Planning & Environment Court Appeal No 2611 Of 2024 - MCU23/0105 Application For A Material Change Of Use For Multiple Dwelling (6 Small Dwellings), Food And Drink Outlet And Office At 2 Bottlebrush Avenue, Noosa Heads · Attachment 3 - Planning Coordinators Delegate Report - MCU23-0105

building sits well forward of the existing buildings along Bottlebrush Avenue and does not maintain
the visual continuity and pattern of buildings within this street which are well setback with
landscaped frontage.
The impact of these reduced front setbacks are somewhat compounded by the extended elevation
lengths to both streets which while are fronted by balconies, lack sufficient articulation such as
stepping and recessing of the building to visually break up this facade.
The lower level also fails to provide a sufficiently active building frontage and address to Noosa
Drive, with the ground level battered up along much of the lower level’s length, resulting in a poorly
activated street frontage with a ground level entrance from Noosa Drive almost hidden.
Further, the design elements and materials do not satisfactorily reflect the local streetscape
character of the area with the building not designed in the Noosa sub-tropical style with rendered
heavy weight finishes mostly dominating its appearance and limited vertical elements to emphasise
a finer-grained building frontage.
The scale of the building is also not consistent with the Major Centre zone code. PO17 Major
Centre zone code details that site cover is to be compatible with surrounding development. A
review of surrounding sites indicates site cover ranges from 30% to up to 66%. The proposal plans
indicate calculations of 76% which is not considered consistent with surrounding development.
3.2.2Noosa Heads Local Area Plan Code
The site is identified as a key corner by the Noosa Junction Framework and Character Plan and is
required to incorporate architectural and landscape treatments which emphasise the corner
location. Use of windows, doors and awnings, varied roof forms, outdoor dining where appropriate,
continuous awnings, creation of street focal points are all identified as architectural elements to
emphasise the corner location as well as varied materials, variations in projected and recessed
elements and facades.
The proposed building fails to satisfactorily address and activate this key corner at the lower level
with no windows/doors included and instead timber look vertical battens and planters are used to
screen the car parking behind. The building also lacks an articulated roof form visible to the street,
having a flat roof and while incorporates a mix of some materials with good use of balconies made,
the proposal fails to satisfactorily reflect the character and setting of the local plan area.
The proposed buildings height and scale is not consistent with development on adjoining and
surrounding land and removes all existing mature trees from the site.
3.2.3 Use Codes
The proposed dwelling units are consistent with the Dual Occupancy and Multiple Dwelling Code
and will achieve a reasonable standard of privacy and amenity for residents. The commercial
tenancies are also reasonably designed to comply with the Business Activities Code though fail to
provide sufficient on-site car parking.
3.2.4 Driveways and Parking Code
As previously identified, the proposal does not meet the minimum number of car parking spaces
(11 spaces) required on site for the food and drink outlet totalling an area of 220m2 in gross floor
area excluding kitchen and food storage areas of 52m2 for the food and drink outlet, with only one
on site car parking proposed for these uses.
The applicant seeks to enter into an infrastructure agreement for 6 of these spaces, relying on 3
car parking credits for the site associated with TPC 578.
Council’s contributions in lieu of the provision of on site car parking states that Council may accept
monetary contributions in lieu of onsite parking having regard to the following:
1.    The premises are significantly constrained in terms of having restricted access, a small site
      area with limited onsite manoeuvrability, located near a road intersection or otherwise
      encumbered and unable to be readily amalgamated with adjoining land;



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