Information Request MCU25 0067

Officer: 	Georgina Schramm
Direct Telephone: 	07 5329 6569
Our Reference:	MCU25/0067
Your Reference:	240930
7 July 2025
J Haines
C/- Town Planning Alliance Pty Ltd
PO Box 7657
EAST BRISBANE  QLD  4169
[email protected]
Dear Applicant
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No.	MCU25/0067
Proposal:	Material Change of Use – Rooming Accommodation
Street Address:	23 Bottlebrush Ave Noosa Heads Qld 4567
Real Property Description:	Lot 140 RP 88934
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Item – Nature of Use
Given the similarities between Rooming accommodation and Short-term accommodation, and the various impacts such uses can have on the established amenity, further information is required in support of the application.
This information is to demonstrate that the operations align with the Rooming Accommodation use definition, this may include but are not limited to:
the maximum number of residents at any one point in time.
minimum length of stay.
criteria to be provided on application for accommodation to demonstrate that the rooms will not be made available/used for short term accommodation.
example of tenancy agreement.
Additionally, as the development does not include an on-site manager, it is crucial to ensure that the use will maintain the level of amenity of the surrounding premises. Therefore, an Operational Management Plan must be provided in support of the application.
Information Required
Further details of the nature of the use and how the operations align with Rooming Accommodation.
Provide an Operational Management Plan.
Detailed floor plan of what facilities will be provided in a room.
Item - Building Scale and Bulk
The development application in its current form greatly exceeds the development parameters of the Noosa Plan 2020, specifically relating to the development’s plot ratio and site cover.
To clarify, the small dwelling bonus provisions do not apply to Rooming Accommodation developments. While there is a demand for Rooming Accommodation to house essential workers within the Shire, the bonus provisions are intended to incentivise permanent accommodation. Therefore, weight will not be given to the small dwelling provisions through the assessment of this development application.
As a consequence of the scale of the development and necessary services, minimal in-ground landscaping has been provided.
The development does not achieve the following Performance Outcomes:
PO6 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.
PO7 Site cover:
does not exceed 40% of the site area; or
for small dwellings or for development which provides a ratio of at least three small dwellings to every one other dwelling, does not exceed 45% of the site area.
PO8 Plot ratio:
for sites with frontage to Serenity Close, Noosa Heads — does not exceed 1:1; or
for development in all other areas does not exceed:
0.65:1 for sites up to and including 7,000m²; or
0.6:1 for sites over 7,000m²; or
for small dwellings or for development which provides a ratio of at least three small dwellings to every one other dwelling, does not exceed:
0.75:1 for sites up to and including 7,000m2; or
0.7:1 for sites over 7,000m2.
PO9 The residential use is appropriately sited and designed in a manner which:
integrates with the natural landform and landscape of the site;
is compatible with the developed character of its particular neighbourhood;
maximises the retention of existing vegetation and allows for spaces and landscapes between buildings;
allows sufficient area at ground level for private and communal open space, site facilities, resident and visitor parking and landscaping; and
facilitates ease of resident access around the development such that all communal buildings and recreational facilities are conveniently located.
Gross Floor Area / Plot Ratio
The Town Planning Report identifies the development achieves a gross floor area of 364m2. On review of the submitted floor plans, this appears to be excluding the “break out spaces” in the upper 3 storeys.
On inquiry of the gross floor area definition, theses spaces are considered to form part of the buildings total gross floor area / plot ratio, as such spaces contribute to the buildings floor space and do not meet the exclusions contained within the administrative term.
The development is reliant on these spaces to function as a share space. Reference to the existing approval on the site is not relevant to the assessment of the application as the development met the bonus provisions as it consisted of small dwellings.
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—
building services, plant or equipment; or
access between levels; or
a ground floor public lobby; or
a mall; or
parking, loading or manoeuvring vehicles; or
unenclosed private balconies, whether roofed or not.
The development greatly exceeds a plot ratio of 0:65:1 (equivalent floor area of 328.8m2) and is unlikely to be supported in its current form.
Site Cover
The development achieves a total site cover of 51%. As outlined above, weight to the small dwelling provisions is not relevant to the assessment of a development application for Rooming Accommodation. The development footprint is to be reduced to align with the Performance outcome.
Setbacks
On revision of the scale and intensity of the built form, the building setbacks, particularly side boundary setbacks are to be amended. These revisions are to enhance the viability of meaningful in-ground landscaping, increase separation from adjoining properties, and improve the articulation and visual interest of the building façade.

Information Required
Provide revised plans reducing the development’s bulk and scale plot ratio to achieve a compliant rate of 0:65:1 and site coverage of 40% in accordance with Performance Outcomes PO7 & PO8, and AO9 of the High Density Residential Zone Code.

Item – Pedestrian Access
The development relies on access through the ground level parking area. The main entrance is to be clearly identifiable and visible from the street. To assist in achieving this, it is recommended that varying surface materials to the driveway or colours are used to clearly identify the pathway to the main entry.
AO15.1 The main entrance is clearly identifiable and visible from the street, footpath, visitor car parking areas and driveway. 

AO15.2 The internal path network has clear sightlines to the main entry and street access points.
Information Required
To clearly delineate the relevant access points, it is recommended using varying surface materials or colours to clearly identify the pathway to the main entry.

Item – Arborist Report
The Town Planning Report refers to retention of the existing eucalyptus tree along the property frontage. Reference is made to the prior approval’s arborist report which was endorsed part of the prior material change of use.
As the development footprint has changed and there are additional services within proximity of the tree, an arborist report reflective of the proposed development is to be submitted.
Information Required
Provide an arborist report and detailed design plans that demonstrate that the proposal can be accommodated without compromising the health of the tree. Alternate design / construction methodologies should be investigated to reduce the amount of works required within the structural root zone of the tree.

Issue – Earthworks
There's a significant slope across the site with existing property on all adjacent lots, the proposal requires significant earthworks. Further detailed plans are to be provided to assist in determining adjoining properties’ ground level, extent of retaining structures.
Information Required
Provide preliminary earthworks drawings including cross sections and spot levels of adjacent lots.

Issue – Waste Collection and Management
On-street waste collection has been proposed for the development.
Estimated waste values have been calculated at 60L per unit per week for general waste, minimum service level of 120L per unit to make allowance for recycling.  The subject site is also located within a mandated green zone, provisions for green waste have not been provided.
The proposal does not meet the minimum service levels specified in the Waste Management Planning Scheme Policy. The acceptable number of mobile bins would result in excessive street bin presentation and would not be considered acceptable. Onsite servicing opportunities are to be further investigated, rear location of 1,100 litre bins may be considered.
A Waste Management Plan is to be provided in support of the development,
Onsite service for a rear collection 1100L service if turning circle allows.
Information Required
Provide a waste management plan;
Investigate opportunities to accommodate 1100 litre onsite service, in accordance with the Waste Management Planning Scheme Policy.
On-site bulk bin collection is recommended. Waste storage areas must be located so that they are convenient and safe to use and to collect from. Refuse vehicle swept paths should be provided.
Green waste provisions should be provided, unless an exemption can be achieved.

Issue – Water Efficiency
A Stormwater Management Plan has been provided including detention measures. The development has not incorporated rainwater retention for non-potable purposes such as irrigation.
Information Required
Demonstrate the development is achieving a sustainable water efficiency outcome. Provide and updated stormwater management plan providing rainwater storage sufficient for the intended use in accordance with the Sustainable Building Design Code.

due date for response to information request
The due date for providing the requested information is 7 October 2025. 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.
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.
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

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ABN 97.969.214.121	PO Box 141
			noosa.qld.gov.au	Tewantin QLD 4565
			[email protected]	07 5329 6500
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