Prelodgement Meeting Minutes

4.      PLANNING SCHEME INFORMATION

 Development Type:                     OPW            x          ROL                     MCU            x        BA

 Level of Assessment:              Code

 Zone:                             High Density Residential

 Precinct:                         Not applicable

 Local Plan Area:                  Coastal Communities

 Overlays:                         Not applicable


5.      ADVICE & INFORMATION

Lisa Pienaar - Comments
1.      Storeys: It is noted that the proposal is 4 storeys. Performance outcome PO5 of the
        High Density Residential Zone code allows a maximum of 3 storeys. The proposal must
        comply with this provision. Where it does not, provide significant justification for the non-
        compliance.
2.      Site cover: Performance outcome PO7 of the High Density Residential Zone code allows
        a maximum site cover of 40%. The proposal must comply with this provision. Provide
        site cover calculations with the application.
3.      Plot ratio: Performance outcome PO8 of the High Density Residential Zone code allows
        a maximum plot ratio of 0.65:1. The proposal must comply with this provision. Refer to
        the Gross Floor area definition in the Noosa Plan. Provide calculations with the
        application.
4.      Access and gatehouses: Three access driveways result in an expanse of hard stand
        area - 17.76 metres across a frontage of 31 metres. This also reduces the opportunity
        for landscaping in the front setback. Development must consolidate access points and
        one access point is recommended for this site. Further, refer to the High Density
        Residential zone code with regard to the setback and articulation of multiple garages
        where viewed from the street. The gatehouses in the front setback and walkways create
        additional hardstand and limit available landscaping area. Two gatehouses in the front
        setback is considered excessive and where part of an application, you would need to
        demonstrate that it is considered consistent with the streetscape.
5.      Design: The High Density Residential Zone and Coastal Communities Local Plan Code
        refers to design elements and the proposal is not considered to comply with the design
        elements in the code. Units must present as small separate dwellings, rather than one
        large, individual building. This can be achieved through offsetting or staggering
        dwellings and varying roof form. The building must include different external materials,
        finishes and textures, avoid bulky single plane finishes, and present as lightweight using
        natural finishes which break up the bulk of the building.
        The plans indicate that the building will be quite dominant and there is a concern that it
        is not reflective of the subtropical design prevalent in the coastal communities of Noosa.
        Further, as this site is elevated there is particular concern regarding the rear elevation,
        as it does not comply with Performance outcome PO14 of the High Density Residential
        zone code. The design requires revision to comply with the relevant codes.


This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to
an approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.