Meeting papers

PLANNING AND ENVIRONMENT COMMITTEE MEETING REPORT                             12 NOVEMBER 2024


ATTACHMENT 1 – MCU23/0105 – CASE 2611 OF 2024 – MANAGERS REPORT

REPORT
On 15 August 2024 Council’s Planning Coordinator refused a development application for Material
Change of Use for Multiple dwellings, (6 small dwellings), Food and Drink Outlet and Office at 2
Bottlebrush Avenue, Noosa Heads for the following reasons:

1.   The proposed development is not consistent with overall outcome (2) (j), (l), & (p) and
     performance and acceptable outcomes PO16, AO16.2, PO17, PO19, AO19(a), PO20, PO21,
     PO23, AO23.1, AO23.2, AO23.3, AO23.4, PO24. PO25, PO26, AO26, PO27, AO27, PO28,
     AO28 and PO32, AO32.2 of the Major Centre Zone Code as:
     a.    The proposed development is 4 storeys and has an exposed external façade
           exceeding 12m in height and is of a visual bulk and architectural scale not consistent
           with structures on adjoining or nearby land and is likely to dominate the street and the
           surrounding area.
     b.    The proposed development is of a scale that is not compatible with surrounding
           development, will present an appearance of bulk and will result in the removal of
           existing significant trees.
     c.    The proposed development intrudes into the front setbacks to Noosa Drive and
           Bottlebrush Avenue at all levels and does not maintain the visual continuity and pattern
           of buildings within the street or preserve existing significant trees that may assist to
           visually soften the building.
     d.    The proposed development does not satisfactorily incorporate design elements and
           materials reflective of the local streetscape character of the area, with the building not
           designed in the Noosa sub-tropical style.
     e.    The proposed design fails to provide a sufficiently active building frontage and address
           Noosa Drive to activate this street frontage.
     f.    The proposal does not retain the site’s significant trees and provide sufficient
           landscaping to Noosa Drive and Bottlebrush Avenue to enhance these streetscapes
           and reduce the visual impact of the building given its setting.
2.   The proposed development is not consistent with overall outcome (2)(f), (h), PO3, AO3.1,
     PO7, AO7.1, AO7.2, AO7.4, AO7.5, and PO11, AO11 of the Noosa Heads Locality Code as:
     a.    The site is identified as a key corner site by the Noosa Junction Framework and
           Character Plan and the proposal fails to satisfactorily incorporate suitable architectural
           and landscape treatments to emphasise this corner location.
     b.    The proposed development fails to satisfactorily step down the slope, retain the site’s
           significant vegetation and is of scale and height that is inconsistent with surrounding
           development and will visually dominate the street and its surroundings.
     c.    The proposal does not include an articulated roof form visible to the street or
           satisfactorily incorporate a mix of light weight and textured external building materials
           consistent with the character of its setting and Noosa’s sub-tropical style.
     d.    The proposal is not sympathetic to the existing character, streetscape and built form
           and its design will not assist in creating a vibrant and active street.
3.   The proposal is not consistent with performance and acceptable outcomes PO16 and AO16
     of the Business Activities Code as sufficient car parking is not available on site to
     accommodate the number and type of vehicles likely to be generated by the proposed uses.




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