MCU25.0067- Response to Information Request

 Overall Outcome                                         Compliance
 High Density Residential Zone Code
                                                         the site’s suitability, and the design ensures safe,
                                                         stable, and efficient use of the land.
 (o) Natural features such as creeks, gullies,
                                                         The proposal avoids impact on natural features. The
     waterways, wetlands, vegetation and bushland
                                                         existing gum tree within the eastern verge is
     are retained and protected from the impacts of
                                                         retained, and landscaping has been designed to
     development and any unavoidable impacts are
                                                         enhance the natural setting while integrating the
     minimised through location, design, operation
                                                         built form into the landscape.
     and management requirements.
 (p) Native vegetation between buildings and in the      The landscape design incorporates native planting
     public realm enhances the amenity and supports      and retention of mature vegetation to support local
     local wildlife.                                     biodiversity and enhance visual amenity. The
                                                         planting strategy softens the built form and
                                                         complements the residential character of the area.

The proposed Rooming accommodation development is considered to be entirely consistent with the
purpose and overall outcomes of the High Density Residential Zone Code and the broader policy intent of
the Noosa Plan 2020. While the proposal is not a ‘small multiple dwellings’ by definition, it nonetheless
provides a permanent residential land use that contributes to the long term housing supply within the Noosa
local government area. Rooming accommodation is recognised as one of the most affordable forms of
permanent housing, and therefore directly supports the planning scheme’s objectives to promote housing
diversity, affordability, and accessibility for a range of household types, including key workers.

The design achieves the same high quality built form and design outcomes expected of multiple dwellings
within the zone, notwithstanding the land use definition. The site cover has been reduced to achieve
compliance, and the setbacks are generous and well-articulated, providing rhythm, interest, and articulation
to the building façade. The proposal incorporates high quality materials and integrated landscape features,
creating a strong interface with the streetscape and ensuring a positive contribution to local character and
amenity.

Although the existing character of Bottlebrush Avenue currently includes detached dwellings, this built form
is not consistent with the intended or emerging character of the High Density Residential Zone. The
proposed development therefore represents a logical and well executed transition toward the intended
higher density residential form, consistent with the planning intent to locate more intensive residential uses
within walkable proximity of a high order Centre Zone. The design responds sensitively to site constraints
and surrounding development, achieving a built form that is sympathetic, well-proportioned, and
contextually appropriate.

In this regard, the development not only satisfies the performance outcomes of the High Density Residential
Zone Code but also advances key policy objectives of the Noosa Plan 2020 by delivering:

    ▪   Permanent, long-term accommodation that supports housing choice and affordability;
    ▪   A high-quality and contextually responsive built form outcome consistent with the desired future
        character of the locality;
    ▪   Efficient use of well-serviced, centrally located land to support walkable, compact neighbourhoods;
        and
    ▪   An enduring residential development that enhances the amenity, liveability and character of the
        area.

Accordingly, the proposal represents a high-quality, policy-aligned development that achieves the intended
built form, density and housing diversity outcomes for land within the High Density Residential Zone.




                                                  PO Box 7657 East Brisbane Q 4169 | [email protected] | tpalliance.com.au