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


Roof Form
Acceptable Outcome AO15 of the High Density Residential Zone Code detail requirements relating
to roof form. In particular the roof of the building is to have a roof pitch of no less than 5 degrees,
600mm eaves to 75% of the building, not include roof top terraces or parapets.
The applicant is proposing a roof top terrace of approximately 43m² in area (Figure 3) and flat
roof/parapet and as such does not comply with AO15.2 of the High Density Residential Zone Code.
The proposal is therefore required to comply with corresponding Performance Outcome PO15 of
the High Density Residential Zone Code, which states:
PO15        Roof forms:
       a.     contribute positively to the character of the streetscape;
       a.     complement the character of the locality and the topography of the site;
       b.     avoid box profiles/parapets; and
       c.     do not create opportunities for overlooking the private open space or internal spaces
              of neighbourhood properties.
Assessment
The rooftop terrace is accessed by open stairs from Level 2 and a lift accessible by all guests. The
terrace contains a large open pergola, acoustic screening and a lift shaft located towards the
northwestern side of the building. The lift shaft does not exceed maximum building height of 12.0
metres above ground level however combined with the length of the pergola screening
(approximately 11.0 metres) appears as an additional floor level. It is noted that no surrounding
premises contain rooftop terraces.
The existing building and proposed roof form including the roof top terrace result in a horizontal
roof form which does not comply with the requirement of the zone code and Noosaville local plan
code. It is noted that the existing built form in the street predominantly includes pitched roof forms
and eaves.
The combination of additional building bulk at the roof level, access from an open staircase (from
level 2) potential for overlooking and flat roof form does not comply with PO15 and is not supported.


Works Code - Driveways and Car Parking Code
The development proposes:
 - 4 standard car parking spaces (2 spaces provided in a car stacker configuration) which
   includes a PWD; and
 - 1 minivan space.
 - No motorbike or bicycle spaces.
 - Servicing of the site for linen, waste removal and general provisions are proposed to occur on
   street.
The Applicant’s traffic report submits that one of the car stacker spaces and the minivan space will
be used by an employed guest and a staff member familiar with the operational requirements. The
proposed bus space will be also function as a staff parking space, in which a staff owned VAN
(B99 design vehicle) will be utilised to transport guests to and from the site via the surrounding
focal points.
Assessment
Council’s Senior Development Engineer has reviewed the proposed carparking for the site (see
Section 5.2 Internal Council referrals) and notes that the car stacker is unlikely to be able to be
physically accommodated at the rear of the site given the building extent and is not suitable as a
method of providing car parking for a backpacker proposal.