
on Figure 7.2.5.4 (Noosa Junction Character plan) and Figure 7.2.5.5 (Hastings
Framework and Character plan) and Figure Street Framework and Character plan) facilitates
7.2.5.5 (Hastings Street Framework and these connections.
Character plan) such that connections to and
between key local destinations are provided
and reinforced.
PO24 AO24
Development of Lot 3 on RP884396, being A link road is constructed to Council's Not applicable
the former Noosa Heads bowls club, specifications as part of the first stage of re-
provides a new road link connecting Noosa development of Lot 3 RP884396 generally in
Drive near Pinnaroo Park to Lanyana Way to accordance with Figure 7.2.5.4 (Noosa Junction
improve local connectivity. Framework and Character Plan) and is
dedicated to Council at no cost.
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Attachment C Noosa Heads Local Plan Code
Development Permit for Material Change of Use of Premises for a Multiple Dwelling of 5 Units located over Lot 140 on RP88934 and located at
23 Bottlebrush Avenue Noosa Heads.
Column 1 Column 2 Column 3
Performance Outcomes Acceptable Outcomes Compliance
PO25
Development: No acceptable outcome provided Existing road network designed to cater for the
proposed unit development.
a) avoids the generation of excessive
traffic or amenity impacts on
Hastings Street, Noosa Parade or
Noosa Drive;
b) avoids through traffic on
residential streets;
c) maintains Hastings Street as a
narrow traffic way;
d) minimises the potential for conflict
between pedestrian and vehicular
traffic by consolidating, rather than
increasing vehicular access points
across footpaths; and
e) ensures car parking does not
dominate the streetscape.
Environment, natural resources and recreation
PO26 AO26
Development has no significant adverse Connecting Habitat Areas as identified on Map Not applicable – not mapped
impacts on biodiversity, natural vegetation, SFM-4 - Biodiversity (Strategic Framework) are
native fauna habitat, landscape quality, protected from fragmentation and encroachment
water quality or cultural heritage values, by development.
including those related to—
a) changes to natural drainage;
b) disturbance to
any wetland system;
c) management of fire risk;
d) erosion and the transport of
sediments off site;
e) unmanaged public access;
f) changes to fauna habitat and
behaviour.
PO27 AO27
Development maintains and protects Open space corridors identified as Ecological Not applicable – not mapped
an integrated open space network to— Linkages and Major Recreation areas on Map
a) provide passive and active SFM-1 - Settlement and Map SFM-4 -
recreational pursuits; Biodiversity (Strategic Framework) are
b) provide connectivity for enhanced and protected from fragmentation and
pedestrians and cyclists; encroachment by development.
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.
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