Appendix B - Prelodgment notes

                 5.      ADVICE & INFORMATION

                 Patrick Murphy, Coordinator Planning - Comments
                 1.      It is proposed to develop 5 small dwelling units which are to be constructed over 3 levels
                         above a basement car park. Elevated pools are proposed to be incorporated within the
                         street facing balconies.
                         A Multiple dwelling development is Code Assessable within the High Density Residential
                         Zone and is subject to assessment against the following codes:
                 •       Noosa Heads Local Plan Code
                 •       High Density Residential Code
                 •       Dual Occupancy and Multiple Dwelling Code
                 •       Works Code
                 2.      As this is likely to be one of the first developments within Bottlebrush Avenue to be
                         assessed under the new provisions of the Noosa Plan 2020 the application would be
                         assessed by an officer who would make a recommendation to Council. Council would
                         make the final decision on the application.
                 3.      The High Density Residential Code prescribes a height limit of 12 metres and 3 storeys.
                         As a consequence of the mezzanine levels the development results in a 4 storey
                         development. Whilst the development maintains compliance with the 12 metre height
                         limit the elevation plans detail that the building has the appearance of 4 storeys. A
                         building which appears externally to be 4 storeys will not be supported, if the 4 storeys
                         can be contained within a building which appears as 3 storeys this could be supported
                         at officer level.
                 4.      The plans demonstrate that bulk attributed to the pools servicing the 3rd storey dwellings
                         is situated in the area associated with the second storey and as such it is reasonable
                         that it complies with the 6 metre second storey setback requirement. Any part of the
                         pool, such as balustrading, that intrudes into the storey must comply with the 10 metre
                         front setback requirement.
                         The development also proposes to encroach into the 8 metre rear setback requirement
                         for the 3rd storey. An application should demonstrate that any encroachment will not
                         impact on the amenity of surrounding property’s with regards to overlooking and
                         excessive bulk. It was unclear from the submitted plans as to whether the development
                         complies with the side setback requirements
                 5.      The High Density Residential Zone prescribes a plot ratio and site cover of 0.75:1 and
                         45% respectively for small dwelling units. Initial review of the plans indicate that the
                         proposal complies with these parameters, any application should continue to
                         demonstrate compliance with these parameters.
                 6.      The applicable codes include a number of provisions with regards to building design and
                         streetscape including:
                 •       6.3.3.3 of High Density Residential Zone Code
                 •       7.2.5.3 of Noosa Heads Local Plan Code
                         These provisions include requirements regarding:
                 •       Variation/articulation in roof form that is to be visible from the street;
                 •       a mix of lightweight and textured external building materials or materials that reflect the
                         natural environment such as timber and rock face;


                  This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                  discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                  applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
                  an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                  development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                  assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
Document Set ID: 21234939
Version: 9, Version Date: 17/09/2020