6-3-2MediumDensityResidentialZoneCode_115_16-Oct-2025

6.3.2	Medium Density Residential Zone Code
6.3.2.1	Application
This code applies to:- assessable development on land within the Medium density residential zone as identified on the zoning maps contained within Schedule 2 (Mapping); and acceptable development subject to requirements and identified as requiring assessment against the Medium density residential zone code by the tables of assessment in Part 5 (Tables of assessment).
6.3.2.2	Purpose and overall outcomes
The purpose of the Medium density residential zone is to provide for:- medium density multiple dwellings; and community uses, and small-scale services, facilities and infrastructure, to support local residents. The overall outcomes sought for the Medium density residential zone are as follows:- The Medium density residential zone provides housing for permanent residents. The character of medium density residential neighbourhoods varies due to factors such as proximity to beaches, the Noosa River, recreation spaces, centres, topography, availability of views, the established vegetated character, the presence of visitor accommodation and the age of development. Development makes a positive contribution to the desired character of the residential neighbourhood by achieving small scale well-designed buildings and landscaped outcomes that enhance an open and green streetscape. The bulk and scale of development located on that part of the site in the Medium Density Housing zone is consistent with the building height, plot ratio and site cover required by the performance outcomes of this code. New uses are located, designed and managed to be compatible with permanent residential living. The intrusion of incompatible uses, or uses which are more appropriately accommodated in other zones is avoided to protect land for dual occupancies, community residences, rooming accommodation, multiple dwellings, retirement and relocatable home park facilities. Development caters for both the current and projected demographic and socio-economic profile of the area, including one and two-person households, households on low to moderate incomes and residents with reduced mobility. Small dwellings and co-housing models are integrated within the medium density residential built form to increase housing choice, including for those on low income. Development incorporates accessible housing. Home-based businesses provide for domestic workplaces and home hosted accommodation of a scale and intensity compatible with attached and semi-attached living and the residential character and amenity of the surrounding area and locality. The use of dwellings for short-term accommodation is limited to four times and 60 days per calendar year and is within the applicant's principal place of residence. Development maintains a high level of residential amenity having regard to traffic, noise, dust, odour, lighting and other locally specific impacts. Development provides for an efficient pattern of land use and infrastructure that creates walkable and legible residential neighbourhoods that integrate with active transport networks and are well connected to activity centres, employment nodes, open space and recreational areas, community facilities and educational opportunities. Development is supported by appropriate infrastructure and essential services and does not adversely impact on the continued operation, viability and maintenance of existing infrastructure or compromise future provision of planned infrastructure. Development responds to land constraints including topography, bushfire and flood. Natural features such as creeks, gullies, waterways, wetlands, vegetation and bushland are retained and protected from the impacts of development. Any unavoidable impacts are minimised through location, design, operation and management requirements. Native vegetation between buildings and in the public realm enhances the amenity and supports local wildlife.
Alternate provisions to the Queensland Development Code For the purpose of Section 10 of the Building Regulation 2006 and Section 33 of the Building Act 1975, nominated provisions in Table 6.3.2.3 below are alternate provisions to the QDC.
Acceptable outcomes are provided for some, but not all, performance outcomes, and identify ways in which performance outcomes can be met. Compliance with the performance outcome should be demonstrated and the acceptable outcomes are considered as one way to satisfy the corresponding performance outcome.
Table 6.3.2.3 - Criteria for assessment
Table 6.3.2.3 - Criteria for assessment (part)
	 Performance Outcomes	Acceptable Outcomes	Comments  Role and function	 	 PO1 Development provides for medium density dual occupancy and multiple dwellings in a range of dwelling sizes and styles, which meet the needs of current and future resident populations including small households, older persons, people on low incomes and people with special mobility needs.	No acceptable outcome provided	Complies. Townhouses provided an alternative choice to Cooroy’s typical development pattern of single dwellings on larger lots. 	 PO2 Alternative models of housing including housing for people with special needs are appropriate where they are in keeping with the medium density residential amenity and density.	No acceptable outcome provided	Complies. 	 PO3 Development at 102-110 Pacific Avenue, Sunshine Beach is limited to small dwellings and rooming accommodation.	No acceptable outcome provided	N/A 	 PO4 Sites that are currently used for, or approved for the use of, relocatable home parks or retirement facilities continue to provide such residential accommodation into the future.	AO4.1 The following sites are retained as relocatable home parks to the general exclusion of other uses:- ‘Noosa Glades’ at 159 Moorindil St and 44 Tait St, over Lots 2 and 3 on RP220959; ‘Bougainvillea Gardens’ at 141 Cooroy Noosa Road, Tewantin, over part of Lot 230 on MCH4144; and 'Cooroy Village' at 1 Ferrells Road, Cooroy, over Lot 9 RP844021. AO4.2 The following sites are retained as retirement facilities to the general exclusion of other uses:- ‘Noosa Outlook Retirement Village’ at 71 St Andrews Drive, Tewantin, over Lot 5 on SP117231; ‘Riverlands’ at 139 Moorindil St, Tewantin, on Lot 335 on RP211082; ‘Laguna Retirement Estate’ between Lake Weyba Drive, Reef Street and Nannygai Street, Noosaville, over Lot 3 on RP159386, Lot 1 on SP141238 and Lot 1 on RP840222; ‘Noosa Waters Retirement Estate’ at 39 Lake Weyba Drive, Noosaville over Lot 1 on SP115712; and ‘Noosa Domain Village’ at 35 Walter Hay Drive, Noosaville over Lot 2 on SP162077.	N/A 	 PO5 Multiple dwellings provide accessible housing to accommodate the changing needs and abilities of households including for people with disability.	No acceptable outcome provided	Complies. The dwelling units can be fitted or amended to suit the needs of people with disabilities. 	 PO6 Land uses are limited to those which are compatible with medium density living in urban neighbourhoods.	AO6.1 Land uses do not typically rely on people other than residents of the site to be present on the site between the hours of 7:00pm and 7:00am. AO6.2 Land uses do not result in adverse changes to the amenity of the residential neighbourhood by the emission of noise, vibration, smell, fumes, smoke, vapour, steam, soot, ash, dust, grit, oil, waste water, waste products, or radio or electrical interference.	Complies. 	 PO7 Home-based business (home hosted accommodation) provides accommodation for guests within the home of the host while the host remains in residence, whether or not meals are provided.	AO7 Home-based businesses (home hosted accommodation) allow for up to four guests at any time but does not include holding parties or functions.	N/A 	 PO8 Short-term accommodation is limited to the occasional use of a residential dwelling and does not impact on the quantum or amenity of resident housing within its neighbourhood.	AO8 Short-term accommodation does not: operate in a secondary dwelling; constitute a party house; unreasonably impact on the residential amenity enjoyed by the adjoining or surrounding properties (for example through noise, light spill, vehicle parking and movements or waste disposal)	N/A 	 Peregian Beach PO9 Offices and health care services are allowed for in conjunction with small dwellings in a mixed use format on premises located on the western side of David Low Way (street numbers 233-245), Peregian Beach, on land described as Lots 16, 17, 18, 19, 20 and 22 P9315 and all lots on BUP9496.	AO9 Offices and health care services are developed in conjunction with residential units in a mixed use format providing: no commercial tenancy exceeds 250m2 gross floor area; non-residential use(s) do not constitute shops; the total gross floor area of the non-residential use(s) does not exceed the gross floor area of the residential use(s); non-residential uses are limited to the ground floor; at least one small dwelling is provided for every 90m2 of lettable commercial gross floor area; and car parking is to be located at the rear of the building.	N.A
Table 6.3.2.3 - Criteria for assessment (part)
	 Performance Outcomes	Acceptable Outcomes	Comments  Built form	 	 Building Height PO10 Buildings and structures: are low rise and present a building height consistent with structures on adjoining and surrounding premises; are designed to provide an interesting streetscape and complement landform changes and landscapes do not visually dominate the street or surrounding area; maintain a vegetated skyline; do not unreasonably obscure views or lead to overshadowing of neighbouring properties; do not exceed two storeys: and elevations do not appear to visually exceed two storeys when viewed from the surrounding area.	AO10.1 Buildings and structures are no more than 8 metres and 2 storeys in building height. AO10.2 The exposed portion of the external elevation of the building cannot exceed 8 metres in building height. Editor's note - refer to figure AP3-13A If for a dwelling house - alternative provision to the QDC	Complies. 	 Building Scale and Bulk PO11 Development: is of a scale compatible with surrounding development and the particular circumstances of the site; and does not present an appearance of bulk to adjacent properties, roads or other areas in the vicinity of the site.	No acceptable outcome provided	Complies. The facility presents to the Olivine Street and single dwelling. Landscaping screens the majority of the development from most vantage points. 	 Site Cover PO12 Site cover of development does not exceed: 45% where all small dwellings or for development which provides a ratio of at least three small dwellings to every one other dwelling; or 40% otherwise Editor’s note — Where the site is included in more than one zone, site cover calculations are for that part of the site in the Medium density residential zone only. Editor’s note— Where a property is included in more than one zone, for example in the Medium density residential zone and the Environmental Management and Conservation Zone, only the portion in the Medium density residential zone is considered when calculating site cover, as the portion in the Environmental Management and Conservation Zone contributes nothing to development yield.	AO12 Site cover for a dwelling house does not exceed 40% of the site area Alternative provision to the QDC Editor's note—any structures greater than 1 metre above ground level will contribute to site cover such as balconies, patios, decks, above ground swimming pools and the like.	Site Coverage is 45% however the site coverage does not present a bulk issue to the street or surrounding dwellings. 	 Plot Ratio PO13 Plot ratio of development does not exceed: 0.5:1 where all small dwellings or for development which provides a ratio of at least three small dwellings to every one other dwelling; or 0.4:1 otherwise Editor’s note — Where the site is included in more than one zone, plot ratio calculations are for that part of the site in the Medium density residential zone only. Editor’s note— Where a property is included in more than one zone, for example in the Medium density residential zone and the Environmental Management and Conservation Zone, only the portion in the Medium density residential zone is considered when calculating plot ratio, as the portion in the Environmental Management and Conservation Zone contributes nothing to development yield.	AO13 Plot ratio for a dwelling house does not exceed 0.4:1.	Plot ratio is 0:5:1. Exceeding 0.4.1 has no additional negative impact on the amenity of the area. 	 Building Setback PO14 Buildings and structures are designed and sited to: provide a high level of amenity to users of the subject site and adjoining premises, including provision of visual and acoustic privacy; not unreasonably obstruct views or cause overlooking of private open space or habitable areas of adjoining premises; provide adequate distance from adjoining land uses; preserve existing vegetation that will help buffer development; allow for space and landscaping to be provided between buildings including adequate area at ground level for landscaping with trees, shrubs, outdoor living and utilities; provide soft landscaping between buildings and the site boundaries to provide for trees and shrubs; contribute to open streetscapes by avoiding buildings and structures within the front 6 metres of the property; and protect the natural character and avoid adverse impacts on ecologically important areas such as national parks, waterways and wetlands.	AO14.1 Buildings and structures meet the following minimum boundary setbacks: for frontages — 6 metres for side boundaries— 1.5 metres setback up to 4.5 metres height; 2 metres setback between 4.5 metres and 7.5 metres height; and 2.5 metres where above 7.5 metres height for the rear boundary - 6 metres If for a dwelling house - alternative provision to the QDC Editor's Note— Where the property is a corner lot with two road frontages, there is no "rear boundary" and both common property boundaries are considered as side boundaries. AO14.2 The front 6 metre setback: is landscaped open space of which the first 2 metres along the front boundary is soft landscaping; and may incorporate uncovered visitor parking providing it is setback a minimum of 2 metres from the front boundary. AO14.3 Relocatable homes are set back not less than: 6 metres from a road frontage; 1.5 metres from any other site boundary; and 3 metres from an internal road AO14.4 Buildings and structures on premises with frontage to the Noosa River system are set back not less than 10 metres from mean high water spring as shown in Figure AP3-15A. If for a dwelling house - alternative provision to the QDC	Complies. 	 Setback to a watercourse in the Noosa Waters estate, Noosaville PO15 Land adjoining the revetment wall and for a width of 4.5 metres serves flood detention and amenity functions.	AO15 For premises adjoining a watercourse within the Noosa Waters estate no building work, filling or excavation works occurs within 4.5 metres from the centre line of the top of the concrete revetment wall. If for a dwelling house - alternative provision to the QDC Editor's note refer to figure 6.3.1.5	N.A
Table 6.3.2.3 - Criteria for assessment (part)
	 Performance Outcomes	Acceptable Outcomes	Comments  Design	 	 Streetscape PO16 Development: contributes positively to the locality; addresses and enhances the streetscape by incorporating articulation and individual design elements that add visual interest to the development; has a form and architectural scale that does not dominate the streetscape or the surrounding properties; does not detract from the visual amenity of adjoining properties through the impact on views, access to sunlight or overlooking; takes the form of small separate buildings, rather than large single bulky development; and sits within a landscaped setting.	AO16.1 Development provides visual interest to the street and surrounding areas through: highlighting individual dwellings and land uses; an asymmetrical design presentation to the street; offsetting or staggering dwellings to provide variation in the frontage; varying the roof form AO16.2 Buildings have the main entrance easily recognisable from the street and include design elements in the front façade such as verandahs, external stairs, awning or shade structures and window openings. AO16.3 Buildings and structures are designed to: have a maximum wall length of 15 metres and external walls incorporate at least one design element to add visual interest and amenity; allow for landscape treatments to soften the development; avoid more than six dwellings attached in any one plane; and have no more than four dwellings are attached along a street frontage. AO16.4 For corner sites, the building design addresses both street frontages by: including doors and windows that front each road; and providing separate vehicle access points to each road. Editor’s Note—for examples of designs see Figure 6.3.2.4 and Figure 6.3.2.5 AO16.5 For a dwelling house, development provides visual interest to the street and the surrounding area through: limiting the vertical distance between the ground and the lowest suspended floor to no more than 3 metres; limiting the length of any external wall in one plane to 15 metres; and ensuring each external wall includes at least one design element such as verandahs, external stairs, window openings, awnings or porches.	Complies. Architectural design elements and landscaping present attractively to the street. Access is easily discernible from the street. 	 Garages and Carports PO17 Garages, garage doors and carports do not dominate the street or the building design.	AO17.1 Garage doors that face the street are no more than 6 metres in width or 50% of the frontage, whichever is the lesser. AO17.2 Where multiple garages face the street, they are separated by a minimum of 2 metres or are staggered in setback by a minimum of 1 metre. AO17.3 Garages that are visible from the street, but do not face the street, include a landscaped setback to the street and provide articulation, windows or a mix of materials to provide interest to the garage facade.	Complies. The proposal run parallel to the side boundary meaning garages and not the predominate frontage to the site. Landscaping further screens garages. 	 Basement PO18 Basements: visually integrate with the building; do not dominate the street or building design; are screened through landscaping; and do not present as a storey to the street.	AO18 Basements: are limited to one access a maximum of 6 metres wide; and do not encroach into building setback areas. Editor's note— refer to Figure 6.9.2	N/A 	 Front fences and walls PO19 Front fences and walls are designed and sited to: contribute to the attractiveness of the streetscape; be compatible with the existing streetscape character; avoid interference with movement of surface stormwater; allow for casual surveillance of the street; provide planting in front of solid fences and walls; and ensure plantings between the front fence and the footpath does not create an impediment for pedestrians using the footpath	AO19.1 Front fences or walls are set back an average of 1 metre and are articulated to provide visual interest by stepping the design at a maximum of 5 metre intervals. AO19.2 Where located on the boundary: the solid portion of front fences and walls is no more than 1.2 metres high; or the walls contain openings or materials that ensure it is 50% transparent and has a height not exceeding 1.8 metres. AO19.3 Solid front fences and walls may be 1.8 metres in height if the property has frontage to an arterial road or a distributor road. AO19.4 The area of land between the front fence and the boundary is landscaped to screen the fence from the street however landscaping does not encroach more than 500 millimeters into the road reserve or within 1.5 metres of a sealed footpath. Editor's note— for examples refer to Figure AP3-4A and Figure AP3-4B	N/A 	 Materials and finishes PO20 Development incorporates: materials and finishes that complement the surrounding area and integrate with the surrounding natural and built environment; and a variety of external finishes to provide an interesting built form and avoid bulky single plane finishes	AO20 Buildings and structures use: natural finishes wherever possible; a mix of lightweight and textured external finishes; masonry construction where variation is provided in texture and the façade uses a variety of finishes to break up the surface; and open or transparent balustrades. Editor's note—refer to Figure AP3-3B	Complies. 	 Roof forms PO21 Roof forms: contribute positively to the local skyline; complement the character of the locality and the topography of the site; avoid box profiles/parapets; and do not create opportunities for overlooking the private open space or internal spaces of neighbouring properties.	AO21.1 With the exception of Noosa Heads and Coastal Communities Local Areas, the main roof of the building has a roof pitch no less than 5 degrees and has minimum 600 millimetre eaves to at least 75% of the perimeter of the building. Editor’s Note — 450 millimetre eaves will achieve AO19.1 provided a 150 millimetre gutter is used. AO21.2 Development does not include rooftop terraces.	Complies.
Table 6.3.2.3 - Criteria for assessment (part)
	 Performance Outcomes	Acceptable Outcomes	Comments  Safety and amenity	 	 PO22 Development: provides a high level of residential amenity to users of the subject site; and does not unreasonably impact on the amenity enjoyed by users of adjoining or nearby premises, including privacy and access to sunlight. Editor's note—Provisions for sill height, glazing, screening and window openings are to improve the residential amenity for occupants. Thermal performance requirements are contained in Queensland Development Code MP4.1 Sustainable Buildings. Energy efficiency requirements are contained in the National Construction Code.	AO22.1 Buildings and structures: are sited and orientated to minimise the likelihood of overlooking the private open space of adjacent residential uses; avoid reduction of sunlight to at least 40% of the private open space areas of any adjoining residences to less than two hours between 9:00am and 3:00pm on any day of the year; incorporate fencing, landscaping and screening to mitigate impacts on adjoining residential uses. Editor's note— refer to figure AP3-1A and figure AP3-2A AO22.2 Transparent doors and windows are designed and located so they do not directly face transparent doors or windows or the private open space areas of other dwellings within 10 metres; AO22.3 Where windows, balconies, terraces, verandahs or decks overlook or have the potential to overlook the private open space of nearby properties or view into habitable room windows within 10 metres: windows have a sill height of not less than 1.7 metres above finished floor level; windows and other openings are permanently screened to a minimum height of 1.7 metres to avoid overlooking; windows and doors use translucent glazing to obscure views; or windows or balconies are offset by 45 degrees or more. Editor's note—refer to figure AP3-1A and figure AP3-1C AO22.4 Planter boxes, screens, pergolas, landscaping and architectural design of balconies are used to screen the ground floor private open space of dwellings from separate upper level dwellings. Editor's note—refer to figure AP3-1A AO22.5 Permanently fixed external screening devices complement the building's external materials and finishes and may incorporate solid translucent screens, shutters, perforated panels or trellises which have a maximum of 50% openings. Editor's note—refer to figure AP3-1B	Complies. The proposal has a low impact on adjoining development. 	 PO23 Mechanical plant, vehicle manoeuvring, utilities and communal outdoor recreation uses: do not have an adverse effect on the amenity enjoyed by users of adjacent or nearby premises through emission of noise, light, fumes or smoke; and do not cause unreasonable disturbance to local fauna through light or smoke emissions.	AO23.1 For developments incorporating more than 800m2 of residential gross floor area, communal outdoor recreational facilities including swimming pools, spas and sports courts are: setback at least 12 metres from the boundary of land in a residential zone and screened by a 5 metre wide buffer densely planted with trees and shrubs including species from 1 metre to 8 metres in height; or located internally to the arrangement of buildings on the site; and not used between the hours of 9:00pm and 6:30am the following day. AO23.2 For a lit sports court: the court is located at least 60 metres from the external wall of an existing or approved dwelling on adjoining or nearby premises (as measured from the centre line of the court); and the vertical illumination resulting from direct, reflected or other incidental light emanating from the site does not exceed 8 lux when measured at any point 1.5 metres outside the boundary and at any level from ground level upward; and any floodlighting is restricted to the types that give no upward component of light were mounted horizontally (i.e. a full cut off luminaire). AO23.3 Mechanical plant is- located at least 2 metres from the side or rear property boundaries; where located at ground level, screened by fencing 1.5 metres in height or dense vegetation of at least 1.5 metres in width incorporating grouped trees and shrubs with a maximum separation distance of 1 metre measured from the centre of the plant; where located above ground level, enclosed or screened such that it is not visible from the street frontage nor adjoining properties; and visually integrated into the line and plane of the building and roof design and does not project beyond the height or width of the building when viewed from the street and adjoining properties. Editor’s Note— Mechanical plant includes generators, motors, compressors and pumps such as air-conditioning or pool equipment. AO23.4 Waste storage areas, clothes drying areas and external storage areas are screened from the street. AO23.5 Letterboxes and detached carports complement the architecture and landscaping of the site.	N/A
Table 6.3.2.3 - Criteria for assessment (part)
	 Performance Outcomes	Acceptable Outcomes	Comments  Environment, heritage and scenic amenity	 	 PO24 Development: has minimal impact on the natural landform of the site; does not lead to erosion or the transport of sediments off site; and does not lead to the disturbance of natural features, buildings or structures of cultural heritage significance.	AO24.1 For landscape amenity reasons, cut or fill is less than 1.5 metres in depth relative to the ground level. AO24.2 Development does not result in sediment or other material including building materials or waste products being deposited or released into the road reserve, stormwater drain or adjacent properties. AO24.3 Development on a site adjoining a local heritage place respects the cultural heritage significance of the place by mitigating any adverse impacts on the setting or integrity of the heritage values. Editor’s Note— Local heritage places are identified on the Heritage and Character Areas Overlay maps in Schedule 2.	Complies with PO. 	 PO25 Development on sloping sites: is visually responsive to the natural topography and sits within the landscape rather than dominating it; and steps down slopes or uses suspended floor construction, minimising cut or fill and avoiding benching of the site.	AO25.1 Building and structures are not constructed on land with a slope greater than 25%. AO25.2 On sloping sites, split level buildings with small floorplates, that step down the slope are used as an alternative to standard single or double storey construction to minimise building bulk and benching of the sites. Editor's note- refer to Figure 6.9.1A and Figure 6.9.1B AO25.3 The distance between the ground level and the lowest part of the floor of the building does not exceed 3 metres.	N/A
Table 6.3.2.3 Criteria for assessment (part)
	 Performance Outcomes	Acceptable Outcomes	Comments  Earthworks and drainage	 	 PO26 Filling and excavation for operational works do not directly, indirectly or cumulatively cause adverse impacts external to the development site by: causing ponding of water on the site or nearby land; increasing flooding, which adversely affects the safety or use of any land upstream or downstream; or adversely affecting the flow of water in any overland flow path.	AO26 Filling and excavation for operational works is designed and constructed to ensure overland flow and/or flooding is not worsened, impeded, or otherwise diverted to adversely affect other properties or downstream environments.	Can be conditioned to comply.
Figure 6.3.2.4 - Streetscape Character & Building Bulk - Medium Density Street

Figure 6.3.2.5 - Articulation / Semi-attached dwelling

[word/footer2.xml]
Print Date: 17/10/2025
Page 1

[word/header2.xml]
Noosa Plan 2020: Amendment 2
Part 6 Zones \ 6.3 Residential Zones Category \ 6.3.2 Medium Density Residential Zone Code

[Attachment: image1.jpeg (image text)]
ATTACHED HOUSING
NO MORETHAN 4 ATTACHED DWELLINGS

 

PROVI
IP FACADES |AND SCREENING


[Attachment: image2.jpeg (image text)]
BUILDINGS TAKE ON
FORM OF SEPARATE.
BUILDINGS

   
  
 

INCORPORATE DESIGN ADD VERANDAHS, ‘SHARED DRIVEWAY FOR
ITS TO ADD BALCONIES, EAVES AND | DUAL OCCUPANCY IF NOT
VISUAL INTEREST ROOF OVERHANGS. ‘ON LOCAL STREET