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planning report 27 bottlebrush
Development Application
Planning Report
Material Change of Use for Multiple Dwellings (5 units) and
associated Operational Works
situated at 27 Bottlebrush Ave Noosa Heads
(Lot 138 RP88934)
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Contents
1.0 Summary ........................................................................................................................... 3
1.1 Development application details ................................................................................................3
1.2 Planning instrument details .......................................................................................................3
1.3 Referral agencies........................................................................................................................3
2.0 Site details ......................................................................................................................... 4
2.1 Site description ..........................................................................................................................4
2.2 Surrounding land uses ................................................................................................................5
3.0 Proposed development details .......................................................................................... 6
4.0 Planning assessment .......................................................................................................... 9
4.1 Technical Compliance .................................................................................................................9
4.2 Building Design ........................................................................................................................ 10
4.3 Setbacks ................................................................................................................................... 10
4.4 Sustainable Building Design Code ............................................................................................. 12
4.5 Works Codes .................................................................................................................... 13
5.0 State assessment and other matters ................................................................................ 13
5.1 State interests .......................................................................................................................... 13
5.1.1 Matters established in the Planning Regulation ............................................................................ 13
5.1.2 State Planning Policy ...................................................................................................................... 13
6.0 Conclusion ....................................................................................................................... 14
Client Name: Novato Group Pty Ltd
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Version: 1
Date: 8 December 2021
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
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1.0 Summary
1.1 Development application details
Proposed development: Multiple Dwellings (5 units) and associated Operational Works
Type of approval sought: Development Permit for Material Change of Use
Development Permit for Operational Works
Site address: 27 Bottlebrush Ave, Noosa Heads
Real property description: Lot 138 RP88934
Site area: 506m2
Assessment manager: Noosa Council
Owner details: Novato Group Pty Ltd
Applicant details: Novato Group Pty Ltd c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014) - Urban footprint designation.
Planning scheme: The Noosa Plan 2020
Zone: High Density Residential zone
Level of assessment: Code
Applicable overlays: Landslide Hazard Overlay
Applicable codes: Noosa Heads Local Plan Code
High Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
1.3 Referral agencies
Nil
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Page 4
2.0 Site details
2.1 Site description
Table 1: Site description
Site characteristic Description
Existing land use Dwelling house
Frontage and access 15m of frontage to Bottlebrush Avenue
Topography and views The site slopes from northeast to southwest (rear to front) at a slope
rate of ~15%
Existing vegetation Some mature urban vegetation and gardens
Services Water, sewerage and stormwater in Bottlebrush Ave
Figure 1 - Aerial view and site identification. Source: DA mapping system
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2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North Dwellings houses in the Low Density Residential Zone which have frontage to
Nairana Rest directly adjoining the rear of the subject site.
South The Council public carpark, Noosa 5 cinema and the ‘back of house’ of
commercial uses within the Major Centre zone of Noosa Junction. The
hospitality precinct is located to the second tier of sites opposite and across
Bottlebrush Avenue. No Food and Drink Outlets with frontage to Bottlebrush
Avenue are permitted opposite the site in the Major Centre zone.
East Directly adjoining is a dual occupancy and a new Multiple dwelling for 4 units is
currently being constructed at 31 Bottlebrush Ave and units further along the
street.
West Directly adjoining is a dual occupancy and further along Bottlebrush Avenue are
a mix of dwelling houses, older dual occupancy and Multiple dwellings with the
High Density Residential Zone.
Figure 2 below provides a zoning map of the subject site and the surrounding area.
Figure 2 - Zone map. Source: Noosa Mapping
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3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 11.75m
Plot ratio / Gross floor area (GFA) 0.75:1 (379.5m2)
Site coverage 40% (228m2)
Car parking 8 spaces
Site access Via Bottlebrush Ave
The application proposes five multiple dwelling units, with the following features:
- 5 x small dwellings (4 x 2 bedrooms and 1 x 3 bedrooms);
- 2 x 2 bedroom units on the ground floor with private balconies and courtyards;
- 2 x 2 bedroom units on level 2 with private balconies;
- 1 x 3 bedroom unit on level 3 with private balconies and alfresco;
- Basement parking for 8 vehicles;
- Centrally located lift and fire stairs; and
- Decks orientated to the west looking over the junction.
A copy of the proposed floor plans and render are included below.
Figure 3 – Ground floor: Units 1 and 2
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Figure 4 – Levels 2 and 3: Units 3, 4 and 5.
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Figure 4 — Levels 2 and 3: Units 3, 4 and 5.
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Figure 5 - Proposed render
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Figure 5 - Proposed render
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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 Outcome thereafter.
Criteria The Noosa Plan 2020 Proposal – 5 small dwellings Compliance
Site Details 27 Bottlebrush Ave, Noosa Heads – 506m2
Height 12m and 3 storeys 12m and 3 storeys Y
Basement Basements are limited to one access a One access openings 4m wide Y
maximum of 6m wide
Site Cover 45% (228m2) 45% (228m2) Y
GFA 0.75:1 (379.5m2) 0.74:1 (376m2) Y
Unit 1 = 72.5m²
Unit 2 = 72.5m²
Unit 3 = 72.5m²
Unit 4 = 72.5m²
Unit 5 = 86m² (3 bedrooms)
Total = 376m²
Private Open Ground Level (20m2) Unit 1 = 62.5m2 (22.5m² accessed Y
Space Above Ground (9m2) direct from living)
Unit 2 = 62.5m2 (22.5m² accessed Y
direct from living)
Unit 3 = 17.5m2 Y
Unit 4 = 17.5m2 Y
Unit 5 = 77m² (54m² accessed direct Y
from living)
Setbacks Frontage
- 1st and 2nd storey - 6m 6.0m Y
- 3rd storey - 10m 9.3m to eave 10m to building PO
Rear
- 1st and 2nd storey - 6m 6m Y
- 3rd storey - 8m 8.3m Y
6.62m to pergola PO
Side
- north (1.5m – 3m) 2m to level 1 Y
- south (1.5m – 3m) 2m to level 2 Y
2.5m to level 3 to wall Y
2m to eaves PO
Basement (1.5m) Rear – 3.51m
West – 1m PO
East – 0.91m
Landscaping Front 6m landscaping with pools and Landscaped setback with bins PO
visitor carparking setback >2m setback 1.1m from boundary
35% (177m²) landscaping with 60% of Landscaping 39% (198m2) Y
this to be soft landscaping (106m2) Soft landscaping 67% (119m²) Y
Carparking 8 spaces 8 spaces Y
Earthworks Cut or fill less than 1.5m Max 4.5m cut for basement PO
When constructed backfilled to only
2.25m
Waste Storage Screened waste areas and located for Bin storage along the eastern Y
transport to kerb with grade of <1:15 boundary within an enclosed bin
storage area
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 Can be
by stepping the design. and entrance provided along frontage. conditioned
to comply.
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As demonstrated in the above, the proposal generally complies with the key development
parameters with Performance Outcome assessment for setbacks, landscape setback and
earthworks provided below.
4.2 Building Design
The building design maintains a landscaping setback to Bottlebrush Avenue with landscaping
planters incorporated into the balcony fascia. Parking is concealed under the building to allow for the
8 carparking bays on the 506m2 site with a somewhat level grade from the street. The building design
provides visual interest to the street and surrounding area using a mix of rendered masonry with
landscaping planters, vertical timber battens, linea board cladding, eaves, glass balustrading and
well-articulated elevations. The front garden areas are sufficient to provide dense landscaping to
contribute positively to the streetscape while providing a buffer to the built form.
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.
The form and scale does not dominate the streetscape or the surrounding properties, and does not
detract from the visual amenity of adjoining properties through the impact on views, access to
sunlight or overlooking. The proposed design contributes positively to the surrounding area which
addresses and enhances the streetscape, consistent with the relevant Acceptable and Performance
Outcomes of the Noosa Heads Locality Plan.
4.3 Setbacks
The design seeks the following variation to the required setbacks outlined in the Acceptable
Outcomes:
• Front boundary - 9.3m to the eave of the building rather than 10m;
• Rear boundary - 6.62m to the upper level pergola rather than 8m;
• Side boundary – 2m to the upper floor eaves rather than 2.5m; and
• Basement – 3.51 to rear, 1m to the west and 0.91m to the east.
Figure 6 below shows the front eave (shaded in yellow) and the rear pergola encroachment and
Figure 7, the side eaves.
Figure 6 - Setback encroachments. Front boundary eave encroachment shaded in yellow and pergola with a mauve cloud.
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Figure 7 - Side eave encroachment
The small eave encroachments do not obstruct views from adjoining or nearby properties, while the
eaves are designed to provide a high level of amenity to users of the subject site. Adequate space
is provided within the building setback to help buffer the development at ground level for
landscaping, with landscaping and a high quality built form, consistent with the Performance
Outcomes of the High-Density Residential zone code.
Further, given the steep slope of the land, the rear pergola while located on the upper level will
appear to be on the second storey as the ground floor sits below the NGL at this point. From the
neighbouring property, the building height of the pergola, appears 2 storeys which if were 2 storeys,
requires a 6m setback. The pergola does not create any overlooking or additional shading of
neighbouring properties. The pergola side ‘fins’ provide privacy to the adjoining bedroom.
The basement does not meet the code setback requirement. However, its setback does not
contribute to bulk or scale of the building and allows for significant dense soft landscaping to be
provided along all 3 boundaries where a reduce setback is sought.
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4.4 Sustainable Building Design Code
An assessment against the Performance Outcomes (PO8) of the Sustainable Building Design Code
is provided below.
Performance Outcome Comment
orientates buildings and The design includes large balconies extending from the
windows to make the most of open kitchen/living areas. All bedrooms include natural light
prevailing winds, natural and access to the balconies, while the orientation lets winter
ventilation, and cross breezes; light in the outdoor areas and in most instances on decks
and balconies and importantly allows for cross breezes and
natural ventilation.
maximises shade to east and Eaves and wide balcony overhangs are included to shade
west walls; walls.
contains an open and All dwellings have direct access to outdoor areas and large
permeable built form that balconies. The balconies connect to the living spaces to
connects indoor and outdoor provide BBQ and outdoor living opportunities.
spaces in an integrated design;
retains existing vegetation and Although not proposing to retain trees on the sloping sites,
natural shading where possible; the design proposes large plantings along both frontages to
allow for shading and a vegetated presentation to the street
and the internal driveways.
incorporates The design provides windows and large open areas to
passive building design to provide for passive cooling and natural breeze flow through
reduce the need for auxiliary the dwellings. A centrally located hallway allows cross
heating and cooling; ventilation
uses low toxic internal and A mix of low toxic internal and external materials are
external building materials; incorporated for the construction which will ensure long
lasting design that does not require regular maintenance.
uses natural light rather than Natural light is provided through byway of window and doors
artificial light, and may include to all levels.
skylights, atriums and light
wells;
provides a minimum floor to 3m floor to ceiling heights are provided to all dwellings.
ceiling height of 2.7 metres; and
enables efficient operation and The design allows for high density living and privacy to
use of the building. each of the units, while also allowing for users to easily flow
between the main living and bedrooms
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4.5 Works Codes
Earthworks
Although not meeting AO9 of the Earthworks Code for cut less than 1.5m in depth relative to natural
ground level, the design allows for a compliant driveway grade and parking for the 5 units (including
4 small dwelling units). The design includes backfill around the cuts with landscaping, as provided
as part of the application package.
The development on the sloping site follows the natural landform where practical consistent with the
relevant Performance Outcomes.
General
Recor Engineers have provided plans which include earthworks, stormwater, engineering and
vehicle turning paths in accordance with the relevant works codes. Stormwater is collected and
treatment methods seek the removal of water contaminants of the building and driveways within an
underground rainwater tank.
A vehicle turntable is provided to reduce the basement size and ensure vehicles enter and exit the
site in a forward gear.
Landscaping
The proposal complies with the minimum required landscaping and soft landscaping and exceeds
the requirements of private open space per dwelling. New coastal tree species planted within the
frontage will complement the built form. The vegetation will be appropriately chosen not to interfere
with overhead powerlines and underground services in accordance with the Landscaping code and
Planning Scheme Policy PSP 2 - Landscaping.
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part. The site is not located in the erosion prone area.
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6.0 Conclusion
This application seeks a Development Permit for Material Change of Use for Multiple Dwellings (5
units) and associated Operational Works situated at 27 Bottlebrush Ave, Noosa Heads. The
proposed multiple dwelling use is a consistent code assessable development within the High-Density
Residential Housing Zone. The assessment finds the design generally meets the relevant
Acceptable and Performance Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development
(The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of
the assessment benchmarks for the development; and
(b) may decide to approve the application even if the development does not comply with
some of the assessment benchmarks; and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply with some of
the benchmarks if the decision resolves a conflict between the benchmarks and a referral agency’s
response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment
benchmarks, decide to refuse the application only if compliance cannot be achieved by
imposing development conditions.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses
or works that are the natural and ordinary consequence of the development, but does not have the effect
of changing the type of development applied for
The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favourable consideration of the above development
application is therefore recommended.
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