AS PUBLISHED_Information Request MCU25 0087 · MCU25/0087

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Information Required
1.   Noting that Council will not support the basement (including any piling and any associated
     works) encroaching into the boundary setback areas, provide amended architectural
     drawings which move the basement and piling structures out of the setbacks as required
     under AO14(b) of the Low Density Residential Zone Code.
2.   It is unclear how the proposed building’s rear and side setbacks relate to boundaries as
     the sections and elevations do not clearly indicate site boundaries. Provide updated side
     and section elevations which clearly show all relevant site boundaries, setbacks, ground
     levels and finished building levels with RL’s for top of dwelling and floor levels.


Issue - Building Height in metres
The submitted documentation does not include clear information to demonstrate the proposed
building height.
Information Required
3.   Provide amended and/or additional plans, including:
     (a) Section Plans (north/south and east/west) showing the dwelling at the highest point
         from ground level, with all height measurements shown in RL’s relevant back to a
         ground level and if required an updated maximum building height blanket at 8.0
         metres showing any exceedance;
     (b) The front elevation and facade appears to exceed 8.0 m in building height. Submit
         additional information that the proposed development complies with AO7.2 of the Low
         Density Residential zone code.


Issue – Soft landscaping
The proposed development shows 23m² of soft landscaping and 56m² of pool area.
As noted on plan WD105 DA1 the minimum area of soft landscaping for the site area (505m²)
is required to achieve 20% or 101m². The Noosa Plan 2020 defines soft landscaping as:
“…means trees, shrubs, grass, garden beds and impervious surfaces that occur naturally such
as rock outcrops. Soft landscaping is not located on top of a constructed slab or other structure
and is capable of supporting the establishment and growth of canopy trees as well as other
species. The term does not include swimming pools or impervious surfaces such as
driveways, vehicular access lanes, vehicle parking and manoeuvring areas, pathways,
stormwater structures, tennis courts, decks, balconies, roof terraces and the like. It also does
not include areas over which balconies cantilever unless there is a vertical height of 4 metres
between the ground and the balcony to allow for significant planting.”
Council notes the following:
• Soft landscaping is not located on top of a constructed slab, defined as a pool or other
structures.
• Soft landscaping is capable of supporting the establishment of canopy trees as well as other
species.




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Information Required
4.   The current proposal and provision is substantially lacking in soft landscaping relative to
     the site area and is not supported. Provide an amended landscaping plan calculated in
     accordance with the above Noosa Plan 2020 definition for soft landscaping and provides
     a soft landscaping area as required under AO6 of the Low Density housing code.
5.   The amended plan is to specifically define each area of soft landscaping with a per m²
     area notated for ease of calculation.


Issue – Site Cover
Acceptable Outcome AO8.1 of the Low Density Residential Zone Code requires the site cover
for all buildings and structures (for a building of 2 storeys) to not exceed:
(i) 50% for one of the storeys; and
(ii) 30% for the other storey; or
(iii) 40% for both storeys.
The Noosa Plan 2020 defines Site Cover as:
“…the portion of the site, expressed as a percentage, that will be covered by a building or
structure, measured to its outermost projection, after the development is carried out, other
than a building or structure, or part of a building or structure, that is -
(a) in a landscaped or open space area, including, for example a gazebo or shade structure
or;
(b) a basement that is completely below ground level and used for car parking; or
(c) the eaves of a building; or
(d) a sun shade.”
The Noosa Plan 2020 defines a basement as;
Basement means a space—
   a) between a floor level in a building and the floor level that is immediately below it; and
   b) no part of which is more than 1m above ground level.
The Performance Outcome PO8 requires buildings and structures to generally be of a
compatible scale with surrounding development and circumstance of the site, allow the
opportunity to provide soft landscaping between buildings, and do not present an appearance
of bulk to adjacent properties and roads.
Council also notes that the proposal is likely not to achieve minimum soft landscaping
requirements and creates excessive bulk when compared to adjoining and neighbouring
properties.
Information Required
6.   The proposed basement is not completely below ground level, will be used for other
     purposes aside from carparking and significantly exceeds 50% of site area.
     It is unclear how the site cover has been calculated for the ground level and upper floor
     however from a preliminary assessment the Main level is approximately 51% and the
     upper level; 43% which is not supported.
7.   Provide amended plans for each level (Basement and Dwelling) clearly showing areas of
     the dwelling included as site cover which complies with the site cover and setback
     requirements of the Noosa Plan 2020. The method of determining site cover is to comply
     with the requirements of AO8.1 of the Code (above).




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8.   Provide architectural renders of each side of the dwelling to fully understand the
     architectural presentation of the dwelling.
9.   Confirm that the upper level pergola is not operable and is not able to be enclosed.


Issue - Coastal Protection and Scenic Amenity Overlay Code - Peer review – Mofffat and
Nichol report Reference: 252662-MN-RP-CO-0001B dated 10 November 2025.
Council has appointed an external consultant to peer review the above report.
Based on this peer assessment, there may be a further advice required. Council will notify
as soon as practicable if any further information is required as part of the assessment


3.    DUE DATE FOR RESPONSE TO INFORMATION REQUEST

The due date for providing the requested information is 9 March 2026 mail your response to
[email protected]. Please advise Council of your response to this information request
in accordance with section 13 of the Development Assessment Rules.
If you do not provide a response before the due date, it will be taken as if you have decided
not to respond to the information request and Council will continue with the assessment of
your application.
4.    OTHER DETAILS

You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online
Services” page can be accessed via "Quick Links" on the left hand side of the screen.
Should you have any further queries in relation to the above, please do not hesitate to contact
me on the number above.
Yours faithfully,

Andrew Gaffney
Senior Development Planner | Development Assessment
Development & Regulation




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