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planning report
Development Application
Planning Report
Material Change of Use for Food & Drink, Office and
6 x Multiple Dwellings (Small Dwelling Units)
situated at 2 Bottlebrush Ave, Noosa Heads
(Lot 157 RP88772)
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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
................................................................................................................................................................... 6
2.2 Surrounding land uses ............................................................................................................. 7
2.3 Background ............................................................................................................................. 7
3.0 Proposed development details ......................................................................................... 8
4.0 Planning assessment ...................................................................................................... 10
4.1 Architectural Statement ........................................................................................................ 10
4.2 Compliance with Code requirements ..................................................................................... 11
4.2.1 Setbacks .......................................................................................................................................... 13
4.2.2 Height ............................................................................................................................................. 15
4.2.3 Acoustics ........................................................................................................................................ 15
4.2.4 Parking ........................................................................................................................................... 16
4.3 Sustainable Building Design Code .......................................................................................... 16
4.4 Engineering and Servicing ...................................................................................................... 16
5.0 State assessment and other matters .............................................................................. 17
5.1 State interests ....................................................................................................................... 17
5.1.1 Matters established in the Planning Regulation ............................................................................ 17
5.1.2 State Planning Policy ...................................................................................................................... 17
6.0 Conclusion .................................................................................................................... 18
Client Name: Tnpl Pty Ltd
Prepared by: Jack Lewis B.Sc Hons UNSW, M.Plan OTAGO
Version: 1
Date: 10 August 2023
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.
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1.0 Summary
1.1 Development application details
Proposed development: Multiple dwellings (6 small dwellings), Food & Drink Outlet and
Office
Type of approval sought: Development Permit for Material Change of Use
Site address: 2 Bottlebrush Avenue, Noosa heads
Real property description: Lot 157 on RP88772
Site area: 547m2
Assessment manager: Noosa Council
Owner details: Tnpl Pty Ltd
Applicant details: Tnpl Pty Ltd c/- Pivotal Perspective Pty Ltd
1.2 Planning instrument details
State planning policy: Nil
Regional plan: SEQ Regional Plan 2009–2031 (version commenced 2 May
Designation: 2014), urban footprint designation.
Planning scheme: The Noosa Plan 2020 (v.1 - 25 September 2020)
Zone: Major Centre Zone
Level of assessment: Code
Applicable overlays: Landslide Hazard Area
Applicable codes: Noosa Heads Local Plan Code
Major Centre Zone Code
Business Activities Code
Dual Occupancy and Multiple Dwelling Code
Works Codes
1.3 Referral agencies
Nil
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2.0 Site details
2.1 Site description
Table 1: Site description
Site Description
characteristic
Existing structures The existing single storey building consists of 2 tenancies which have been
used for a range of uses over the past 4 decades. Currently a building design
and engineering firm occupy the building.
Topography The site slopes from north to south. The land has been cut and filled for the
existing building with a slightly offset rock wall running parallel with the
Bottlebrush Ave boundary.
Frontage and The site is a corner lot having approximately 30m of frontage to Noosa Drive
access and 28m to Bottlebrush Ave. Vehicular access is provided to the south west
corner of the site, slightly north of the common boundary with the neighbouring
property.
Existing vegetation One large cupanopsis and 2 mature eucalypt trees are located near the
intersection of Bottlebrush Ave and Noosa Drive.
Figure 1: Aerial view and site identification
Source: Noosa Council Mapping System
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Figure 2: Site Photo looking from Noosa Drive to the existing building (Source: Google
Maps)
The Noosa Plan includes the site within the Noosa Heads Local Plan Area and is zoned Major
Centre. The site is located just outside the Hospitality Precinct (shown as hatched in Figure 3 below).
The Noosa Junction Major Centre zone is one of two Major Centre zones in the Shire (Noosa Civic
is the other), and services the subregional trade catchments with complementary, not competing
roles and functions.
Figure 3 - Noosa Junction zone map (Source: Noosa Council Maps)
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The relevant Purposes and Overall Outcomes seek for development in Noosa Junction to retain its
traditional main street focus with a strong core of independently operated businesses fronting
Sunshine Beach Road, Lanyana Way and Arcadia Street. Residential and commercial uses are
preferred facing Bottlebrush Ave to interface with the existing residential uses to the north.
New development and high quality design is encouraged by Council to maximise activity along a
primary street frontage of Sunshine Beach Rd and Noosa Drive with mixed use developments, which
include housing diversity (small dwelling units).
Noosa Heads Local Plan Code
(j) Noosa Junction functions as a major activity centre providing a range of goods and
services for residents and visitors in a predominantly multi-tenancy ‘main street’ form with a
strong relationship between indoor and outdoor spaces...
Major Centre Zone Code
(i) Higher density living in mixed- use developments provide for diversity in housing choice,
reduced commuting pressures and create activated streets in a safe environment with
opportunities for both day and night time casual surveillance.
(l) Development creates vibrant and safe activity centres, with attractive and functional
buildings and streets with integrated high amenity landscaping, open space and public
places.
(p) Development is well designed reflecting a subtropical; 'Noosa' style with emphasis on
indoor and outdoor connections, variety in façade treatment through articulation and
materials, creation of shade on public spaces and landscaping around sites and on
buildings…
The site is also designated as
‘Key Corner’ as per the Noosa
Junction Framework and
Character Plan. Key Corners
are defined as sites that make
(or have the potential to
make) a significant
contribution to the built form
character and experience of
Noosa Junction. Any new
built form should positively
address the corners, be
active and inviting (be
‘friendly’), with roof forms,
windows and door openings
to reflect the character and
orientation.
Figure 4 – Noosa Junction Framework and Character Plan. Subject site identified with red
perimeter (Source: Noosa Plan)
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2.2 Surrounding land uses
Table 2: Surrounding land uses
Surrounding land uses
North Multiple dwellings on the opposite corner and short term accommodation beyond that
development along Noosa Drive. Further along the northern side of Bottlebrush Ave are
a mix of older and redeveloped residential developments.
South Shop tenancies fronting Noosa Drive consisting primarily of food and drink offerings all
the way along to the intersection of Sunshine Beach Road and Noosa Drive.
South This is the southern side of Bottlebrush Ave where large commercial development exists
east which offer office, health care and some Government services.
West Opposite the site to the west is ‘Koala’s’ backpackers zoned Tourist accommodation.
2.3 Background
On 16 February 2023, a Prelodgement meeting was held with Council and the notes are attached to
this application. The notes reference the original carparking credit for the site under TPC 578 and
indicate that an Infrastructure agreement could be a solution for any carparking deficiency.
Please note that a search of council records and prior approvals suggest there are 3 car
parking credits for this site (TPC 578). Depending on what numbers are provided for on site,
it may be appropriate to accept an infrastructure agreement for the balance car parks.
However, this would need to be determined by council officers at the time of submission of
the application. At the very least ensure the required on-site parking numbers are provided
for residential uses.
It should be noted that the basement entry has been shifted to incorporate Councils streetscape
concepts and in accordance with the pre-lodgement notes advice.
Figure 5 – Preliminary Council Design Drawings – Noosa Dr crossing investigations.
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3.0 Proposed development details
The design incorporates a basement for cars, ground floor commercial, with 2 upper levels and a
roof terrace for the 6 small dwelling residential units. The proposal offers the following key design
considerations:
6 x small dwellings each less than 100m² over 2nd and 3rd floor levels;
Food and drink outlet (171m2) with outdoor dining fronting Noosa Dr;
Office space (109m2) with some outdoor dining and break out area fronting Noosa Dr;
3 storey proposal, with emphasis on friendly pedestrian scale outcome at street level;
Horizontal bands expressed in concrete which continue around the corner;
Corner café facing Noosa Drive not Bottlebrush Ave;
Transparency to both street frontages;
Significant soft landscaping to the Bottlebrush frontage;
Roof terrace to reduce bulk of the roof form for residential use only;
Domestic style presentation to the upper levels and a commercial feel to the ground level
where the Office space and Food and drink uses are proposed;
Perimeter privacy planting to all the upper levels and integration with the streetscape
landscaping;
Basement entry to the south of the proposed raised pedestrian crossing;
Central lift core accessible from the basement and the units;
Residential units include meaningful balcony areas accessible from open plan lounge/kitchen
areas;
Commercial amenities and service area located to the rear of the site at grade; and
High level glazing throughout office space to ensure quality of space.
Table 3: Summary of development aspects
Material change of use
Building height 13.7m – to lift shaft overrun - main roof line
9.75m to 12.45m across the frontage with Noosa Dr
Gross Floor Area (GFA) Food and Drink Tenancy 1 = 171m² (use area 138m² for car parking)
Office Tenancy 2 = 109m²
Unit 1 – 96.5m²
Unit 2 – 95.5m²
Unit 3 - 100m²
Unit 4 - 86m²
Unit 5 – 95m²
Unit 6 – 96.5m²
Total = 849.5m²
Car parking 3 commercial spaces
1 delivery bay
6 residential spaces
Total - 10 spaces
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LEVEL T-GFAPUN PIE TTL LEVEL 2 -GFAPLAN Figure 6- Proposal Plans 7 Page 9 of 18
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4.0 Planning assessment
4.1 Architectural Statement
The site is identified as a key corner on the Noosa Junction Framework and Character Plan which
requires buildings incorporate architectural and landscape treatments. The design emphasises the
corner location and incorporates building materials including articulate roof forms, changes in
materials and variations in projected and recessed elements and facades.
The building comprises a palette of natural materials featuring timber battening and vertical
aluminium architectural screens. The awning is a sweeping, strong horizontal expression that unifies
the building and celebrates the corner. Extensive glazing is incorporated into the design with
overhangs and recesses to emphasise light and shadow projections. The podium landscaping and
active balconies also contributes to an attractive streetscape character for this important key corner.
The Food and Drink outlet and office on the ground floor is positioned to take advantage of the corner
outlook, whilst also being sunk into the landscaping and fencing to ensure noise is contained within
the site and activate Noosa Dr (not Bottlebrush Ave). All balconies and outdoor dining areas have a
north facing orientation, providing winter sun and summer shade.
The development respects the scale of surrounding vegetation by providing variation through
articulation, texture and detailing. The design also incorporates large open balconies with vegetated
semi-open balustrades in accordance with the built form requirement of the Local Plan code. The
proposed development contributes to the establishment of attractive streetscapes to enhance the
character of Noosa Heads.
Figure 7 – Proposed built form renders along Noosa Dr and Bottlebrush Ave
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4.2 Compliance with Code requirements
The following table details compliance against the key quantifiable key development requirements,
with further discussion against the relevant Performance Outcomes provided thereafter.
Table 4: Key development parameters assessment
Lot size 547m²
Parameter Requirement Proposal Compli
ance
Height 12m and 3 storeys Main building – 11.3m Y
Planters on roof terrace = 12.4m PO
Lift overrun – 14.3m
4 storeys in part
Plot Ratio 1.9:1 (1,039m2) 1.55:1 (849.5m²) Y
Setbacks Noosa Drive and Bottlebrush Ave Noosa Drive
- 3m (1st and 2nd floor) Basement: 0m PO
- 5m (3rd floor)
1st storey: 2m PO
2nd storey: 0m PO
3rd storey: 0 m PO
Roof terrace: 8.2m Y
Bottlebrush Ave
Basement: 0m PO
1 storey: 1.8m PO
2nd storey: 3m Y
3rd storey: 3m PO
Roof terrace: 7.5m Y
Rear & Sides
Rear & Sides
- 0.0m
0.0m Y
Landscaping - 10% of site area (54m2), minimum Ground Floor = 58m2 (on site)
landscaped area (including dimension 2m
landscaped buffer areas, Road reserve = 145m2
landscaped building setback
and landscaping) means part
of a site comprising
First Storey = 30m2
predominantly soft
landscaping and set aside for
the purposes of enhancing or
Second Storey = 2m2
protecting the amenity of the
site. The term includes the Roof Top = 136m2
areas occupied by bicycle
racks, swimming pools or - Avg. 2m setback to Bottlebrush Ave
ponds and garden paths, but Total = 371m2
does not include impervious
surfaces such as driveways, - Road reserve landscaping consistent
vehicle access lanes, vehicle
parking and manoeuvring with streetscape theme and outdoor
areas, waste storage areas,
and the like
dining area treatment -Bottlebrush Ave avg. 2m setback
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- Pathway width min 3.0m - See landscape plan material palette
- 2 street trees per 8m
- Pathway width 3.0m
- street trees
Waste Enclosed waste storage areas Bin storage for all uses on site are located
Storage/Manag within the building on ground level. They are
ement easily accessible for users of the building and
situated for convenient kerb side collection to
Bottlebrush Ave.
Refer to the Waste management plan as
submitted in the application material.
Streetscape/ Ground floor uses have at least 50% The ground floor uses have open and Y/PO
Design transparent glazing to shopfronts to transparent shopfront by way of the design
create active street fronts. and engage with the Noosa Dr frontage, while
being sensitive to the Bottlebrush Ave
Outdoor areas orientated away from frontage where residential uses are located
sensitive land uses opposite. The outdoor dining space
Ground floor has minimum 3.5m floor to associated with the proposed restaurant is
ceiling height. located on the Noosa Drive frontage and
surrounded by landscaping which provides an
Includes covered pedestrian entrances inviting active frontage which complements
to premises; the proposed building and streetscape.
Incorporates outdoor dining or The proposed food and drink and office space
landscaped areas; have a floor to ceiling height of 3.25m in lieu
provides variation and vitality in setback of 3.5m as required by AO6 of the Business
alignment; Activities Code. PO6 seeks that the floor to
ceiling height is flexible enough to
accommodate a range of business activities.
The proposed floor to ceiling height is
considered appropriate to accommodate a
range of business uses.
The building design is interesting and
responds to the corner lot. It utilises an
excellent mix of materials, textures, lines and
planes and balconies at each storey. Large
overhangs provide all weather protection to
users of the building for all uses.
Parameter Requirement Proposal Compli
ance
Sustainable orientation, permeable and responsive Complies – refer to assessment below Y
Building to the environment.
Design There is minimal landscaping associated with
Water storage - (AO2.1) the development and no onsite rainwater
storage is proposed. N
a minimum 3,000 litres of rain water
storage is provided per dwelling and
reused for non-potable purposes and
incorporated into a stormwater
management plan for the development.
Pedestrian and Development is designed to encourage An upgrade to footpath along both street Y
cycle walking and cycling wherever possible frontages is proposed with new verge
infrastructure over the use of private vehicles. planting. Space for bike racks can be
provided for on site.
Hours of 6am to 10pm and 12am Friday/Saturday 6am to 10pm (outside)* Y
Operation for Food and Drink Outlets
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*Note the acoustic report allows further indoor
times and times of operation are subject to
this reporting.
Parking Food and Drink Outlet Food and Drink Outlet PO
- 1 per 20m2 excluding kitchen (7.8 156m2 (excluding kitchen, inc outdoor dining)
spaces) = 1 space
Office Office
- 1 per 30m2 (3.6) 107m2 = 1 space
Small Dwellings Residential
1 per 2 brm dwelling (6) + 1 visitor 6 +1 visitor space
Total = 19 spaces required Total provided = 9 spaces provided
+
1 service vehicle
Credits = 3
Total = 13
Bicycles 1 bicycle bay per 50m2 (9) 3 spaces in basement PO
Motorcycles 1 bay per 100m2 (3) and 3 for residential 2 provided in the basement PO
Signage The maximum signface area of any Each sign will be compliant with the 4m2 and Y
single sign does not exceed 4m2 on any 10m2 local law requirements.
face;
The maximum combined signface area
of all signs on the premises is 10m2
4.2.1 Setbacks
The relevant Performance Outcomes pertaining to setbacks are outlined below.
PO19 Buildings and other structures are appropriately designed and sited to:
provide for users of the premises as well as preserve the visual and acoustic amenity of
adjoining and nearby properties;
provide adequate distance from adjoining land uses;
allow space for required vehicle parking;
preserve any existing vegetation that will buffer the proposed building;
allow for landscaping to be provided between buildings;
maintain the visual continuity and pattern of buildings and landscape elements within the
street; and
avoid large areas of continuous wall planes by varying the building setbacks and using
appropriate techniques to provide visual relief.
Although the basement and all storeys do not meet the relevant setback requirements as specified
in the Acceptable Outcomes, the building is well orientated and responds to the corner and both
frontages of Bottlebrush Ave and Noosa Drive. It is oriented in such a way that it preserves the visual
and acoustic amenity of residents in Bottlebrush Ave without the building turning its back on
Bottlebrush Ave.
The proposed residential uses correspond and interact with residential uses opposite the site with
suitable landscape buffering on all levels to assist in softening the built form and offering privacy to
users of the site and across the road. Zero setbacks are incudes to adjoining uses (side boundary),
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which is allowed under Noosa Plan and it is noted the proposed uses interact with both street
frontages.
The proposed building respects the scale of surrounding sites by providing variation through
articulation, texture and detailing through the use of materials, generous and varied roof overhangs.
The design is considered to complement recently approved development on Bottlebrush Ave and
existing and varied development forms in the Junction area – consistent with the corresponding
Performance Outcomes. It is also noted, the adjoining property No 77 is built to the Noosa Drive
front boundary with significant awnings within the road reserve. The further detailed renders below
demonstrate how the building presents to both street frontages.
Figure 8 – Detailed presentation to Noosa Dr and Bottlebrush Ave
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4.2.2 Height
The proposed building is well under the allowable height limit of 12 metres, with minimal structures
such as the lift/stair overrun and planters encroaching on the height limit. The planters encroach
marginally above the height limit, while the lift/stair overrun is at height of 14.3 metres. The section
plan shows the building is partly 4 storeys, in lieu of 3 storeys allowed under Noosa Plan.
The relevant Performance Outcomes PO16 seeks for buildings to meet the following:
are low rise and have a visual bulk and architectural scale consistent with structures on
adjoining or nearby land;
have the following maximum building height:
o for Noosa Junction three storeys;
o for the Noosa Business Centre two storeys, except a gateway site or a mixed-use
building incorporating a residential use which may be three storeys.
do not visually dominate the street, surrounding spaces or the existing skyline; and
preserve the amenity of surrounding premises including privacy, views and access to
sunlight.
Figure 9– Structures over 12m
The lift/stair overrun is approximately 19m2 centrally located on the roof top terrace, with the long
side running east west. Due to the positioning on the roof and the slope of the land, it is unlikely
there will be any impacts on surrounding premises regarding privacy, views or overshadowing.
With regard to the building being partly 4 storeys when viewed from Noosa Drive, the basement
section (access to the site) partly presents as an undercroft and there are planters and balconies on
all levels to Noosa Drive, which soften the building and provide varied depth to the building. An
inviting curved stair case to the commercial tenancies complements the façade and integrates with
the street.
The development proposes frontage works that include improved pedestrian access, landscaping
and outdoor dining, which will enhance the Noosa Drive and Bottlebrush frontages.
4.2.3 Acoustics
An Acoustic report has been submitted prepared by Acoustic Works recommending glazing to the
restaurant use, outdoor dining hours and an acoustic barrier along the northern boundary (adjacent
the outdoor dining area). The report also analyses the impact on proposed residential uses
recommending glazing thickness of 10.38mm achieving a minimum Rw35 and use of the outdoor
area after 10pm.
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4.2.4 Parking
Council provided written advice confirming the credit of 3 parking spaces for the site paid by way of
contribution. The Prelodgement meeting notes confirm some credit will be considered in the
assessment of any new development over the site. Of the 19 spaces required for the proposed
development, 10 spaces are provided onsite and 3 spaces have been credited to the existing
development. The resultant credit for the site is 13 spaces with 6 spaces required to be paid byway
of an infrastructure agreement.
Considering the carparking credits already paid, public transport facilities in the vicinity, the adjoining
large Council parking lot adjacent the site and the employee parking spaces provided – sufficient
carparking is provided for the likely number of users consistent with Performance Outcome O6 of
the Driveways and Parking code.
Two (2) motorcycle spaces and 3 bicycle parking bays are provided within the basement. Although
this does not meet the minimum 9 bicycle and 4 motorcycle bays required, there is ample provision
within the street frontages for additional bicycle racks to be provided as part of new street furniture,
while Council has been transitioning parking bays within Hastings St and Sunshine Beach Rd for
motorcycle parking. Considering the likely users of the site and parking in the vicinity of the site
(including the bus station) the development provides for sufficient motorcycle and bicycle parking for
the likely number of users and location.
All required car spaces for the residential use are proposed, but there is a shortfall in commercial
spaces. Refer to the TTM assessment with regard to carparking, motorcycle and bicycle generation.
4.3 Sustainable Building Design Code
The design includes large balconies and windows with open access to the north providing excellent
cross ventilation opportunities from all aspects to all habitable spaces connecting indoor and outdoor
spaces within the design. The development interacts with the street frontage with large overhangs
conducive to passive sub-tropical design.
All floor to ceiling heights are 3.25 metres (exception basement at 2.7m) and a mix of landscaping
is proposed on all levels which complement both street frontages. The proposal is therefore
considered to comply with PO8 of the Code.
4.4 Engineering and Servicing
Ballow Shelley Consulting Engineers provide plans addressing the engineering requirements:
- Driveway Access Plan
o 6mwide crossover, well clear of the future upgrade to the pedestrian crossing in Noosa
Drive;
o Footpath to both street frontages and kerb ramp to Bottlebrush Ave; and
o Basement cross section
A transport engineering assessment has also been prepared by TTM Consulting which provides
access, parking, traffic and vehicle movement details, with supporting diagrams. The development
proposes a primary access onto Noosa Drive and a secondary accessway for service vehicles onto
Bottlebrush Avenue. The primary access will be used by residents and patrons of the site. The
primary access is proposed as a left-in left-out movement, located on the existing pedestrian
crossing on Noosa Drive. The proposed driveway conforms with AS2890.1 and service vehicles
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access and drop off from Bottlebrush Ave. The report includes Vehicle sweep paths within the
basement area and concludes:
The car parking layout and dimensions have been assessed against relevant design criteria
and are found to be generally compliant or satisfactory. The proposed queuing and
manoeuvring arrangements for parking spaces are acceptable. Bicycle parking provision for
residential and commercial use is addressed, and the layout is adjusted to meet Council and
AS2890.3:2015 requirements. Servicing arrangements, including waste management and
refuse collection, are also satisfactory. Regarding traffic generation, the proposed
development is expected to generate a low additional traffic volume of 6 vehicle trips per hour
(in/out) during peak hours. This increase is not likely to have significant impacts on the
surrounding road network, especially considering the left-in/left-out access arrangement.
A Stormwater Management Plan has been prepared by Barlow Shelley Consulting Surveyors and
details stormwater quality management of the proposed development and the construction phase
and concludes:
The proposed development is exempt from meeting stormwater quality treatment targets,
with Non-worsening of stormwater flows to the street.
Peak stormwater flow rates were calculated and found to be comparable to the existing
development. The 1-Year ARI is limited, because of the limited scale of the development,
and relatively high fraction impervious of the existing property.
The proposed development will be provided with a Lawful Point of Discharge being a newly
constructed kerb inlet pit in Noosa Drive.
In summary, stormwater leaving the site will be buffered by landscaped areas, and discharge
to a Lawful Point of Discharge.
The plans demonstrate general compliance with the works codes, subject to further Operational
Works detailed assessment. Although part of the site is mapped within the Moderate Landslide
Hazard Area Overlay, the existing topography has been modified to allow for the carparking area.
The proposed redevelopment and new car park area will address the stability of the site (including a
geotechnical comment of the footing design).
5.0 State assessment and other matters
5.1 State interests
5.1.1 Matters established in the Planning Regulation
There are no relevant matters applicable to the application.
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 (not applicable to this application). The site is not affected by the erosion prone area and the
SPP.
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6.0 Conclusion
This application seeks a Development Permit for Material Change of Use for Food & Drink Outlet,
Shop and Office and Multiple Dwelling Units (small dwelling units x 6 (2 brms)) at 2 Bottle Brush Ave,
Noosa Heads. The proposal is Code assessable development under The Noosa Plan.
The assessment finds the proposal respects the existing development approval and generally meets
the relevant statutory instruments including The Noosa Plan, subject to the following reasons:
The development is of a high design quality, incorporating low rise contemporary sub-
tropical building and landscape design that emphasises the casual, outdoor lifestyle
reinforcing the Major Activity Centre of Noosa Junction; and
The proposal is well designed reflecting a subtropical; 'Noosa' style with emphasis on indoor
and outdoor connections, variety in façade treatment through articulation and materials,
creation of shade on public spaces and landscaping around sites and on buildings.
The proposed development contributes to the establishment of attractive streetscapes to
enhance the character of Noosa Heads.
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.
Example of a development condition—
a development condition that affects the way the development is carried out, or the management of uses
or works that are the natural and ordinary consequence of the development, but does not have the effect
of changing the type of development applied for
The assessment finds the development generally complies with the Outcomes of the applicable
codes. The Assessment Manager’s favourable consideration of the above development application
is therefore recommended.
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