Further Advice Response

Please note, Council would be supportive of a sag point at the rear of the property at the
base of the wall with an inlet installed at the base of the wall with piping conveying flows
through the site to the lawful point of discharge at the front.

Response: Please refer to the revised Engineering Plans prepared by Westera Partners which addresses
Council’s requirements.

Item 2

The response received for IR Item 2 regarding plot ratio suggests that the proposal complies
with the overall outcome of the Medium density residential zone code. The most relevant
overall outcome sought for the Medium density residential zone is as follows:

….. (c) Development make a positive contribution to the look and feel of residential
neighbourhoods by maintaining a low scale character with well designed buildings and
landscaping that enhance the streetscape. …..

Whilst the plot ratio analysis provided to support the plot ratio of 0.43:1 is acknowledged,
Council does not consider the proposal to comply with overall outcome (c).

The plot ratio analysis includes dwelling houses which are located in the Low Density
Residential Zone. As such, a comparison between a proposed dual occupancy and dwelling
house is not considered to be applicable.

Moreover, whilst South Pacific Resort comprises a plot ratio of 0.5:1 it is setback from
Weyba Road and contains significant landscaping fronting the street.

With regards to 2 Swan Street, an analysis of the site which contains single storey buildings
revealed a plot ratio of 0.31:1.

The intent of Medium density residential zone in Noosa Plan 2020 is to reduce the bulk of
dual occupancies and encourage smaller scale development.

The proposed development in its current form does not maintain the low scale character of
Weyba Road and is not supported by Council.

Response: We note that PO11 of the Medium Density Residential zone code allows a plot ratio of either
0.4:1, or 0.5:1 for small dwellings. For the development site in particular, with a site area of 606m2, we
note that to allow small dwellings, the total allowable gross floor area (GFA) is 303m2, which is 41m2
more than the current proposed GFA, and 61m2 more than the allowable plot ratio.

Moreover, it is impractical to impose a 0.4 plot ratio for a 3 bedroom family home. In the context of the
development site, this results in dwelling unit sizes of 121m2, where the average house size is over 275m2
as confirmed in the Noosa Housing Needs Assessment 2021. In addition, we note that the proposal is
compliant with site cover and setbacks. The request to reduce plot ratio has not been undertaken in this
instance and additional landscaping has been provided to soften the built form.

Noosa Council’s Housing Needs Assessment 2021 highlights Noosa Council’s housing crisis and the lack of
available permanent accommodation available within the shire, and also the need for greater housing
choice. We note that the neighbourhood and immediate surrounds contain predominantly dwelling
houses or multiple dwellings. The proposed development offers a diverse living option within the locality
ideally suited to a family home.
We note that where the proposal does not comply with the Acceptable Outcomes or Performance
Outcomes within the relevant codes, the proposal is assessed against the Overall Outcomes. Council have


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