Information Request MCU26 0001 · MCU26/0001

                 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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Document Set ID: 24510032
Version: 3, Version Date: 02/03/2026