planning report 9 bottlebrush

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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