FURTHER ADVICE - Letter to Noosa Council - Minor Change

 “Adamson Town Planning, specialising in providing higher order town planning advice”




When considering the location of the existing and proposed ramp and stairs (above), it is
evident that both the existing and proposed ramp and stairs extend beyond the site into the
road reserve. While under normal circumstances it would not be expected that any built form
infrastructure from a development would be allowed to extend into the road reserve, the
existing design to provide accessibility from Bottlebrush Avenue could not be reconsidered
until such time that the entire site is redeveloped. The relocation of the ramp and stairs from
the current location and into the site would significantly impact the existing parking and would
not be practical.

The proposed ramp and stairs reduces the length of ramping along the front boundary
because the ramp returns at half its length, which is necessary to achieve the required grade
of 1:14 for disability access. This means the length of ramp in the road reserve will also be
reduced in terms of the overall length of ramp fronting Bottlebrush Avenue (refer Figure 2).

While some trees are required to be removed from within the road reserve as shown in Figure
1, the area of road reserve and the land within the site affected by the existing ramp will be
reduced and this area is to be reinstated (refer blue and green shading - Figure 2). This will
include the replacement planting of trees within the road reserve and within the site, generally
as shown (Figure 2).

It is also noted that the landscaped area within the site is also to be reinstated (refer maroon
shading - Figure 2). The proposed works will abut but not impinge on the existing concrete
footpath fronting the site. The amount of new landscaping within the road reserve and within
the site where will assist to offset the loss of vegetation for the new ramp and stairs, which has
been minimised, and in the circumstances, cannot be avoided.

Other improvements include a raised pedestrian walkway with treatments within the site across
the internal access driveway, to improve pedestrian safety. The proposed works will result in
the loss of two (2) parking spaces (refer Figure 2). The engineering plans prepared for the
development by TOD Consulting are provided as Attachment 2.

Given that no additional parking can be provided within the site, it is assumed that the
applicant would be required to make a contribution in lieu of these two (2) parking spaces as
allowed under Council’s Contributions in Lieu of the Provision of Onsite Car Parking Policy,
given there is no other alternative to deal with this issue. If this is case, and by way of an
infrastructure agreement, it is requested that the timing for the payment of the contributions
be made at the time a development approval for operational works issues for the proposed
ramp and stairs. This is when the actual loss of the two (2) parking spaces would occur.

It is likely that the development works for the ramp and stairs will be the last stage of the
development after the other proposed works have been completed. This is because there is
an urgent need to address the other necessary maintenance works within the site in the first
instance, given the water ingress into the basement.



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25011 – 6 Bottlebrush Avenue, May 2025