Information Request MCU26 0001 · MCU26/0001

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                 due to the predominance of precast concrete elements. This appearance is inconsistent with
                 the desired lightweight, subtropical character.
                 To achieve compliance, the front elevation is to be revised to reduce the extent of concrete
                 and provide greater openness, including the introduction of balconies to Bottlebrush Avenue
                 where privacy can still be maintained. It is also recommended that the planter boxes to Units
                 3 and 4 be reduced in scale along the front façade.
                 Information Required
                 1.     Revise plans to uphold the built form parameters of the Noosa Head Local Plan and the
                        High Density Residential Zone Code. This may include but not be limited to:
                        1.1. Reduction to Unit 3 and Unit 4’s planter boxes along the front elevation and replace
                             with open balustrades.


                 Item – Building Bulk and Scale
                 The development, in its current form, exceeds several key development parameters of the
                 Noosa Plan 2020, specifically in relation to plot ratio, site cover, and building height.
                 The High Density Residential Zone Code prescribes maximum building height, site cover and
                 plot ratio standards for development on the site. The purpose and overall outcomes of the
                 Zone Code also reinforce that these quantitative parameters reflect the intended built form. As
                 such, the application in its current form is unlikely to be supported.
                 Purpose and overall outcomes -
                 (2)(d) The bulk and scale of development located on that part of the site in the High Density
                       Housing zone is consistent with the building height, plot ratio and site cover required by
                       the performance outcomes of this code.
                 Plot Ratio, Small Dwellings: The development exceeds the maximum plot ratio of 0.75:1 as
                 prescribed by Performance Outcome PO9 of the High Density Residential Zone Code.
                 Key issues include:
                 •      Storage areas identified on Plan DA2.01 contribute to each unit’s gross floor area (GFA)
                        and therefore increase the overall plot ratio.
                 •      This inclusion results in Unit 3 exceeding 100m² GFA, meaning it no longer meets the
                        planning scheme’s definition of a small dwelling.
                        As a result, the development does not qualify for the site cover and plot ratio bonus
                        provisions associated with small dwellings.
                 •      To maintain eligibility for the bonus provisions, Unit 3 must be reduced to no more than
                        100m² GFA.
                 •      Unit 4’s rear balconies/terraces also contribute to GFA and must be included in the plot
                        ratio calculation.
                 •      It is unclear why “voids” have been excluded from GFA calculations. Under the planning
                        scheme, a void must be open and uncovered at all levels. Spaces enclosed within walls
                        do not qualify as voids and must be included in GFA.
                 Site Cover: The development currently achieves a site cover of approximately 47% when
                 viewed in bird’s-eye form. The Performance Outcome for the Zone requires a maximum site
                 cover of 45%. The proposal therefore exceeds the allowable site cover.
                 Height: Several aspects of the building exceed the height parameters of the Zone Code:




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                 •      The lower level is not a compliant basement, and therefore counts as a storey.
                 •      The landscaped arbor on the rooftop terrace results in a 5th storey in the appearance
                        and function.
                 •      The architectural plans do not clearly show finished ground level, limiting assessment
                        against AO6.2 of the Zone Code.
                 •      It is difficult to determine the building’s overall height relative to finished ground level
                        and its relationship with neighbouring properties.
                 Information Required
                 2.     Revise plans and reduce the development’s total plot ratio and site cover to meet
                        Performance Outcomes PO8 & PO9. This is to include but not limited to:
                        2.1. Reduce the size of Unit 3 to not exceed 100m2 of gross floor area, and thereby
                             enabling the proposal to remain eligible for the small dwelling “bonus provisions”.
                        2.2. Remove Unit 4’s rear terraces/balconies and replace them with windows with a
                             windowsill height of not less than 1.7 metres above finished floor area.
                 3.     Revise plans demonstrating compliance with the building height provisions of the Zone
                        Code. This may include but is not limited to:
                        3.1. Reduce the number of storeys.
                        3.2. Clearly detail finished ground level on elevation plans. This will allow for accurate
                             measurement of the building in regard to AO6.2 of the Zone Code.
                        3.3. Remove the arbor from the rooftop terrace.
                        3.4. Revise section plans to show ground level of adjoining properties, enabling
                             assessment of wall and fence heights, and the potential impacts on neighbouring
                             properties.


                 Item – Setbacks
                 The lower level does not meet the definition of a basement as defined by the Noosa Plan 2020
                 and therefore the 3rd level is required to be setback 10 metres in accordance with AO10.1 of
                 High Density Residential Zone Code.
                 A minor relaxation may be considered provided Units 3 and 4 have a staggered setback to
                 Bottlebrush Avenue providing visual articulation and reducing the perceived bulk of the upper
                 levels.
                 Information Required
                 4.     Provide increased front setbacks to Bottlebrush Avenue and demonstrate a staggered
                        upper-level built form for Units 3 and 4, consistent with the intent of AO10.1.


                 Item – Rooftop Terrace
                 The size of the proposed rooftop terrace is excessive and not characteristic of the established
                 area.
                 Inadequate information has been provided to suitably demonstrate whether the development
                 achieves Performance Outcome PO17 of the Zone Code.
                 PO17 Roof forms:
                      a. contribute positively to the local skyline;
                      b. complement the character of the locality and the topography of the site;




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                      c. avoid box profiles/parapets; and
                      d. do not create opportunities for overlooking the private open space or internal spaces
                         of neighbourhood properties.
                 Information Required
                 5.     Revise plans and suitably demonstrate compliance with Performance Outcome PO17
                        of the High Density Residential Zone Code. This may include but not be limited to:
                        5.1. Reduction to the size of the rooftop terrace so that the usable outdoor area is
                             located toward the centre of the roof, away from the site boundaries, thereby
                             limiting potential overlooking and visual intrusion.
                        5.2. Providing a view line assessment (plan and section-based diagrams) illustrating
                             sightlines between the rooftop terrace and the adjoining residential properties’
                             private open space, to assist in determining the extent of overlooking and whether
                             additional screening or design amendments are required.


                 Issue – Stormwater
                 The proposed drainage design includes a new stormwater pit (Structure 2/1) abutting the new
                 crossover, connecting into an existing stormwater pit (Structure 1/1). Structure 1/1 appears to
                 be in poor condition (Figure 1). Council has concerns the new stormwater pit (Structure 2/1)
                 may be damaged by vehicles accessing the development (Figure 2).




                  Figure 1 - Existing Pit (Structure 1/1)         Figure 2 - Crossover & Structure 2/1

                 Information Required
                 6.     Provide a revised drainage design in accordance with PO3 & PO4 of the Water Quality
                        and Drainage Code including;
                        a.      Replacement of structure 1/1 in accordance with the Noosa Plan Planning Scheme
                                Policy 6 Engineering Design Standards
                        b.      Removal or relocation of structure 2/1 to provide a minimum 1m of separation to
                                the driveway crossover in accordance with Standard Drawing RS-049


                 Issue – Existing Infrastructure
                 An existing stormwater pipe traverses the property connecting to the upstream drainage
                 network.
                 The Basement Architectural Plan (DA2.01 Rev B) prepared by Blackwood shows the pipe
                 within a 0.79m wide corridor measured from the basement to the property boundary.
                 Earthworks sections (C102 Rev A) prepared by Recor do not show the service. It’s unclear if
                 the service has been accurately located and appropriately protected.




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                 Council has concerns the proposal may impact the function and obstruct future maintenance
                 of the Council asset, notably the earthwork associated with the basement unit 3/4 storage
                 areas and stairs.
                 Information Required
                 7.     Review the design considering proximity of the existing stormwater pipe relative to unit
                        3/4 storage areas and stairs in accordance with PO1 of the Existing Services Code,
                        demonstrating the development does not;
                        c.      adversely affect the function of the service;
                        d.      place an additional load on the service; and
                        e.      unduly increase future maintenance costs.
                 8.     Provide amended earthworks sections;
                        f.      Demonstrating appropriate clearances and the zone of influence of footings,
                                ensuring no additional loading on the service.
                 9.     Demonstrate the proposal provides an appropriate clear zone for future maintenance
                        access.


                 Issue – Rainwater Retention
                 A stormwater management plan has been submitted, rainwater storage for non-potable
                 purposes has not been included.
                 Information Required
                 10.    In accordance with AO2.1 of the Sustainable Building Design Code, provide a minimum
                        3,000 litres of rainwater storage per dwelling to be reused for non-potable purposes and
                        incorporated into a stormwater management plan for the development.


                 Issue – Access
                 The driveway plan shown on drawing C220 Rev A prepared by RECOR shows a grade of 25%
                 across the footpath.
                 Information Required
                 11.    Provide amended plans demonstrating a compliant 2.5% grade across the footpath in
                        accordance with Noosa Council’s Standard Drawing RS-050.


                 Issue - Parking
                 It is not clear from the information provided that all car parks are able to enter and leave the
                 site in a forward gear. Notably the unit 2 car park if other parks are occupied.
                 Information Required
                 12.    Provide amended plans demonstrating compliance with AO10 of the Driveways and
                        Parking Code; vehicles to enter and leave the site in a forward gear.
                 3.     DUE DATE FOR RESPONSE TO INFORMATION REQUEST

                 The due date for providing the requested information 27 May 2026. Email your response to
                 [email protected]. Please advise Council of your response to this information request
                 in accordance with section 13 of the Development Assessment Rules.




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                 If you do not provide a response before the due date, it will be taken as if you have decided
                 not to respond to the information request and Council will continue with the assessment of
                 your application.
                 4.     OTHER DETAILS

                 You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online
                 Services” page can be accessed via "Quick Links" on the left hand side of the screen.
                 Should you have any further queries in relation to the above, please do not hesitate to contact
                 me on the number above.
                 Yours faithfully,

                 Georgina Schramm
                 Senior Development Planner | Development Assessment
                 Development & Regulation




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