132004.4552.01 - Planning And Environment Court Appeal D114 Of 2025 For Minor Change To A Development Permit For A Material Change Of Use For A Duplex Dwelling At 1/27 Duke Street, Sunshine Beach · Attachment 1 - 132004.4552.01 - Officers Report

PLANNING AND ENVIRONMENT COMMITTEE MEETING REPORT                                 9 DECEMBER 2025



The following codes from Noosa Plan 2020 are also applicable to this development:

•     Medium Density Residential Zone Code
•     Coastal Communities Local Plan Code
•     Landslide Hazard Overlay Code.
•     Dual Occupancy and Multiple Dwelling Code
•     Works Codes

At the time of the original approval the subject site was zoned Residential Low Density and was
not within any precinct under the Shire of Noosa Strategic Plan (5 September 1997).

Under Noosa Plan 2020, the site is zoned Medium Density Residential.



It is noted that duplex developments within proximity of the site at Duke Street at 9, 25 and 23
Duke Street and 25 and 29 Eland Street comply with the 1990 planning scheme as the plot ratio
maximums not exceeding 0.45:1.

    Street Number                                           Gross Floor Area/Plot Ratio

    25 Duke Street - directly north of the subject site                 264m2 / 0.43:1

    23 Duke Street - two lots to the north of the subject               265m2 / 0.42:1
    site

    9 Duke Street - approximately 135 metres to the                     306m2 / 0.45:1
    north of the subject site


    29 Elanda Street - approximately 135 metres to the                  268m2 / 0.32:1
    north of the subject site


    25 Elanda Street – approximately 90 metres from                     339m2 / 0.44:1
    subject site


The proposed exceedance in Plot Ratio will result in development with greater building than other
duplex developments within the surrounding area, larger than what was permitted at the time the
approvals were issued and greater than with the Noosa Plan 2020 seeks for development in the
Medium Density Residential Zone to achieve.
The development will reduce the characteristic look and feel of the residential neighbourhood by
establishing a scale of development that conflicts with the scheme and the surrounding area as a
result of enclosing existing functional outdoor use areas which are currently articulated, lightweight,
and suited to the subtropical design.
The planning intent of the scheme maintains a plot ratio of 0.4:1 and only permits increased gross
floor area for proposals which contribute to the mix of residential supply within the shire by including
small dwellings. The proposal does not include small dwellings.
There are no relevant matters that would warrant such a substantial increase in plot ratio for the
development or this site. The development does not adequately respond to land constraints


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