Council archive · source document
planning report bottlebrush 17 · MCU26/0001
Development Application
Planning Report
Material Change of Use for Multiple Dwellings (4 units) and
associated Operational Works
situated at 17 Bottlebrush Ave Noosa Heads
(Lot 143 RP88934)
Page 1 of 11
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalFull text of the other 10 pages
Page 2
Contents
1.0 Summary ........................................................................................................................... 3
1.1 Development application details ................................................................................................3
1.2 Planning instrument details .......................................................................................................3
1.3 Referral agencies........................................................................................................................3
2.0 Site details ......................................................................................................................... 4
2.1 Site description ..........................................................................................................................4
2.2 Surrounding land uses ................................................................................................................4
3.0 Proposed development details .......................................................................................... 5
4.0 Planning assessment .......................................................................................................... 6
4.1 Technical Compliance .................................................................................................................6
4.2 Building Design ..........................................................................................................................7
4.3 Earthworks.................................................................................................................................7
4.4 Setbacks .....................................................................................................................................8
4.5 Roof terrace ...............................................................................................................................9
4.6 Sustainable Building Design Code ............................................................................................. 10
4.7 Works Codes ............................................................................................................................ 10
5.0 State assessment and other matters ................................................................................ 11
5.1 State interests .......................................................................................................................... 11
5.1.1 Matters established in the Planning Regulation ............................................................................ 11
5.1.2 State Planning Policy ...................................................................................................................... 11
6.0 Conclusion ....................................................................................................................... 11
Client Name: Made Capital
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Version: 1
Date: 5 January 2026
This report is based on the QLD Government’s planning report template (Department of Infrastructure, Local Government
and Planning), which adopts a ‘report-by-exception’ approach. The planning report only discusses the key issues and
matters where a proposed development does not exactly meet the requirements of, or conflicts with, a planning scheme
or other planning instrument.
Disclaimer: While every care has been taken in preparing this report, Pivotal Perspective Pty Ltd accepts no responsibility
for decisions or actions taken as a result of any data, information, statement or advice, expressed or implied, contained
within. To the best of our knowledge, the content was correct at the time of publishing.
Page 2 of 11
Page 3
1.0 Summary
1.1 Development application details
Proposed development: Multiple Dwellings (4 units) and Reconfiguring a Lot
Type of approval sought: Development Permit for Material Change of Use
Development Permit for Operational Works
Site address: 17 Bottlebrush Ave, Noosa Heads
Real property description: Lot 143 RP88934
Site area: 506m2
Assessment manager: Noosa Council
Owner details: John Kendrick
Applicant details: Made Capital c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: State Planning Policy 2017
Regional plan: SEQ Regional Plan 2023 (Shaping SEQ), urban footprint
Designation: designation.
Planning scheme: Noosa Plan 2020 (Sept 2025)
Zone: High Density Residential zone
Level of assessment: Code
Applicable overlays: Landslide Hazard Overlay
Applicable codes: Noosa Heads Local Plan Code
High Density Residential Zone Code
Dual Occupancy and Multiple Dwelling Code
Works codes
1.3 Referral agencies
Nil
Page 3 of 11
Page 4
2.0 Site details
2.1 Site description
Table 1: Site description
Site characteristic Description
Existing land use Dwelling House
Frontage and access 15m of frontage to Bottlebrush Ave
Topography and views The site slopes from northeast to southwest at a slope rate of ~15%
Existing vegetation No mature vegetation of note
Services Water, sewerage and stormwater in Bottlebrush Ave
Figure 1 - Aerial View and Site Identification
2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North Duplex
South Duplex
East Duplex
West Non-residential (health care offices)
Page 4 of 11
Page 5
3.0 Proposed development details
Table 3: Summary of development aspects
Material change of use
Building height 12m
Gross floor area (GFA) 378m² plot ratio - 0.788:1
Site coverage 45% (227.5m2)
Car parking 7 spaces
Landscaping 202m² (40%)
Site access Bottlebrush Ave
The application proposes four multiple dwelling units, with the following features:
- Basement parking for 6 spaces and a visitors space located to the front of the building
- Common lift and fire stairs to the rear of the building;
- 2 x 2 bedroom units on the ground floor being 78.5m² each. Both with generous private
balconies and courtyards.
- 1 x 3 bedroom unit on level 2 of 99.9m² with extensive private balcony and pool
- 1 x 3 bedroom unit on level 3 of 121m² with private balconies to the east and west
- Some decks orientated to the west looking over the junction and others to the east
- Roof terrace with BBQ and swimming pool;
- Architecturally designed
Proposed street facing render and north elevation included below.
Figure 2 - Street facing view
Page 5 of 11
Page 6
4.0 Planning assessment
4.1 Technical Compliance
The proposed units meet the relevant key technical provisions of the High Density Residential and
Multiple Dwellings Codes, as described below, with further discussion provided against the relevant
Performance Solution thereafter.
Criteria The Noosa Plan 2020 Proposal Compliance
Site Details 17 Bottlebrush Ave, Noosa Heads – 506m2
Height 12m and 3 storeys 12m and 3 storeys Y
Basement Basements are limited to one access a One access openings 4.6m wide Y
maximum of 6m wide and do not
encroach into building setbacks
Site Cover 45% (227m2) 45% (227m2) Y
GFA 0.75:1 (379m2) 0.75:1 (378m2) Y
Private Open Ground Level (25m2) Unit 1 = 15.87m2 Y
Space Above Ground (9m ) 2 Unit 2 = 15.87m2 Y
Unit 3 = 175.55m2 Y
Unit 4 = 124.5m² Y
Setbacks Frontage
- Basement (6m) 6.4m Y
- 1st and 2nd storey (6m) 6m Y
- 3rd storey (10m) 9.35m (eave) / 11.6m main building PO / Y
Side
- Basement north (1.5m) 0.8m / 2.15m PO
- Basement south (1.5m 0.81m PO
- north (1.5m – 3m) 2.15m - 2.5m Y
- south (1.5m – 3m) 2.15 – 2.5m Y
Rear
- Basement (6m) 5.5m Y
-1st and 2nd storey (6m) 6m Y
- 3rd storey (8m) 10.6m Lift well Y
Noting the 3rd storey presents 2 storeys
above NGL as the 1st storey at this
elevation is below NGL and is back
filled, so the development presents as
2 storeys as shown below.
Figure 3 - Rear elevation - presenting 2 storeys
Landscaping Front 6m landscaping with pools and Visitor car parking setback 3m Y
visitor carparking setback >2m
35% (177m²) landscaping with 60% 40% (203m2) Soft123.3m² (61% of Y
(106m²) of this to be soft landscaping 40%)
Page 6 of 11
Page 7
Carparking 7 spaces 7 spaces Y
Earthworks Cut or fill less than 1.5m for cut for basement and backfilled Y
landscaping associated with building.
Waste Storage Screened waste areas and located Bin storage within the basement Y
for transport to kerb with grade of
<1:15
Roof Form No rooftop terraces and parapets do Rooftop terrace PO
not exceed 50% of the front facade
Fencing Setback an avg of 1m and articulated No fencing proposed. Retaining wall and Can be
by stepping the design. entrance provided along frontage. conditioned
to comply.
4.2 Building Design
The building design maintains the landscaping setback from Bottlebrush Ave, with landscaping
planters incorporated into the balcony fascia. Parking is concealed under the building to allow for the
7 carparking bays on the 506m2 site with a slight fall to the street. The architecturally designed
building provides visual interest to the street and surrounding area using a mix of rendered masonry
with landscaping planters and well-articulated elevations.
The design reinforces the correlation between the natural and built character of the area with building
heights, scale and proportions that emphasis the casual outdoor lifestyle. Housing choice is also
increased through the incorporation of small dwellings near the Noosa Junction. All units are
serviced by the entry lift which can be accommodated and visited by a wide cross section of the
community including people with limited mobility.
The form and scale does not dominate the streetscape or the surrounding properties, and does not
detract from the visual amenity of adjoining properties through the impact on views, access to
sunlight or overlooking. The proposed design contributes positively to the surrounding area which
addresses and enhances the streetscape, consistent with the relevant Acceptable and Performance
Outcomes of the Noosa Heads Local Plan Code.
4.3 Earthworks
AO9 of the Earthworks Code seeks for cuts less than 1.5m in depth relative to natural ground level.
The design allows for a compliant driveway grade and parking for the 4 units (including 3 small
dwelling units). The design backfills around the cuts with landscaping, as shown in the Figure below.
The incorporation of the basement and the cut that results, is the only way to maximise yield on the
site where car parking is provided compliant with the Driveways and Parking Code. The Planning
Scheme seeks that yield is maximised and development contributes to housing diversity with 3 small
dwellings.
Page 7 of 11
Page 8
Figure 4 - Backfill to NGL
The development on the sloping site follows the natural landform where practical, consistent with the
relevant Performance Outcomes.
4.4 Setbacks
The design includes a partial encroachment by the 3rd storey eave and the basement encroaches
into the side and rear setbacks. A tear drop portion of the eave for the third storey is setback 9.31m
from Bottlebrush Ave, as highlighted below.
Figure 5 - Eave encroachment
Page 8 of 11
Page 9
Eave
The small encroachment does not unreasonably obstruct views from adjoining or nearby properties,
while the eave is designed to provide a high level of amenity to users of the subject site. The building
steps up the slope and does not create shading or overlooking of the neighbouring properties. It
adds to the architectural feature of the front façade and a high-quality built design, consistent with
the Performance Outcomes of the High-Density Residential Zone code.
Basement
The basement encroaches into the side setbacks and slightly into the rear setback. The basement
does not add to building bulk and is mostly sub surface and while it encroaches into the setbacks,
the development provides more than the Landscaping code requires for soft landscaping. The design
demonstrates the building can still provide meaningful landscaping and greenery to soften the
building. The Figure below demonstrates landscaping between buildings and will sit within a
landscaped setting consistent with the intent of the PO.
Figure 6 - Soft landscaping
4.5 Roof terrace
The development proposes a roof terrace consisting of a swimming pool, BBQ area and significant
raised gardens. It is imperative for development to use roof space to offset the urban heat sink that
roofs create. As demonstrated in the image below, the terrace incorporates significant roof top
landscaping and a pool to provide for a visual softening and sustainable aspects to the roof, rather
than a colorbond or zincalume tin roof.
The terrace is orientated to the west to take advantage of the significant views, rather than to the
neighbouring properties. Roof top raised gardens and the setback from the edge of the building
inhibit overlooking of the neighbouring properties.
Figure 7 - Significant roof top plantings
Page 9 of 11
Page 10
4.6 Sustainable Building Design Code
An assessment against the Performance Outcomes (PO8) of the Sustainable Building Design
Code is provided below.
Performance Outcome Comment
orientates buildings and The design includes glazing and inside outside connection
windows to make the most of which allows good flow through ventilation. Kitchen, living
prevailing winds, natural and deck areas of both units face north and west and make
ventilation, and cross breezes; use of the winter sun and cooling summer breezes.
maximises shade to east and The upper floor and veranda roofs act to shade walls and the
west walls; orientation minimises the effect of the west afternoon sun with
wide balcony roofs.
contains an open and The design creates good flow and permeability to the large
permeable built form that decks which create an inside outside feel to the living areas,
connects indoor and outdoor particularly the use of glazing enhances the indoor outdoor
spaces in an integrated design; connection.
retains existing vegetation and Although not retaining trees, the design proposes large
natural shading where possible; plantings throughout the site demonstrated by the proposal
having more landscaping than that required by the zone
code.
incorporates The architecturally designed proposal has strategically
passive building design to placed openings, masonry walls and LOS to help with thermal
reduce the need for auxiliary comfort. Most units have a northern aspect and east facing
heating and cooling; POS and LOS to maximise the northern and eastern aspect
of the western facing lot.
uses low toxic internal and A mix of low toxic internal and external materials are
external building materials; incorporated for the construction which will ensure long
lasting design that does not require regular maintenance.
uses natural light rather than Natural light is provided through the strategically located
artificial light, and may include opening and glazing on both levels.
skylights, atriums and light
wells;
provides a minimum floor to The design proposes 2.7m floor to ceiling heights allow for
ceiling height of 2.7 metres; and good room air circulation.
enables efficient operation and The design allows for medium density living and privacy to
use of the building. each of the dwellings, while also allowing for users to easily
flow between the main living and bedroom levels.
4.7 Works Codes
Recor Engineers include preliminary earthworks, stormwater and traffic turning plans in accordance
with the relevant works codes. Stormwater is collected along the northern boundary and treatment
methods seek the removal of water contaminants of the building and driveways within an
underground rainwater tank.
Page 10 of 11
Page 11
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
Nil
5.1.2 State Planning Policy
The SPP includes assessment benchmarks that may be applicable where a local government
planning scheme does not adequately reflect the SPP. The Noosa Plan 2020 appropriately
integrates all SPP provisions, except for Natural Hazards, risk and resilience – coastal hazards – in
part. The site is not located in the erosion prone area.
6.0 Conclusion
This application seeks a Development Permit for Material Change of Use for Multiple Dwellings (4
units) and associated Operational Works situated at 17 Bottlebrush Ave, Noosa Heads. The
proposed multiple dwelling use is a consistent code assessable development within the High-Density
Residential Housing Zone. The assessment finds the design generally meets the relevant
Acceptable and Performance Outcomes.
The Planning Act 2016 prescribes that a code assessment must be carried out only—
(a) against the assessment benchmarks in a categorising instrument for the development (The Noosa Plan 2020); and
(b) having regard to any matters prescribed by regulation.
Council, after carrying out the assessment—
(a) must decide to approve the application to the extent the development complies with all of the assessment benchmarks for
the development; and
(b) may decide to approve the application even if the development does not comply with some of the assessment benchmarks;
and
Examples—
1 An assessment manager may approve an application for development that does not comply with some of the benchmarks if the decision
resolves a conflict between the benchmarks.
2 An assessment manager may approve an application for development that does not comply with some of the benchmarks if the decision
resolves a conflict between the benchmarks and a referral agency’s response.
(c) may impose development conditions on an approval; and
(d) may, to the extent the development does not comply with some or all the assessment benchmarks, decide to refuse the
application only if compliance cannot be achieved by imposing development conditions.
The assessment finds the development generally complies with all Acceptable Outcomes of the
applicable codes. The Assessment Manager’s favourable consideration of the above development
application is therefore recommended.
Page 11 of 11
Used in these records
planning report bottlebrush 17.pdfRelated documentApplication case desk ↗
About this file
- File size
- 2.5 MB (large file)
- File type
No other editions are linked here.
Original file
Log in to download the original file
The download may take up to a minute.