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Ltr20250926-Response to Information Request 7 Noosa Parade Noosa Heads · MCU25/0053
26 September 2025 The Assessment Manager Noosa Council PO Box 141 Tewantin QLD 4556 Attention: Matthew Pinese – Development Planner Dear Matthew, Response to Information Request – Development Application at 7 Noosa Parade, Noosa Heads (Council Ref.: MCU25/0053 and OPW25/0074) In accordance with Section 13.2 of the Development Assessment Rules and on behalf of the Applicant Seymour Leisure P/L TTE, please find below a full response to the information requested by Council on 9 June 2025 for the abovementioned development application at 7 Noosa Parade, Noosa Heads, formally described as Lot 0 on BUP10936 (Common Property) and Lot 1-4 on BUP10936 (Council Ref.: MCU25/0053 and OPW25/0074). The development application seeks approval for the following components: ▪ Development Permit for Material Change of Use for a Dwelling House involving excavation exceeding 1.5m in depth relative to ground level; ▪ Development Permit for Material Change of Use for a Dwelling House within Area 1 on the Acid Sulfate Soils Overlay Map and involving excavation of 100m3 or more of material; ▪ Development Permit for Material Change of Use for a Dwelling House on land subject to a Flood Hazard Overlay Map; and ▪ Development Permit for Operational Work for Excavation or Filling other than for the purpose of a dam where involving excavating more than 10m3 of material. This response is accompanied by the following supporting information: ▪ Attachment A: Noosa Council Information Request, dated 9 June 2025; ▪ Attachment B: Stormwater Management Memorandum, prepared by SCG Consulting Engineers; ▪ Attachment C: Stormwater Management Plan (Drawing. No. 0423-SW1.1 & SW1.2), prepared by SCG; ▪ Attachment D: Geotechnical Investigation Report, prepared by PTG; ▪ Attachment E: Acid Sulfate Soil Management Plan, prepared by PTG; and 1 Ltr20250926-Response to Information Request 7 Noosa Parade, Noosa Heads
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▪ Attachment F: Revised Architectural Plans, prepared by bureau proberts.
Each item from Council’s information request letter has been outlined below (in italics) along with the
respective comments for each item.
1 Stormwater
The Stormwater Management Plan for the basement level includes a pump system. Council has concerns
how stormwater will be managed in the event of a pump malfunction.
Information Required
1. In accordance with QUDM 7.2.3, address how a major (1% AEP) event will be managed in the event of
a pump malfunction.
Response
The Stormwater Management Plan (Drawing. No. 0423-SW1.1 & SW1.2) confirms that the basement drainage
system is designed with redundancy measures in accordance with QUDM Section 7.2.3, including a secondary
pump and backup power supply. This ensures the system remains functional during a major storm event (1%
AEP), mitigating flood risk from pump failure or power outages. This approach is consistent with accepted
engineering practices and previous development approvals for similar configurations.
Further detail is provided within the Stormwater Management Memorandum and Stormwater Management
Plan (Drawing. No. 0423-SW1.1 & SW1.2), prepared by SCG Consulting Engineers and enclosed in Attachment B
and Attachment C.
2 Reference Documents
The Dewatering Management Plan references a Geotechnical Investigation Report and Acid Sulfate Soil
Investigation Management Plan. These documents have not been submitted with the application.
Information Required
2. Provide the abovementioned documents for Council to review.
Response
In response to Item 2, the relevant reference documents are enclosed for Council’s review:
▪ Geotechnical Investigation Report, prepared by PTG , enclosed in Attachment D; and
▪ Acid Sulfate Soil Management Plan, prepared by PTG, enclosed in Attachment E.
3 Gross Floor Area
There are parts of the built form that are excluded from the Gross Floor Area Plan shown on drawing number
AR 20.01. Confirm why the roofed areas over the pool terrace, the rear terrace and the covered parts of the
front pedestrian entry path.
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Information Required
3. Confirm methodology used for calculating gross floor area in accordance with the administrative
definition.
Response
A key feature of the proposed architectural design is the expansive outdoor terrace areas along the pool and
rear of the dwelling house, which provide a functional extension from the living and dining areas. The design
enhances the subtropical lifestyle, providing ample space for outdoor living that is protected from weather by
roofed structures. The private outdoor areas are shown in Figure 1 below.
Figure 1 – East Elevation: Rear Terrace, Private Open Space
Private Open Space:
Rear Terrace
Picture 1: Pool Terrace, Private Open Space
Private Open Space:
Pool Terrace
Picture 2: Pool Terrace, Private Open Space
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Front Pedestrian
Entry Path
Picture 3: Entry Path
Source: Bureau Proberts
The pool terrace, rear terrace, and front pedestrian entry path are proposed to benefit from a roof structure
for weather protection and architectural articulation. As illustrated above, these areas are designed without
walls and therefore remain unenclosed.
The Gross Floor Area has been calculated in accordance with the Noosa Plan 2020 definition:
“Gross floor area for a building, means the total floor area of all storeys of the building
measured from the outside of the external walls and the centre of any common walls of the
building, other than areas used for —
(a) building services, plant or equipment; or
(b) access between levels; or
(c) a ground floor public lobby; or
(d) a mall; or
(e) parking, loading or manoeuvring vehicles; or
(f) unenclosed private balconies, whether roofed or not.”
In addition, these areas are classified as private open space as defined below:
“private open space means outdoor areas of the premises set aside for the exclusive use of
occupants of a dwelling or accommodation unit that are accessed directly from living areas.
The term includes courtyards, decks, terraces, balconies, and verandas and hard and soft
landscaping.”
The proposed GFA has been calculated based on the total floor area of all storeys of the building measured
from the outside of the external walls and the centre of any common walls of the building and totals 448m2.
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The basement is not identified as a storey and is therefore exempt from the GFA calculations as per the
administrative definition.
The revised ground floor GFA plan is provided in Figure 2. Of note, no amendments are proposed to the
architectural design and the GFA remains unchanged. However, the private open space areas are now
annotated to clearly distinguish between areas included in the GFA calculation and those excluded. Based on
the above, the private open space areas are excluded from the GFA calculations.
Figure 2 - GFA Plan, Ground Floor
Roof structures
Stair and lift access between
Outdoor living levels (exempt from GFA)
(unenclosed)
Source: Bureau Proberts
4 Landscaping
The areas shown as soft landscaping on the Soft Landscaping Area Plan, shown on drawing number AR 20.01,
predominantly appears to be grassed areas with hard landscaping treatments such as ‘stepped’ paving
and court areas. Considering the size of the site, more of the soft landscaping areas should be capable of
being landscaped with trees or shrubs to soften the built form and provide screening to surrounding land
uses.
Furthermore, having the pool built to the boundary also results in a predominance of hard landscaping
along the eastern side boundary.
Information Required
4. Confirm that the development achieves at least 20% of the site area as true soft landscaping in
accordance with the administrative definition and provide more meaningful areas along the side
boundaries that can support the establishment and growth of trees and shrubs.
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Response
In response to Item 4, opportunities to increase soft landscaping across the ground floor of the proposal have
been identified and refined to enhance the overall delivery of soft landscaping on the site. The definition of
soft landscaping, as per the Noosa Plan 2020, is provided below:
“Soft landscaping refers to natural elements such as trees, shrubs, grass, garden beds, and
naturally occurring impervious surfaces like rock outcrops. It is not situated on constructed
slabs or other structures and must support the growth of canopy trees and other species. Soft
landscaping excludes swimming pools, driveways, vehicular access lanes, parking and
manoeuvring areas, pathways, stormwater structures, tennis courts, decks, balconies, roof
terraces, and similar features. Additionally, areas beneath cantilevered balconies are not
considered soft landscaping unless there is a vertical clearance of 4 metres to allow for
significant planting”.
An excerpt of the landscaping plans is provided below, illustrating the improved landscape design. Further
details are provided in the Revised Architectural Plans (refer to Attachment F).
Figure 3 – Revised Landscaping Design
Source: Bureau Proberts, adapted by Urbis
The landscaping buffer along the western boundary of the proposed development has been revised to
exclude pavers from the landscaping calculations, aligning with the definition of soft landscaping as
described above. This adjustment has resulted in a reduced balance of landscaping along this interface.
Notwithstanding, landscaping is provided along the majority of the side boundary to the extent possible. This
landscaped area remains sufficient in depth to support planting that can grow to a height and density
adequate for screening between the proposed development and the adjoining property.
The landscaping design at the rear of the site has also been refined, with the deck pathway reoriented to
allow for substantial planting areas along the boundary that interfaces with the canal. This adjustment
provides opportunities for additional landscaping in the south-east portion of the site, accommodating larger
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plant species. Landscaping along this boundary is maximised to the extent possible. While Council has noted
there is no manhole currently in this portion of the site, a sewer manhole is required for future access to
comply with the sewer connection regulation. In this regard, the required sewer clearance along the rear
interface presents as a constraint for further deep planting opportunities.
The landscaping area at the front of the site has been expanded to meet the front façade, and the footpath
has been narrowed to create additional soft landscaping that can suitably accommodate a variety of shrubs.
Overall, the improved design results in a soft landscaping area of 20.2%, exceeding the minimum requirement
of 20%. The revised soft landscape area plan is depicted in Figure 4 below.
Figure 4 - Soft Landscape Area Plan
Source: Bureau Proberts
5 Setbacks
The driveway and entrance to the basement includes solid brick fences/walls within the front setback area,
which may obstruct views along the front of adjoining properties.
Information Required
5. Confirm how these built form elements will interface with adjoining land uses and demonstrate how
this aspect of the design is consistent with the predominant character of the surrounding area.
Provide an assessment of the proposed development against the relevant criteria in PO12 of the
Medium Density Residential Zone Code.
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Response
The proposed development is consistent with the minimum 6m front setback provision prescribed in
Acceptable Outcome AO12 of the Medium Density Residential Zone. The proposed development achieves a
minimum front setback of 7.2m to the outermost point of the dwelling house.
Notwithstanding, an assessment against the corresponding Performance Outcome PO12(a) and (b) has been
undertaken, which require the following design of buildings and structures within the setback:
“a) provide a high level of amenity to users of the subject site and adjoining premises,
including provision of visual and acoustic privacy;
b) not unreasonably obstruct views or cause overlooking of private open space or habitable
areas of adjoining premise”
The proposed design response to enhance the visual appeal of the development from the street includes a
curved block wall that is recessed 0.75m from the front boundary, along with driveway and pedestrian gates
set back approximately 1.75m from the front boundary. These features are illustrated in Figure 5 and Figure 6
below.
Figure 5 - Ground Floor Plan
Source: Bureau Proberts
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Figure 6 - Render of Proposed Development: Noosa Parade Aspect Source: Bureau Proberts In accordance with PO12(a) and (b), the design ensures that the gates and walls provide a high level of amenity, including visual and acoustic privacy for both the site and the neighbouring property at 9 Noosa Parade. The curvature and height of the walls and gates are designed to avoid unreasonable obstruction of views. The adjoining balconies at 9 Noosa Parade are oriented towards the street, with no windows or balconies directly facing the site. Any potential overlooking would be limited to the driveway area, as the dwelling house is set back further than the existing residential development. Furthermore, the proposed walls and gates feature a contemporary design consistent with the existing streetscape character, which includes multiple walls and gates along the front boundary to Noosa Parade. Figure 7 shows the dwelling houses immediately opposite the site at 6 and 8 Noosa Parade, which is designed in a similar arrangement to the proposed design. As such, the proposed design complements the architectural style and materials of the surrounding properties, ensuring a cohesive streetscape. Ltr20250926-Response to Information Request 7 Noosa Parade, Noosa Heads 9
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Figure 7 – Neighbouring Dwelling Houses, 6 and 8 Noosa Parade Source: Google Maps, 2019 In addition, the existing residential development at 9 Noosa Parade is set back 4m from the front boundary with the exterior wall built along the front boundary as shown in Figure 8 and Figure 9 below. Relevantly, future redevelopment of this site would be required to demonstrate compliance with the setback provisions of the Multiple Dwelling Code that would require a minimum front setback of 6m. Ltr20250926-Response to Information Request 7 Noosa Parade, Noosa Heads 10
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Figure 8 - Adjoining Property, 9 Noosa Parade
Source: Google Maps, 2019
Figure 9 - Surrounding Development Pattern
5m to 6.5m setback
The site:
Proposed 7.2m
setback
9 Noosa Parade:
4m setback
Source: Nearmap, August 2025
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The curved design of the front boundary fence adds a unique architectural element, while softening the visual
impact and creating space for additional landscaping along the streetscape. The materials and finishes
chosen for the gates and walls are consistent with those found in the surrounding area, further ensuring
compatibility with the streetscape character. This not only improves the aesthetic quality but also promotes a
sense of continuity and integration with the parkland immediately east of the site.
It is noted that AO17.3 of the Medium Density Residential Zone code, as outlined below, is achieved as the
proposed wall is no greater than 1.8m in height. AO17.2 is not applicable as the site benefits from a frontage to
Noosa Parade, which is a Distributor Road. The proposed walls and gates are set back an average of 1m and
create visual interest through the use of range of materials that vary in shape and texture.
AO17.1
“Front fences or walls are set back an average of 1 metre and articulated to provide interest by
shaping the design at a maximum of 5 metre intervals.
AO17.2
Where located on the boundary:
a) The solid portion of front fences and walls is no more than 1.2 metres high; or
b) The walls contain openings or materials that ensure it is 50% transparent and has a height
no exceeding 1.8 metres.
AO17.3
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”.
Whilst the proposed development complies with AO12 and AO17 of the Medium Density Residential Zone code,
Table 1 below provides an assessment against PO12 and PO17 in direct response to Item 5. The assessment
confirms that the proposal achieves compliance with PO12 and PO17.
Table 1 - Assessment of the relevant sections of the Medium Density Residential Zone code
Performance Outcome Response Complies
Building Setback
PO12
Buildings and structures are
designed to:
a) provide a high level of The proposed walls and gates are
amenity to users of the of high aesthetic quality that will
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subject site and adjoining enhance the streetscape, provide
premises, including adequate visual and acoustic
provision of visual and screening.
acoustic privacy;
b) not unreasonably obstruct The proposed wall and gate
views or cause structures on the front boundary
overlooking of private will not obstruct the existing views
open space or habitable from the balcony at Level 1, 9
areas of adjoining Noosa Parade.
premises;
Overlooking from the adjoining
premises is mitigated through
strategic screening, including a
half-wall that obstructs views
from the balcony of Level 1, 9
Noosa Parade. Any potential
overlooking from 9 Noosa Parade
will be confined to the driveway
area of the proposal, which does
not exacerbate the current
situation. Furthermore, the
proposal includes enhanced
landscaping, offering additional
screening between the two
properties.
Future development is anticipated
to comply with the minimum 6m
setback requirement which will
preclude opportunities for
overlooking between the two
properties in the future.
c) provide adequate The side setbacks are compliant
distance from adjoining with AO12:
land uses;
Up to 4.5m in height – (minimum
1.5m)
East Boundary: 2.005m
West Boundary: 1.5m
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4.5m to 7.5m in height (minimum
2m)
East Boundary: 2.005m
West Boundary: 2.3m
d) preserve existing The proposal involves
vegetation that will help landscaping that will provide a
buffer development; buffer between adjoining
development.
Front Fences and Walls
PO17
Front fences and walls are
designed and sited to:
a) contribute to the As shown in Figure 6 and Figure 7
attractiveness of the above, the contemporary design
streetscape; of the gates and brickwork wall is
consistent with the surrounding
character.
Landscaping is positioned in the
front of the proposed
development to enhance the
greening along the street front
and improve the overall aesthetic
at the frontage of the site.
b) be compatible with the As shown in Figure 6 and Figure 7
existing streetscape above, the materials and colours
character; proposed are commensurate with
the surrounding built form.
c) avoid interference with The proposed development
movement of surface improves the pervious area by
stormwater; replacing the existing driveway
with soft landscaping areas that
will be delivered at the frontage of
the site.
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The proposed structures will not
interfere with the movement of
surface stormwater. Furthermore,
the Flood Management strategy
considers the mitigation of flood
risk in the design of the proposed
development.
d) allow for casual The walls and gate structures are
surveillance of the street; proposed to be no greater than
1.8m and do no impede
opportunities for casual
surveillance.
e) provide planting in front of A 0.75m area is provided in front
solid fences and walls; of the curved wall that provides
and an area for shrub planting to
enhance the streetscape.
f) ensure plantings between The proposed planting at the
the front fence and the frontage of the site does not
footpath does not create encroach into the footpath area
an impediment for and will be maintained to
pedestrians using the minimise obstruction into the
footpath. public space.
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Summary This correspondence constitutes the total extent of the Applicant’s response to the Information Request made by Council on 9 June 2025. As such, all information requests have been responded to, and Part 3 of the Development Assessment Rules is now complete. We ask that Council progress the assessment of the application, with a view to approving the application, subject to reasonable and relevant conditions. If you have any questions regarding the above or attached material, please do not hesitate to contact the undersigned, Melanie Kwok (Associate Director) or Hannah Knarr (Consultant). Yours sincerely, Trent Forrest Director +61 7 3007 3866 [email protected] Ltr20250926-Response to Information Request 7 Noosa Parade, Noosa Heads 16
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