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planning report 9 bottlebrush
Development Application
Planning Report
Material Change of Use for Multiple Dwellings (5 units) and
associated Operational Works
situated at 9 Bottlebrush Ave Noosa Heads
(Lot 147 RP88934)
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Contents
1.0 Summary ........................................................................................................................... 3
1.1 Development application details ................................................................................................3
1.2 Planning instrument details .......................................................................................................3
1.3 Referral agencies........................................................................................................................3
2.0 Site details ......................................................................................................................... 4
2.1 Site description ..........................................................................................................................4
2.2 Surrounding land uses ................................................................................................................5
3.0 Proposed development details .......................................................................................... 6
4.0 Planning assessment .......................................................................................................... 7
4.1 Technical Compliance .................................................................................................................7
4.2 Building Design ..........................................................................................................................7
4.3 Earthworks.................................................................................................................................8
4.4 Setbacks .....................................................................................................................................8
4.5 Works Codes ..............................................................................................................................9
5.0 State assessment and other matters .................................................................................. 9
5.1 State interests ............................................................................................................................9
5.1.1 Matters established in the Planning Regulation .............................................................................. 9
5.1.2 State Planning Policy ........................................................................................................................ 9
6.0 Conclusion ....................................................................................................................... 10
Client Name: Novato Group Pty Ltd
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Version: 1
Date: 5 August 2021
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
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Page 3
1.0 Summary
1.1 Development application details
Proposed development: Multiple Dwellings (5 units) and associated Operational Works
Type of approval sought: Development Permit for Material Change of Use
Development Permit for Operational Works
Site address: 9 Bottlebrush Ave, Noosa Heads
Real property description: Lot 147 RP88934
Site area: 505m2
Assessment manager: Noosa Council
Owner details: Novato Group Pty Ltd
Applicant details: Novato Group Pty Ltd c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan 2020
Zone: High Density Residential zone
Level of assessment: Code
Applicable overlays: Landslide Hazard Overlay
Applicable codes: Noosa Heads Local Plan Code
High Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
1.3 Referral agencies
Nil
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2.0 Site details
2.1 Site description
Table 1: Site description
Site characteristic Description
Existing land use duplex
Frontage and access 15m of frontage to Bottlebrush Ave
Topography and views The site slopes from northeast to southwest at a slope rate of ~15%
Existing vegetation Existing eucalyptus along the front boundaries and scattered vegetation
along the side boundaries
Services Water, sewerage and stormwater in Bottlebrush Ave
Figure 1: Aerial view and site identification
Source: DA Mapping System
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2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses Photos
North Existing 10-unit
development
(Bottlebrush
Townhouse)
1 Bottlebrush Ave
South Existing 3 units (11
Bottlebrush Ave)
East Detached Houses
12 Nairana Rest
West Existing Offices
6 Bottlebrush Ave
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3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 11.9m
Gross floor area (GFA) 378m2
Site coverage 40% (228m2)
Car parking 7 spaces
Site access Bottlebrush Ave
The application proposes five multiple dwelling units, with the following features:
- Basement parking for 7 spaces (including a visitors bay at the front)
- Central lift and fire stair
- 2 x 2 bedroom units on the ground floor with private balconies and courtyards
- 2 x 2 bedroom units on level 2 with private balconies
- 1 x 3 bedroom unit on level 3 with private balconies and alfresco
- Common stair and lift along the western core of the building
- Decks orientated to the west looking over the junction
A copy of the proposed render plans is included below.
Figure 2: Proposal render plan
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4.0 Planning assessment
4.1 Technical Compliance
The proposed units meet the relevant key technical provisions of the High Density Residential and
Multiple Dwellings Codes, as described below, with further discussion provided against the relevant
Performance Solution thereafter.
Criteria The Noosa Plan 2020 Proposal Compliance
Site Details 9 Bottlebrush Ave, Noosa Heads – 506m2
Height 12m and 3 storeys 11.9m and 3 storeys Y
(note the location of firestairs and lift on
ground level is not considered a storey)
Basement Basements are limited to one access a One access openings 4m wide Y
maximum of 6m wide and do not
encroach into building setbacks
Site Cover 45% (228m2) 45% (228m2) Y
GFA 0.75:1 (379.5m ) 2 0.75:1 (378m2) Y
Private Open Ground Level (25m2) Unit 1 = 27m2 Y
Space Above Ground (9m2) Unit 2 = 90m2 Y
Unit 3 = 25m2 Y
Unit 4 = 25m2 Y
Unit 5 = 60m2 Y
Setbacks Frontage
- 1st and 2nd storey (6m) 6.0m Y
- 3rd storey (10m) 9.4m PO
Side
- north (1.5m – 3m) L1 = 1.5m; L2 = 1.5m; L3 = 2.5m Y
- south (1.5m – 3m) L1 = 1.5m; L2 = 1.5m; L3 = 2.2m (eave) PO
Landscaping Front 6m landscaping with pools and Landscaped setback with bins setback Y
visitor carparking setback >2m 1.1m from boundary
35% landscaping with 60% of this to
be soft landscaping 36% (181m2) Y
Carparking 7 spaces 7 spaces Y
Earthworks Cut or fill less than 1.5m Max 4.5m cut for basement PO
Waste Storage Screened waste areas and located Bin storage along the southern boundary Y
for transport to kerb with grade of within an enclosed bin storage area
<1:15
Roof Form No rooftop terraces and parapets do No rooftop terraces or parapets Y
not exceed 50% of the front facade
Fencing Setback an avg of 1m and articulated No fencing proposed. Retaining wall and Can be
by stepping the design. entrance provided along frontage. conditioned
to comply.
4.2 Building Design
The building design maintains the landscaping setback from Bottlebrush Ave with landscaping
planters incorporated into the balcony fascia. Parking is concealed under the building to allow for the
7 carparking bays on the 506m2 site with a somewhat level grade from the street. The architecturally
designed building provides visual interest to the street and surrounding area using a mix of rendered
masonry with landscaping planters, timber battens, weatherboard cladding and window hoods.
The design reinforces the correlation between the natural and built character of the area with building
heights, scale and proportions that emphasis the casual outdoor lifestyle. Housing choice is also
increased through the incorporation of small dwellings within a mixed use format in activity centres.
All units are serviced by the entry lift which can be accommodated and visited by a wide cross section
of the community including people with limited mobility.
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The form and scale does not dominate the streetscape or the surrounding properties, and does not
detract from the visual amenity of adjoining properties through the impact on views, access to
sunlight or overlooking. The proposed design contributes positively to the surrounding area which
addresses and enhances the streetscape, consistent with the relevant Acceptable and Performance
Outcomes of the Noosa Heads Locality Plan.
4.3 Earthworks
Although not meeting AO9 of the Earthworks Code for cut less than 1.5m in depth relative to natural
ground level, the design allows for a compliant driveway grade and parking for the 5 units (including
4 small dwelling units). The design includes backfills around the cuts with landscaping, as shown in
the Arcos Engineering plans below.
Figure 3: Earthworks finishes
The development on the sloping site follows the natural landform where practical consistent with the
relevant Performance Outcomes.
4.4 Setbacks
The design includes a partial encroachment into the front (3rd storey) and side (southern) setbacks.
The eave for the third storey is setback 9.4m from Bottlebrush Ave, as highlighted below.
Figure 4: Proposal setback encroachments highlighted
The eave for the third storey is setback 2.2m from the southern boundary, as highlighted below.
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Figure 5: Proposal setback encroachments highlighted
The small encroachments do not unreasonably obstruct views of adjoining or nearby properties,
while the eaves re designed to provide a high level of amenity to users of the subject site. Adequate
space is provided within the building setback to help buffer the development at ground level for
landscaping with landscaping and a high quality built form, consistent with the Performance
Outcomes of the High-Density Residential zone code.
4.5 Works Codes
Recor Engineers include preliminary earthworks, stormwater and traffic turning plans in accordance
with the relevant works codes. Stormwater is collected along the norther boundary and treatment
methods seek the removal of water contaminants of the building and driveways within an
underground rainwater tank.
The existing 20m high eucalypt is to be retained at the front of the site and new coastal tree species
planted within the frontage to complement the built form. The vegetation will be appropriately chosen
not to interfere with overhead powerlines and underground services in accordance with the
Landscaping code.
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part. The site is not located in the erosion prone area.
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6.0 Conclusion
This application seeks a Development Permit for Material Change of Use for Multiple Dwellings (5
units) and associated Operational Works situated at 9 Bottlebrush Ave, Noosa Heads. The proposed
multiple dwelling use is a consistent code assessable development within the High-Density
Residential Housing Zone. The assessment finds the design generally meets the relevant
Acceptable and Performance Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development
(The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of
the assessment benchmarks for the development; and
(b) may decide to approve the application even if the development does not comply with
some of the assessment benchmarks; and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment
benchmarks, decide to refuse the application only if compliance cannot be achieved by
imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses
or works that are the natural and ordinary consequence of the development, but does not have the effect
of changing the type of development applied for
The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favourable consideration of the above development
application is therefore recommended.
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