MCU25/0006 - Development Application For Material Change Of Use - Short Term Accommodation (Backpackers Accommodation) At 17 Russell St, Noosaville · Attachment 1 - MCU25 0006 - Planning Officer’S Report

PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT                                 07 OCTOBER 2025


The adjoining property at 15 Russell St contains a clearly identifiable area of private open space
at the rear of this site as well as open balconies at ground and first floor (see Figure 7). Similarly
adjoining properties at 16 and 18 William St (west of the site) also contain units with private
balconies orientated towards the subject site. The site layout accommodates areas of carparking,
driveway access and outdoor dining areas adjacent to side and rear boundaries which does not
include sufficient landscaping widths in accordance with Noosa plan 2020 to enable more
substantial landscaping and landscape screening to assist with privacy and softening of built forms.
The 2.0-metre building encroachment at the uppermost level contributes to a perception of building
bulk toward the rear and side boundaries, likely resulting in additional overshadowing and
overlooking of adjoining properties from an elevated position. The encroachment results in a
visually dominant built form and is not supported.


Site Cover
Acceptable Outcome PO7 of the High Density Residential Zone Code states that site cover is not
does not exceed 40% of the site area or 247m² of the site.
Assessment
Unlike other planning schemes in south-east Queensland, site cover provisions have been
included as Performance outcomes in the Noosa Plan 2020 for the High Density Residential Zone.
Accordingly, these provisions are intended to strictly control the built form outcomes for the area
to maintain the Noosa style of buildings in a landscaped setting.
Architectural plans of the development indicate compliance with site cover however ‘Bins / Plant
storage areas’ to the rear of the site and a ground level acoustic awning have been omitted within
site cover calculations. The acoustic awning (approx. 21m²) and Bin storage (approx. 6.5m²)
increase site cover to approximately 274.5 m² or 45%.
The proposed development extends building bulk towards the southeastern side boundary to the
exclusion of landscaping as required under AO9.2 of the Visitor accommodation code.
The proposal does not comply with PO7 of the High Density Residential Zone code and is not
supported.


Plot ratio
Acceptable Outcome PO8 of the High Density Residential Zone Code details a plot ratio of 0.65:1
or 396m² GFA. The applicant proposes a GFA of 0.88:1.
Assessment
The proposed building design includes areas of covered communal dining at ground level and
partially unenclosed balconies at Levels 1 & 2. All of these areas are roofed, located within the
building floorplate and for the rear balconies at levels 1 & 2, partially enclosed with acoustic
screening (external walls) 5.5 metres in width.
These floor areas contribute to building bulk and do not comply with the definition of a ‘private
balcony’ under the scheme and are required to be included in GFA for the site. A Council
recalculation of these areas result in a total site GFA of 533m² and plot ratio of 0.88:1.
The proposed development’s plot ratio is significantly more than anticipated under the zone and
substantially increases overall building bulk and scale when viewed from neighbouring sites and is
not supported.