ASTP-Resp-To-FA

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Figure 1 Section of driveway ramp (Source: MRA Design 2026)




ITEM 2. ISSUE – ROOFTOP TERRACES
Provide amended plans that remove the rooftop terraces. Alternatively, if rooftop elements are to be
retained, submit a substantially redesigned proposal that clearly demonstrates compliance with
Performance Outcome PO19 of the Medium Density Residential Zone Code and how the development
complements the established character of Ventura Street and negates opportunities for overlooking.

RESPONSE
Please refer to the updated plans prepared by MRA Design (Attachment 1). The rooftop terraces have been
retained, however the plans have been amended to address overlooking concerns and demonstrate compliance
with Performance Outcome PO19 of the Medium Density Residential Zone Code. The following measures have
been incorporated:
     •    Angled privacy screens have been added to the rooftop terraces, with the height ranging from 1.1m to
          1.6m, refer to Figure 2 below.
     •    Planting has been provided along all edges of the rooftop to mitigate overlooking, with species selected
          for their screening capacity at maturity.
     •    The rooftop terraces are set back from the outer edge of the building, with a 2m setback from the side
          boundaries and 3m from the front boundary, further reducing any overlooking potential.
     •    The plans identify the window locations of adjoining properties. The northern neighbour's windows are
          fitted with external aluminium louvre shutters on upper levels, as shown in Figure 3. The southern
          neighbour has a boat store and garden shed along the boundary, with the closest habitable window
          approximately 6m from the boundary. Based on this analysis, no adjoining neighbour will be adversely
          impacted by overlooking from the rooftop terraces.
     •    Additionally, neighbour letters of support are being sought and will be provided under separate cover.




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Figure 2 South elevation – Rooftop (Source: MRA Design 2026)




Figure 3 Neighbour’s windows (Source: Applicant 2026)

The landscaping species selected for the rooftop are appropriate for their coastal location. They will effectively
screen and buffer the rooftop terrace areas from adjoining neighbours, are drought tolerant, tolerate salt spray,
and are either native species or provide food sources for local avian species and pollinators.

The olive trees will provide effective screening at maturity and can be pruned to achieve a denser vegetation
mass. Their foliage colour is well suited to the coastal environment and complements the colour palette of the
building. The planter groundcovers will cascade over the planter walls, providing a green wall appearance to the
project.

The proposal satisfies Performance Outcome PO19 of the Medium Density Residential Zone Code for the
following reasons:
     •    The rooftop terraces and associated landscaping contribute positively to the local skyline and
          complement the character of the locality.
     •    The building form responds to the topography of the site.
     •    The design avoids box profiles and parapets through the use of varied roofline elements and planted
          rooftop areas.
     •    As outlined above, the rooftop terraces do not create opportunities for overlooking the private open
          space or internal spaces of neighbouring properties.




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ITEM 3. ISSUE – SITE COVER
Reduce the total site cover of the development to achieve 40% as prescribed within the Performance
Outcome PO10 of the Medium Density Residential Zone Code. No exceedance to the site cover
provision of 40% is supported.

RESPONSE
Please refer to the updated plans prepared by MRA Design (Attachment 1). Site cover has been calculated in
accordance with the definition in Schedule 1 of the Noosa Plan 2020, which excludes structures in landscaped
or open space areas, eaves, sunshades, and below-ground level basements used for car parking.

The raised garden element and the balcony overhang on the upper-level function as an architectural eave and
shading device. These elements project forward in the same manner as an eave or sunshade. It provides passive
shading to the level below, creates variation in the facade, and introduces landscaping to the frontage. It does
not create usable floor area or enclosed building space and therefore falls within the exclusions listed above.

It is noted the green eave along the frontage has been reduced to 1.2m wide and the balcony overhang has been
reduced to 900mm at the rear.

The approach also aligns with how similar elements have been interpreted in comparable approvals under the
same planning scheme. For example, the approved dual occupancy at 23 Edward Street, Noosaville (Council ref:
MCU22/0174) and 27 Bottlebrush Avenue, Noosa Heads (Council ref: MCU21/0214) included green roof
projections extending around the building envelope, which were not included in the site cover calculation due
to their shading and eave-like function. As such, when the applicable exclusions for eaves and shading elements
are correctly applied, the proposed dual occupancy achieves a compliant site cover of 40%.



ITEM 4. ISSUE – PLOT RATIO
Provide revised plans that achieve a plot ratio of 0.4:1.

RESPONSE
Please refer to the updated plans prepared by MRA Design (Attachment 1), which includes a GFA area plan
clearly identifying the areas included and excluded from the plot ratio calculation.

The GFA has been calculated in accordance with the definition in Schedule 1 of the Noosa Plan 2020 and
Council's confirmed interpretation that areas completely enclosed within a stairwell or lift, and landings at the
top and bottom of stairs (three stair treads wide), are excluded from GFA.

On this basis, the total GFA is 240.82m², which represents a plot ratio of 39.55% against a site area of 608.88m².
This is below the 0.4:1 (40%) requirement and the proposal therefore achieves compliance with Acceptable
Outcome AO11 of the Medium Density Residential Zone Code.




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Page 5

ITEM 5. LANDSCAPED SETBACK
Amend the plans to increase the front landscape strip to 2m forward of the fencing.

RESPONSE
It is maintained that AO12.2 does not require a 2m minimum landscaping setback. The provision requires the
front 6 metres of the site to function as landscaped open space, which the proposal provides. As outlined in the
previous response, the front setback is landscaped, excluding the driveway necessary for access, and no
uncovered visitor parking or swimming pools are located within this area.

Nonetheless, the circular paved areas within the front setback have been removed and replaced with soft
landscaping in response to Council's feedback. The updated plans prepared by MRA Design (Attachment 1)
reflect this amendment. The front setback continues to provide meaningful soft landscaping that enhances the
streetscape and meets the intent of Performance Outcome PO12 of the Medium Density Residential Zone Code.



ITEM 6. TOTAL EXTENT OF LANDSCAPED AREAS
Submit revised plans that demonstrate the total landscaped areas are in accordance with Schedule 1 of the Noosa
Plan 2020 and achieve 40% of the total of the site and 60% of this as soft landscaping.

RESPONSE
Please refer to the updated landscaping area plan prepared by MRA Design (Attachment 1), which demonstrates
the total landscaped areas in accordance with Schedule 1 of the Noosa Plan 2020. The landscaping calculation
is as follows:
     •    Site area: 608.88m²
     •    40% landscaping required: 243.55m²
     •    Total landscaping provided: 295.50m²
     •     60% soft scape required: 146.13m²
     •     Total soft scape provided: 153.90m²

The proposal exceeds both the total landscaping requirement and the soft scape requirement. The development
therefore achieves compliance with Performance Outcome PO10 of the Dual Occupancy and Multiple Dwelling
Code.




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Page 6

This represents our complete response to the Further Advice notice issued by Council. We look forward to the
Decision Notice being issued by Council in accordance with the relevant provisions of the Planning Act 2016.


As always, please feel free to contact me direct should you require any additional information or clarification.


Yours faithfully,


ADAMS + SPARKES
TO WN P L ANN ING




Emma Ialeggio
TOWN PLANNER


ENC:      Amended Building Plans (Attachment 1)




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