Original source · versioned page text
Town Planning Report
TOWN PLANNING REPORT
CODE ASSESSABLE
DEVELOPMENT APPLICATION
MATERIAL CHANGE OF USE
FOR
ROOMING ACCOMMODATION
UPON LAND AT
23 BOTTLEBRUSH AVENUE, NOOSA HEADS
LOT 140 ON RP88934
ON BEHALF OF
JOHN HAINES
OUR REFERENCE: 240930
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalLog in to download the original (Town Planning Report.pdf)
Searchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of pages 2 to 90 (of 158)
Page 2
23 Bottlebrush Ave, Noosa Heads QLD 4567
PROJECT DETAILS
CLIENT: John Haines
PROJECT ADDRESS: 23 Bottlebrush Ave, Noosa
TPA PROJECT NUMBER: 240930
TPA PROJECT CONTACT: Cheri Hill/ Adam Robson
TOWN PLANNING ALLIANCE CONTACT DETAILS
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA Q 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227
Postal: PO Box 7657 EAST BRISBANE Q 4169
E: [email protected] W: www.tpalliance.com.au
DOCUMENT CONTROL
VERSION DATE AUTHOR VERSION DESCRIPTION REVIEWED BY
1 08/05/2025 MC Draft CH
2 28/05/2025 AR Final CH
Distribution
NO. OF COPIES VERSION # DESTINATION
1 2 Town Planning Alliance Pty Ltd
1 2 Sunshine Coast Council
1 2 John Haines
© Town Planning Alliance Pty Ltd | 2025 2
2
Page 3
23 Bottlebrush Ave, Noosa Heads QLD 4567
TABLE OF CONTENTS
1 EXECUTIVE SUMMARY ............................................................................................... 4
2 PROJECT OVERVIEW .................................................................................................. 5
3 BACKGROUND & SITE CHARACTERISTICS .................................................................... 6
3.1 Site Details .................................................................................................................... 6
3.2 Location ........................................................................................................................ 6
3.3 Site History ................................................................................................................... 7
3.4 Site Characteristics ........................................................................................................ 8
4 PROPOSAL ................................................................................................................. 9
4.1 Development Overview ................................................................................................. 9
4.2 Building Height............................................................................................................ 10
4.3 Setbacks ..................................................................................................................... 10
4.4 Site Cover and Plot Ratio ............................................................................................. 17
4.5 Landscaping & Tree Retention ..................................................................................... 19
4.6 Access, Parking & Servicing .......................................................................................... 23
4.7 Infrastructure & Stormwater Management .................................................................. 24
5 TOWN PLANNING FRAMEWORK .............................................................................. 25
5.1 State Government ....................................................................................................... 25
5.2 Local Government ....................................................................................................... 25
6 CONCLUSIONS ......................................................................................................... 28
7 APPENDIX 1 – CODE ASSESSMENT ............................................................................ 29
© Town Planning Alliance Pty Ltd | 2025 3
2
Page 4
23 Bottlebrush Ave, Noosa Heads QLD 4567
1 EXECUTIVE SUMMARY
This report is submitted on behalf of John Haines in support of a development application seeking a
Material change of use (Development permit) for Rooming accommodation (workers
accommodation) upon land at 23 Bottlebrush Avenue, Noosa Heads Qld 4567, formally described as
Lot 140 on RP88934.
This report addresses all relevant town planning requirements associated with the current proposal
with regards to the provisions of the Noosa Plan 2020, and the Planning Act 2016.
The proposal seeks to deliver a Rooming accommodation development comprising 16x 1 bed/1 bath
‘units’. The development comprises a three (3) storey built form with a gross floor area (GFA) of 364m2
and site cover of approximately 51% complemented by 183m2 (36%) of landscape cover. The proposal
provides for a total of six (6) car parking spaces, six (6) motorcycle parks, and nine (9) bicycle parking
spaces.
Under the Noosa Plan 2020, the subject site is identified within the High density residential zone and
is situated within the Noosa Heads Local Plan Area, just outside the Noosa Junction Framework area.
The proposed development is identified as being consistent with the intent of the High density
residential zone. Notably, the relevant overall outcomes for the High density residential zone seek:
The distinct look and feel of existing residential neighbourhoods is retained, and development
makes a positive contribution to the streetscape by maintaining the predominant character of
the area and providing well designed buildings and landscaping.
New uses are located, designed and managed to be compatible with surrounding uses.
Development caters for both the current and projected demographic, economic and social
profile of the area, including one and two-person households, households on low to moderate
incomes and residents with reduced mobility.
In addition to the above, it is noted that the relevant overall outcome for the Noosa Heads Local plan
seeks:
Housing specific to the needs of students and hospitality workers is provided in or within
proximity of Noosa Junction.
In view of the above, the proposed development aims to deliver a land use and built form outcome
that is consistent with the intent of both the High Density Residential Zone and the Noosa Heads Local
Plan. It responds directly to the identified need for critical worker accommodation by providing well-
located housing within close proximity to Noosa Junction. Simultaneously, the built form has been
thoughtfully designed to integrate with the surrounding residential context, respecting the
established neighbourhood character and ensuring a high standard of urban design and amenity.
Overall, the proposal is identified as meeting the relevant requirements of the Noosa Plan 2020. As
such, the application should be approved subject to reasonable and relevant conditions.
© Town Planning Alliance Pty Ltd | 2025 4
2
Page 5
23 Bottlebrush Ave, Noosa Heads QLD 4567
2 PROJECT OVERVIEW
Applicant Name John Haines
Site Address 23 Bottlebrush Avenue, NOOSA HEADS QLD 4567
Real Property Description Lot 140 on RP88934
Area of Site 506m2
Local Government Area Noosa Shire Council
Zone High Density Residential
Local Plan Noosa Heads Local Plan
Proposed use as defined in
Rooming Accommodation
Planning Scheme
Overlays Landslide Hazard Overlay – Moderate Hazard Area
Material Change of Use
Gross Floor Area 364m2 Site Cover 51%
Details of proposal
Building Height 12m No. Storeys 3
No. Units 16 No. Car parks 6 spaces
Type of Approval Requested
Aspects of
Preliminary Development
Development
Approval Permit
Application type
Material Change of Use
Reconfiguration of a Lot
Building Work
Operational Work
Level of Assessment Code Assessable
Public Notification N/A
Pre-lodgement /
N/A
Consultation history
Agency Concurrence/Advice
Referral agencies
N/A N/A
Architectural Plans prepared by Studio Workshop Architects
Landscape Concept Plan prepared by LAUDink
Specialist reports provided Civil Engineering Report by MPN Consulting Engineers
Geotechnical Investigation by PTG Consulting
Traffic Engineering Report by Qtraffic Engineering Consultants
Applicant Contact Cheri Hill / Adam Robson
Applicant Email [email protected]
© Town Planning Alliance Pty Ltd | 2025 5
2
Page 6
23 Bottlebrush Ave, Noosa Heads QLD 4567
3 BACKGROUND & SITE CHARACTERISTICS
3.1 Site Details
Site address: 23 Bottlebrush Avenue, NOOSA HEADS QLD 4567
RPD: Lot 140 on RP88934
Site area: 506m2
Zone: High Density Residential
Figure 1: Aerial Imagery
3.2 Location
The subject site is located upon land at 23 Bottlebrush Avenue, Noosa Heads Qld 4567, formally
described as Lot 140 on RP88934 with a frontage of approximately 15.5m. The site is well-located
directly adjacent to the Noosa Junction centre area and a number of surrounding community and
centre facilities.
The site is located within the High density residential zone and is surrounded by a mix of Major centre,
low density residential, Community facilities and Tourist accommodation zoning designations.
© Town Planning Alliance Pty Ltd | 2025 6
2
Page 7
23 Bottlebrush Ave, Noosa Heads QLD 4567
Figure 2: Subject Site and Surrounding Zoning
Further to the above, while the subject site is just outside the bounds of the Noosa Junction
Framework and Character Plan, it is highlighted that the sites across the road are identified as a key
development site (council car park) and will be benefited by dedicated key pedestrian/cycle links.
Figure 3: Noosa Junction Framework & Character Plan, Subject Site - Red Star
3.3 Site History
An overview of the relevant application history for the subject site is detailed below:
MCU20/116 – Material Change of Use – Multiple Dwelling (5 Small Dwelling Units)
On 7 October 2021, Noosa Council resolved to approve a development application, subject to
conditions, for a Multiple dwelling (5 units) upon the subject site. The approved development
© Town Planning Alliance Pty Ltd | 2025 7
2
Page 8
23 Bottlebrush Ave, Noosa Heads QLD 4567
comprised a building height of four (4) storeys, measuring 12 metres and involved reduced side and
rear setbacks.
Figure 4: Approved Development
3.4 Site Characteristics
The subject site comprises a single allotment with an area of 506m2. The land is currently occupied by
a single two (2) storey residential dwelling which will be removed upon the development of the site.
Vegetation
The subject site is devoid of any significant vegetation. Notwithstanding, the proposed development
seeks to retain vegetation and trees where possible.
Infrastructure
The subject site is located within a well-established area and therefore has adequate access to all
necessary services, including Council’s reticulated water supply, electricity, sewer,
telecommunications and transport.
Access
Access to the site is achieved to Bottlebrush Ave.
Flooding
Upon review of Council’s City Plan mapping, it is noted the subject site is not susceptible to flooding
from any source.
Topography
The site slopes downwards towards the frontage and is captured within the Landslide hazard overlay
map. Accordingly, a geotechnical investigation report has been prepared as part of this application.
Easements & Encumbrances
The subject site does not benefit from and is not burdened by any established easements,
encumbrances or covenants that may impact upon the proposed development.
© Town Planning Alliance Pty Ltd | 2025 8
2
Page 9
23 Bottlebrush Ave, Noosa Heads QLD 4567
4 PROPOSAL
This report is submitted on behalf of John Haines in support of an application seeking a Material
change of use (Development permit) for Rooming accommodation upon land at 23 Bottlebrush
Avenue, Noosa Heads Qld 4567.
4.1 Development Overview
The proposal seeks to deliver a Rooming accommodation development comprising 16x 1 bed/1 bath
‘units’. The development comprises a three (3) storey built form with a gross floor area (GFA) of 364m2
and site cover of approximately 51% complemented by 183m2 (36%) of landscape cover. The proposal
provides for a total of six (6) car parking spaces, six (6) motorcycle parks, and nine (9) bicycle parking
spaces.
Each of the proposed units will be provided with shower and bathroom facilities, with the
development providing for a single communal kitchen, laundry and breakout/outdoor courtyard
spaces.
Figure 5: Proposed Development - Perspectives
The proposed development is identified as being consistent with the intent of the High density
residential zone. Notably, the relevant overall outcomes for the High density residential zone seek:
The distinct look and feel of existing residential neighbourhoods is retained, and development
makes a positive contribution to the streetscape by maintaining the predominant character of
the area and providing well designed buildings and landscaping.
New uses are located, designed and managed to be compatible with surrounding uses.
Development caters for both the current and projected demographic, economic and social
profile of the area, including one and two-person households, households on low to moderate
incomes and residents with reduced mobility.
© Town Planning Alliance Pty Ltd | 2025 9
2
Page 10
23 Bottlebrush Ave, Noosa Heads QLD 4567
In addition to the above, it is noted that the relevant overall outcome for the Noosa Heads Local plan
seeks:
Housing specific to the needs of students and hospitality workers is provided in or within
proximity of Noosa Junction.
In view of the above, the proposed development aims to deliver a land use and built form outcome
that is consistent with the intent of both the High Density Residential Zone and the Noosa Heads Local
Plan. It responds directly to the identified need for critical worker accommodation by providing well-
located housing within close proximity to Noosa Junction. Simultaneously, the built form has been
thoughtfully designed to integrate with the surrounding residential context, respecting the
established neighbourhood character and ensuring a high standard of urban design and amenity.
4.2 Building Height
In accordance with AO5.1 of the High density residential zone code, the subject site is afforded a
maximum building height of 12 metres. In addition, it is noted that PO5 prescribes a maximum height
of three (3) storeys for the subject site.
The proposed development seeks to respond to the site’s sloping topography, providing a basement
car park that ‘cuts’ into the site whilst ensuring that the entirety of the building maintains a maximum
height of three (3) storeys at any points, with the built form kept well below the applicable 12m height
limit as illustrated below.
Figure 6: Proposed Development - Site Section
4.3 Setbacks
The proposed development has been designed to deliver a built form siting arrangement that
appropriately reflects the character of Bottlebrush Avenue whilst simultaneously seeks to maximise
land use efficiency. A breakdown of the proposed setbacks for the development is outlined as follows:
© Town Planning Alliance Pty Ltd | 2025 10
2
Page 11
23 Bottlebrush Ave, Noosa Heads QLD 4567
4.3.1 Frontage Setbacks
The proposed development seeks performance outcomes for the frontage setbacks as detailed below:
Setback Height Requirement Proposed (OMP)
Frontage First and second storey 6.00m 4.67m
Third storey and thereafter 10.00m 9.51m
Notwithstanding, it is highlighted that the portion of the building encroaching within the applicable
setback’s is limited to architectural elements and features, with the significant majority of the frontage
façade achieving compliant frontage setbacks as illustrated below.
Figure 7: Level 1 Frontage Setback Figure 8: Level 2 Frontage Setback
Figure 9: Level 3 Frontage Setback
In view of the limited setback encroachment, as illustrated above, the proposed development is
considered to deliver an appropriate streetscape outcome that promotes high levels of amenity and
will not result in any overbearing or dominance of the street. Moreover, it is highlighted that the
proposed development involves the retention of the large mature eucalyptus trees at the southern
© Town Planning Alliance Pty Ltd | 2025 11
2
Page 12
23 Bottlebrush Ave, Noosa Heads QLD 4567
portion of the site’s frontage, thereby providing significant screening and amelioration benefits for
the site.
Figure 10: Retained Eucalyptus Tree/s
4.3.2 Side Setbacks
The proposed development seeks to deliver largely compliant side setbacks with the exception of the
level 1 planter boxes and a small portion of level 3. A breakdown of the proposed setbacks is detailed
below:
Setback Height Requirement Proposed
North (Side) Up to 4.50m 1.50m 0.80m (Planter)
2.00m (wall)
4.50m to 7.50m 2.00m 2.00m (wall)
7.50m and above 2.00m plus 0.50m for every 3.00m above 2.00m (wall)
7.50m.
South (Side) Up to 4.50m 1.50m 2.00m (wall)
4.50m to 7.50m 2.00m 2.00m (wall)
7.50m and above 2.00m plus 0.50m for every 3.00m above 2.00m (wall)
7.50m.
Northern Boundary Planter Box:
With regards to the ground/level 1 planter boxes on the northern boundary, it is highlighted that the
portion of the planters constituting a structure is limited to a small portion towards the frontage, with
the remainder of the planter being set in, aligning with the existing natural ground level as illustrated
below.
© Town Planning Alliance Pty Ltd | 2025 12
2
Page 13
23 Bottlebrush Ave, Noosa Heads QLD 4567
Figure 11: Level 1 Planter Boxes
This planter box has been designed to comprise a series of screening shrubs that will provide screening
of the built form and assist in breaking up any perceived bulk of the building. Therefore, whilst the
portion towards the frontage as indicated below is over 2m in height (thereby constituting a structure),
the planter will provide a significantly improved outcome for the northern boundary interface that
integrates with the larger planter at the rear of the site.
Figure 12: Portion of Planter Subject to 1.5m Setback
© Town Planning Alliance Pty Ltd | 2025 13
2
Page 14
23 Bottlebrush Ave, Noosa Heads QLD 4567
Figure 13: Level 1 Landscape Concept Plan
Level 3 Side Setbacks:
While level 3 seeks to deliver side setbacks of circa 2.00m, it is highlighted that by virtue of the site’s
topography, the entirety of the building is retained below 10.50m in height (above NGL), therefore,
the proposed 2.00m level 3 side setbacks are identified as being compliant.
Figure 14: Proposed Section Plan
4.3.3 Rear Setback
With regards to the rear setback, is understood that AO9.1 seeks a 6.00m setback for the first and
second storey, and an 8 metre setback for the third storey and thereafter. As illustrated below, the
proposed development seeks a 6.00m rear setback.
© Town Planning Alliance Pty Ltd | 2025 14
2
Page 15
23 Bottlebrush Ave, Noosa Heads QLD 4567
Figure 15: Proposed Rear Setback
Whilst the proposed 6.00m setback may lend itself to a technical non-compliance on the
interpretation of where the third storey setback applies, it is highlighted that the building will present
as a two (2) storey form when viewed from the rear, thereby achieving an appropriate transition and
interface with the adjoining low density residential zone.
Figure 16: Proposed Rear Elevation
Further to the above, it is noted that the rear of the site is complemented by a large landscape area
that will be complimented by a series of feature trees and screening shrubs that will further assist in
providing a buffer for the site itself and the adjoining premises.
© Town Planning Alliance Pty Ltd | 2025 15
2
Page 16
23 Bottlebrush Ave, Noosa Heads QLD 4567
Figure 17: Proposed Landscape Concept Plan
In view of the above, the proposed development actively addressed PO9 of the High density residential
code as follows:
PO9
Buildings and structures are designed and sited to:
a) provide a high level of amenity to users of the subject site and adjoining premises, including
provision of visual and acoustic privacy;
The proposed development has been designed to optimise both internal and external amenity for
future occupants while minimising impacts on adjoining premises. Privacy is addressed through
strategic building articulation, the inclusion of screening elements such as planter boxes along the
northern boundary, and landscaping treatments that soften views and reduce potential overlooking.
Additionally, the limited extent of the built form encroaching into the setback areas ensures that
adjoining properties are not adversely affected by visual bulk or dominance.
b) not unreasonably obstruct views or cause overlooking of private open space or habitable
areas of adjoining premises;
The building maintains appropriate separation from neighbouring properties, and upper-level design
elements including the third storey have been carefully recessed and articulated to reduce potential
for overlooking. The overall height remains below 10.5m above natural ground level, which assists in
maintaining view corridors and reducing the development's visual prominence from surrounding
dwellings. Screening shrubs in the northern boundary planter box further mitigate overlooking to
adjacent private open space.
c) provide adequate distance from adjoining land uses;
The proposed development achieves sufficient separation distance to adjoining land uses in addition
to generous screen planting along the side boundaries.
d) preserve existing vegetation that will help buffer development;
© Town Planning Alliance Pty Ltd | 2025 16
2
Page 17
23 Bottlebrush Ave, Noosa Heads QLD 4567
The development retains several large mature eucalyptus trees located along the southern portion of
the site frontage. These existing trees provide natural screening and contribute to a softened
streetscape appearance, assisting in buffering the development from Bottlebrush Avenue. Their
preservation reflects a commitment to maintaining local character and enhancing visual amenity.
e) allow for space and landscaping to be provided between buildings including adequate area
at ground level for landscaping with trees, shrubs, outdoor living and utilities;
The design incorporates substantial ground-level landscaping areas, particularly to the rear and
northern side boundaries. Planter boxes along the northern boundary are designed not only for visual
screening but also to visually break up the building form. A landscaped area to the rear of the site
includes screening shrubs and feature trees, offering a high-quality green buffer and facilitating
outdoor living opportunities. These elements contribute positively to the site’s presentation and
functional amenity.
f) be consistent with the predominant character of the surrounding area; and
The proposed built form is responsive to the surrounding character of Bottlebrush Avenue through
the use of varied setbacks, architectural articulation, and integration of landscaping. Despite minor
encroachments into the setback envelopes, the overall siting maintains an appropriate scale and
rhythm consistent with the evolving urban character of the area. The façade treatment, recessed
upper levels, and landscape retention contribute to a balanced and contextually appropriate design.
g) protect the natural character and avoid adverse impacts on ecologically important areas
such as national parks, waterways and wetlands.
The site is not located within proximity to national parks, waterways, or identified ecologically
sensitive areas.
4.4 Site Cover and Plot Ratio
4.4.1 Site Cover
Pursuant to PO7 of the High density residential zone code, site cover is not to exceed 40% of the site
area. Whilst the proposed development seeks a site cover that technically equates to 51%, it is
highlighted that this percentage is inclusive of the development’s planter along the northern side
boundary, which equates to approximately 37.3m2 (or 7.4% site cover).
© Town Planning Alliance Pty Ltd | 2025 17
2
Page 18
23 Bottlebrush Ave, Noosa Heads QLD 4567
Figure 18: Proposed Site Cover
Figure 19: Landscape Planter Area Included In Above Site Cover
Therefore, when excluding the planter area, the resultant site coverage of the development is
approximately 43.6%, nominally exceeding the applicable site cover of 40%. Further, it is highlighted
that this number is taken as the ‘overall’ site cover of the development. Given that a significant portion
of the ground level and level 1 is ‘cut in’ below the natural ground level, it is noted that this site cover
value is largely limited to level 2 only, with level 3 having a small footprint area.
© Town Planning Alliance Pty Ltd | 2025 18
2
Page 19
23 Bottlebrush Ave, Noosa Heads QLD 4567
Figure 20: Subject Site Elevation
In view of the above, the proposed architectural vernacular, and abundant landscaping paired with
retained vegetation, the proposed development is considered to deliver a built form outcome that
retains the distinct look and feel of the existing residential neighbourhood and maintain a high level
of residential amenity.
4.4.2 Plot Ratio
Pursuant to PO8 of the High density residential zone code, development on sites up to 7,000m2 is
prescribed a plot ratio of 0.65:1. Accordingly, based on the subject site area of 506m2, this equates to
an available gross floor area (GFA) of 329m2.
Whilst the proposed development seeks to deliver a nominally higher GFA of 364m 2, as discussed
above it is noted that the configuration of the building and generous integration of landscaping
continues to support an appropriate outcome for the site. Moreover, whilst the proposed use of
Rooming accommodation does not constitute small dwellings, the development is designed to deliver
a small dwelling product. Thus, it is highlighted that if the development was to be comprised of the
technically defined small dwellings, the site would be afforded a plot ratio of 0.75:1, equating to a GFA
of 380m2. Therefore, given the resultant operation and perceived residential ‘intensity’ is considered
largely comparable, the proposed site coverage is considered appropriate for the subject site.
Moreover, it is highlighted that the existing development approval over the site involved a total FA of
378.7m2.
Accordingly, the proposed variations are considered to represent a well-resolved and performance-
based outcome that aligns with the strategic and local planning objectives of the Noosa Plan 2020.
4.5 Landscaping & Tree Retention
4.5.1 Landscaping
The proposed development provides for generous landscaping throughout the site comprised of a
series of planting areas in the frontage, planter boxes integrated throughout the built form, and a
large landscape area at the rear of the site.
© Town Planning Alliance Pty Ltd | 2025 19
2
Page 20
23 Bottlebrush Ave, Noosa Heads QLD 4567
Figure 21: Ground Level Landscaping
Figure 22: Level 1 Landscaping
Figure 23: Level 2 Landscaping
Pursuant to AO18.1 of the High density residential zone code, landscaping is sought to be provided to
a minimum of 40% of the site area, with 60% of this comprising soft landscaping. Whilst the
architectural plans note that the development proposes 36% of landscape cover, the proposed
development delivers a landscaping arrangement that positively supports a balance between natural
and built form elements. Notably, as illustrated above, the proposal incorporates a number of planters
throughout the built form in addition to a series of feature trees and screening shrubs along the site’s
rear and side boundaries.
© Town Planning Alliance Pty Ltd | 2025 20
2
Page 21
23 Bottlebrush Ave, Noosa Heads QLD 4567
Further to the above, it is highlighted that the proposed development supports the retention of the
existing large eucalyptus trees present in the verge. Therefore, whilst the proposed landscaping
represents a nominal shortfall in the calculated landscape area, the retention of the existing trees
paired with the meticulously designed planters and trees surrounding the courtyard area support a
high amenity outcome for the site, adjacent properties and the streetscape.
Figure 24: Retained Eucalyptus Tree/s
In view of the above, the proposed development is identified as achieving performance outcome PO18
as follows:
PO18
Development:
a) enhances liveability and promotes outdoor living and social interaction;
As detailed above, the proposed development provides for an outdoor courtyard area that is
complemented by a generous landscape area comprised of feature trees, groundcovers and screening
shrubs. In addition, the internal breakout areas are also complemented by landscape planters that are
supported by open air ventilation and building recesses. Thereby delivers an on-site outcome that
promotes outdoor living and social interaction.
b) contributes to the visual amenity and natural landscape character of the area;
The proposed landscaping arrangement and importantly, the retention of the large eucalyptus trees,
it considered to deliver a positive outcome to the local character and will actively contribute to the
ongoing visual amenity and natural landscape character of the area through delivering an architectural
design that respond’s to the site’s topography, capitalises on the site’s proximal location to Noosa
Junction and the intended high density residential outcome for Bottlebrush Avenue.
c) retains existing large trees where practicable;
© Town Planning Alliance Pty Ltd | 2025 21
2
Page 22
23 Bottlebrush Ave, Noosa Heads QLD 4567
As discussed above, the proposed development involves the retention of the large mature eucalyptus
trees at the southern portion of the site’s frontage, thereby will provide significant screening and
amelioration benefits for the site.
d) provides privacy between uses;
As noted above, the proposed landscaping provides for a series of screening shrubs along the side
boundaries that will assist in promoting privacy between uses and simultaneously support a balance
between natural and built form.
e) reduces the bulk and scale of development; and
Whilst the proposed landscaping represents a nominal shortfall in the calculated landscape area, the
retention of the existing trees paired with the meticulously designed planters and trees surrounding
the courtyard area support a high amenity outcome for the site that reduces the bulk and scale of the
development as perceived by adjacent properties and the streetscape.
f) conceals services, car parking and manoeuvring areas.
The proposed landscaping has been strategically configured to conceal the parking areas and services
where possible, particularly at the frontage planters which comprises a mix of screening shrubs,
softening feature shrubs and climbing species surround the booster. Moreover, the retention of the
existing street tree/s with further assist in concealment at the frontage.
4.5.2 Tree Retention
As discussed above, the proposed development involves the retention of the existing eucalyptus
tree/s present in the verge. This application will implement the same tree protection measures as
outlined in the existing development approval’s arborist approval. Particularly, as outlined in the
approved arborist report, a traditional tree protection zone (TPZ) approach is not achievable for this
site and therefore protection through an exclusion zone consisting of 1m high plastic orange mesh
barrier fencing will be implemented. In addition, trunk prevent comprises of geo fa/20mm thick
hessian and wooden battens strapped/taped to the tree’s trunk with a skirt over the buttress roots
will be utilised.
Figure 25: Tree Protection Measures
© Town Planning Alliance Pty Ltd | 2025 22
2
Page 23
23 Bottlebrush Ave, Noosa Heads QLD 4567
All protection measures will be established between the contractor and arborist prior to construction
and monitored as necessary.
4.6 Access, Parking & Servicing
4.6.1 Access
Vehicular access to the development is proposed via a driveway adjacent to the western site
boundary. This location has been selected to ensure the large gum tree within the verge on the eastern
boundary can be retained. The proposed driveway is 5.0m wide in accordance with the requirements
in Section 3.2.1 of AS2890.1 which specifies a width of 3.0m-5.5m for driveways fronting a local street
and having fewer than 25 spaces.
4.6.2 Parking
Table 9.4.1.4 in Council’s Driveways and Parking Code recommends the following car parking rate for
Rooming Accommodation:
a) one space for a manager in residence, if applicable; and
b) one space per two bedrooms
The application of the above parking rates to the proposed development (which comprises 16 x 1-
bedroom) and does not have an on-site managers residence, suggests a parking requirement of eight
(8) spaces. However, as detailed in A06.2 of the Driveways and Parking Code, motorcycle spaces can
be provided on site in lieu of required car parking spaces, at the following rates:
a) 2 motorcycle spaces provided for 0.5 car parking space; or
b) 4 motorcycles spaces provided per 1 car parking space; and
c) up to a maximum of 4 car parking spaces.
The applicant has provided eight (8) motorcycle spaces, which reduces the parking supply by two (2)
spaces.
4.6.3 Servicing
Servicing of the development is proposed via kerbside collection. This is consistent with the
arrangements at the majority of residential dwellings and smaller residential developments within the
area, and will avoid the need for service vehicles to reverse onto or off the site.
An appropriate rate for waste generation for these single rooms would be in the order of:
60L per unit for general (collected weekly); and
60L per unit for recycling (collected fortnightly).
Sixteen (16) rooms might generate in the order of:
960L or 4 * 240L wheelie bins for general; and
960L or 4 * 240L wheelie bins for recycling;
As shown in the plans included as Appendix A, there is adequate distance along the site frontage clear
of the proposed access driveway to accommodate the required number of wheelie bins for collection
© Town Planning Alliance Pty Ltd | 2025 23
2
Page 24
23 Bottlebrush Ave, Noosa Heads QLD 4567
(i.e. 8 bins). Overall, the proposed refuse collection arrangements are considered to be appropriate
given the nature and scale of the development.
4.7 Infrastructure & Stormwater Management
All urban services including reticulated water, reticulated sewer, electricity and telecommunication
services are provided on site. Stormwater quality and quantity will be managed onsite in accordance
with Council’s policies and standards. For further details, please refer to the Engineering Report and
the Stormwater Management Plan prepared by MPN Consulting.
© Town Planning Alliance Pty Ltd | 2025 24
2
Page 25
23 Bottlebrush Ave, Noosa Heads QLD 4567
5 TOWN PLANNING FRAMEWORK
5.1 State Government
5.1.1 Planning Act 2016 – Framework
The Planning Act 2016 which replaced the Sustainable Planning Act 2009 (SPA) on the 3 July 2017
provides the statutory planning framework for the State or Queensland.
The proposal will be assessed in accordance with the Development Assessment Rules under section
68(1) of the Planning Act 2016.
5.1.2 State Planning Policies
The State Planning Policy (SPP) came into effect on 3 July 2017 and expresses the State’s interests in
land use planning and development.
Part E of the SPP outlines the State interest policies and assessment benchmarks. The assessment
benchmarks are applicable to the assessment of development applications to the extent that the SPP
has not been identified in a Planning Scheme as being appropriately integrated.
The State Planning Policy July 2017 is identified as being appropriately integrated into the Noosa Plan
2020 and thereby no further assessment is required.
5.1.3 Referral Agency
As of 3 July 2017, the Department of State Development, Infrastructure and Planning launched the
State Assessment and Referral Agency (SARA). In accordance with the Planning Act 2016, a Referral
Agency is responsible for the assessment of development applications.
This application does not trigger any referrals under Schedule 10 of the Planning Regulation.
5.1.4 Shaping SEQ – South East Queensland Regional Plan 2023
The subject site is identified within the Urban Footprint designation of Shaping SEQ – South East
Queensland Regional Plan 2023 (Regional Plan). Land within the Urban Footprint is intended to
incorporate the full range of urban uses including housing, industry, business, infrastructure,
community facilities and other integral components of well-planned urban environments, such as local
areas for sport and recreation and urban open space. The proposed development is consistent with
the intent of the Regional Plan as it provides a residential use and provides further opportunities for
consolidated development within the urban footprint.
5.2 Local Government
5.2.1 Definition
The Noosa Plan 2020 defined Rooming accommodation as follows:
Rooming accommodation means the use of premises for—
a) residential accommodation, if each resident
i. has a right to occupy one or more rooms on the premises; and
ii. does not have a right to occupy the whole of the premises; and
© Town Planning Alliance Pty Ltd | 2025 25
2
Page 26
23 Bottlebrush Ave, Noosa Heads QLD 4567
iii. does not occupy a self-contained unit, as defined in the Residential Tenancies and
Rooming Accommodation Act 2008, schedule 2, or has only limited facilities available
for private use; and
iv. shares other rooms, facilities, furniture or equipment outside of the resident’s room
with one or more other residents, whether or not the rooms, facilities, furniture or
equipment are on the same or different premises; or
b) a manager’s residence, an office or providing food or other services to residents, if the use is
ancillary to the use in paragraph (a).
Pursuant to the above, this application seeks a Material change of use (Development permit) for
Rooming accommodation under the Noosa Plan 2020.
5.2.2 Level of Assessment
The site is identified within the High density residential zone of the Noosa Plan 2020, and is also
identified within the following overlays:
Landslide Hazard Overlay – Moderate Hazard Area
Pursuant to Part 5 of the Noosa Plan 2020, the proposed development triggers Code assessable
development on the following basis:
LEVEL OF ASSESSMENT
ZONE
High density residential zone
Pursuant Table 5.5.3 – Table of assessment High density residential, Rooming
accommodation is identified as been subject to code assessment. As such, this
Code assessment application will trigger a code assessable development application against the
applicable assessment benchmarks.
LOCAL PLAN
Noosa Heads Local Plan
Local plans do not vary the levels of assessment under the Noosa Plan 2020.
No change
Overlays
Landslide Hazard Overlay
Pursuant to Table 5.9.8 – Table of assessment Landslide hazard overlay, Rooming
accommodation where not in the Low density residential zone is subject to code
Code assessment assessment. As such, this application will trigger a code assessable development
application against the applicable assessment benchmarks.
As this application is to be assessed using the Code assessment procedures of the Development
assessment rules (DA Rules), public notification is not required.
5.2.3 Applicable Codes
In accordance with Part 5 of the Noosa Plan 2020, the proposed development is subject to Code
assessment. As such, the proposed development must be considered against the relevant assessment
© Town Planning Alliance Pty Ltd | 2025 26
2
Page 27
23 Bottlebrush Ave, Noosa Heads QLD 4567
benchmarks only, as stipulated by the scheme and the higher order provisions of the Planning Act
(identified within Section 5 above).
Accordingly, the following Noosa Plan 2020 codes have been identified as being the relevant
assessment benchmarks for the proposed development:
ASSESSMENT BENCHMARKS
Zone Codes High density residential zone code
Local Plan Codes Noosa heads local plan code
Development Codes Special residential code
Driveways and parking code
Earthworks code
Existing services code
Landscaping code
Prescribed Secondary Codes
Sustainable building design ode
/ Works Codes
Transport code
Water quality and drainage code
Waterways works code
Waste management code
The abovementioned applicable codes have been addressed in both Appendix 1 of this report.
© Town Planning Alliance Pty Ltd | 2025 27
2
Page 28
23 Bottlebrush Ave, Noosa Heads QLD 4567
6 CONCLUSIONS
This report is submitted on behalf of John Haines in support of a development application seeking a
Material change of use (Development permit) for Rooming accommodation (workers
accommodation) upon land at 23 Bottlebrush Avenue, Noosa Heads Qld 4567, formally described as
Lot 140 on RP88934.
This report addresses all relevant town planning requirements associated with the current proposal
with regards to the provisions of the Noosa Plan 2020, and the Planning Act 2016.
The proposal seeks to deliver a Rooming accommodation development comprising 16x 1 bed/1 bath
‘units’. The development comprises a three (3) storey built form with a gross floor area (GFA) of 364m2
and site cover of approximately 51% complemented by 183m2 (36%) of landscape cover. The proposal
provides for a total of six (6) car parking spaces, six (6) motorcycle parks, and nine (9) bicycle parking
spaces.
Under the Noosa Plan 2020, the subject site is identified within the High density residential zone and
is situated within the Noosa Heads Local Plan Area, just outside the Noosa Junction Framework area.
The proposed development is identified as being consistent with the intent of the High density
residential zone. Notably, the relevant overall outcomes for the High density residential zone seek:
The distinct look and feel of existing residential neighbourhoods is retained, and development
makes a positive contribution to the streetscape by maintaining the predominant character of
the area and providing well designed buildings and landscaping.
New uses are located, designed and managed to be compatible with surrounding uses.
Development caters for both the current and projected demographic, economic and social
profile of the area, including one and two-person households, households on low to moderate
incomes and residents with reduced mobility.
In addition to the above, it is noted that the relevant overall outcome for the Noosa Heads Local plan
seeks:
Housing specific to the needs of students and hospitality workers is provided in or within
proximity of Noosa Junction.
In view of the above, the proposed development aims to deliver a land use and built form outcome
that is consistent with the intent of both the High Density Residential Zone and the Noosa Heads Local
Plan. It responds directly to the identified need for critical worker accommodation by providing well-
located housing within close proximity to Noosa Junction. Simultaneously, the built form has been
thoughtfully designed to integrate with the surrounding residential context, respecting the
established neighbourhood character and ensuring a high standard of urban design and amenity.
Overall, the proposal is identified as meeting the relevant requirements of the Noosa Plan 2020. As
such, the application should be approved subject to reasonable and relevant conditions.
© Town Planning Alliance Pty Ltd | 2025 28
2
Page 29
23 Bottlebrush Ave, Noosa Heads QLD 4567
7 APPENDIX 1 – CODE ASSESSMENT
© Town Planning Alliance Pty Ltd | 2025 29
2
Page 30
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
APPENDIX 1 – CODE ASSESSMENT
TABLE OF CONTENTS
1. Zone Code................................................................................................................................................................................................... 2
1.1 High Density Residential Zone Code ......................................................................................................................................................................... 2
2. Local Plan Code ......................................................................................................................................................................................... 32
2.1 Noosa Heads Local Plan Code ................................................................................................................................................................................. 32
3. Use / Development Codes ......................................................................................................................................................................... 52
3.1 Special Residential Code ......................................................................................................................................................................................... 52
4. Secondary Codes ....................................................................................................................................................................................... 70
4.1 Driveways and Parking Code .................................................................................................................................................................................. 70
4.2 Landscaping Code ................................................................................................................................................................................................... 79
4.3 Sustainable Building Design Code ........................................................................................................................................................................... 95
4.4 Transport Code ..................................................................................................................................................................................................... 100
4.5 Waste Management Code .................................................................................................................................................................................... 115
5. Overlay Codes ......................................................................................................................................................................................... 123
5.1 Landslide Hazard Overlay Code ............................................................................................................................................................................ 123
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 1
Page 31
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
1. Zone Code
1.1 High Density Residential Zone Code
1.1.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
1) The purpose of the High density residential zone is to provide for:
a) high density multiple dwellings; and
b) community uses, and small-scale services, facilities and infrastructure, to support local residents.
2) The overall outcomes sought for the High density residential zone are as follows:
a) High density residential neighbourhoods are predominantly a) The proposal looks to provide rooming accommodation with
home to permanent residents. predominate permanency. ☒Compliant
b) The character of high density residential neighbourhoods b) The proposal presents a varied living opportunity for
☐N/A
varies due to factors such as proximity to beaches, the Noosa residents, relative to the existing housing stock. Catering to
River, centres, topography, availability of views, the a specific niche in demand and budget. The design ☐Performance Solution
established vegetated character, the age of development and represents a unique character accordingly.
open space provision. c) The design is cognisant of surrounding development and
c) The distinct look and feel of existing residential positively contributes to the streetscape with both design
neighbourhoods is retained, and development makes a and landscaping elements.
positive contribution to the streetscape by maintaining the d) Rooming (workers) accommodation is a compatible use as
predominant character of the area and providing well per the Noosa Planning Scheme.
designed buildings and landscaping.
e) The proposal is considered compatible.
d) New uses are located, designed and managed to be
f) The rooming accommodation is an alternative high density
compatible with surrounding uses.
use to compliment the surrounding multiple dwellings,
e) The intrusion of incompatible uses, or uses which are more acting as a communal housing model – catering for
appropriately accommodated in other zones is avoided to individuals / single household demographics.
protect land for higher density attached housing.
g) The proposal has immediate and long-term compatibility
f) Multiple dwellings of various sizes and some communal with the local community (demographics). The rooming
housing models, to the exclusion of dual occupancy and accommodation offers a different living model and price
point to surrounding housing stock – now and in the future.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 2
Page 32
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
dwelling houses, are provided to meet the needs of different h) The proposal is for rooming (workers) accommodation.
households. i) The proposal does not include home base business(es).
g) Development caters for both the current and projected j) The proposal is not specifically catering for short term
demographic, economic and social profile of the area, occupancy. But rather longer tenured residents.
including one and two-person households, households on low
k) The scope of the development provides high level amenity
to moderate incomes and residents with reduced mobility.
with respect to the traffic, noise, dust, odour, lighting and
h) Small multiple dwellings are integrated within the high density other locally specific impacts. The location is ideally situated
residential built form to increase housing choice. in walking distance of Sunshine Beach Road and the Noosa
i) Home-based businesses allow residents to operate discreet plaza, bus station and shopping district.
businesses which are compatible with high density living and l) The rooming accommodation is perfectly positioned within
the residential character and amenity of the surrounding area. walkable distances to transport, shopping and community
j) Short-term visitor accommodation is predominately provided amenities which are critically connected to the employment
through well-established resorts and holiday units. nodes, hence the proposal.
k) Development maintains a high level of residential amenity m) The proposal site currently utilises local infrastructure and
having regard to traffic, noise, dust, odour, lighting and other has been designed and scaled for future long-term
locally specific impacts. integration.
l) Development provides for an efficient pattern of land use and n) The proposal responds to site constraints and addresses the
infrastructure that creates walkable and legible residential landslide overlay within this application.
neighbourhoods that integrate with active transport networks o) The rooming accommodation will have no negative impacts
and are well connected to activity centres, employment on a creek, gully, waterway or any wetlands vegetation or
nodes, open space and recreational areas, community bushlands.
facilities and educational opportunities.
p) Native vegetation between the proposed built form and in
m) Development is supported by appropriate infrastructure and the public realm enhances the amenity and supports local
essential services and does not adversely impact on the wildlife.
continued operation, viability and maintenance of existing
infrastructure or compromise future provision of planned
infrastructure.
n) Development responds to land constraints including
topography, bushfire and flood.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 3
Page 33
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
o) Natural features such as creeks, gullies, waterways, wetlands,
vegetation and bushland are retained and protected from the
impacts of development and any unavoidable impacts are
minimised through location, design, operation and
management requirements.
p) Native vegetation between buildings and in the public realm
enhances the amenity and supports local wildlife.
1.1.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Role and function
PO1 AO1 AO1
Development provides for higher No acceptable outcome provided The proposed rooming accommodation ☒Compliant
density multiple dwellings in a range of provides an affordable high-density alternative
☐N/A
dwelling sizes and styles, which meet to apartments and are specifically catering to
the needs of current and future single workers and longer-term tenants within ☐Performance Solution
resident populations including small the area.
households, older persons, people on
low incomes and people with special
mobility needs.
PO2 AO2 AO2
Where adjoining or over the road from No acceptable outcome provided The proposal is catering specifically for long ☒Compliant
land within the Major Centre Zone, term/permanent tenants.
residential development is exclusively ☐N/A
for permanent residents rather than ☐Performance Solution
visitors.
PO3 AO3.1 AO3.1
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 4
Page 34
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Land uses including “short-term Land uses do not typically rely on people The proposal does not function nor have ☒Compliant
accommodation” are limited to those other than residents of the “site” to be objectives beyond the uses of tenants. ☐N/A
which are compatible with high density present on the site between the hours of
7:00pm and 7:00am. ☐Performance Solution
living in urban neighbourhoods and do
not cause unreasonable loss of AO3.2 AO3.2
amenity, having regard to: Well established visitor accommodation The proposal, being for long term tenancies ☒Compliant
including resort complexes and “short- maintains the scattering of well-established
a) the privacy of residents on the
term accommodation” is scattered ☐N/A
subject property or adjoining visitor accommodation
properties;
amongst permanent residents. ☐Performance Solution
b) any likely increase in noise to AO3.3 AO3.3
adjoining properties; Buildings are designed and orientated so The proposed courtyard area is at the rear of ☒Compliant
c) the scale of the use and its that the majority of outdoor living areas the site, away from the habitable, adjoining
compatibility with the character face away from the habitable areas of ☐N/A
spaces.
and uses within the property or adjoining dwellings. ☐Performance Solution
surrounding area;
d) retention of the primary AO3.4 AO3.4
residential function of an area; Waste storage areas are screened and Refuse storage is located under the ☒Compliant
e) the residential function and located to the rear or side of a “building” development and is screened from the frontage
and are not located along any “frontage” ☐N/A
arrangement of common and streetscape.
property;
to a public street or space. ☐Performance Solution
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 5
Page 35
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
f) the impact on the safety and AO3.5 AO3.5
efficiency of the local road Short-term accommodation does not: The proposal is not for short term ☐Compliant
network; accommodation.
a) constitute a party house; and ☒N/A
g) the impact of waste storage areas b) create noise which would
on the visual amenity of the area unreasonably impact on the ☐Performance Solution
or sensitive land uses; residential amenity enjoyed by the
h) the location of the waste storage adjoining or surrounding properties.
in relation to sensitive land uses;
and
i) any impact on shared vehicular
access or parking.
PO4 AO4.1 AO4.1
A secondary dwelling may create No more than one secondary dwelling is The proposal does not propose a secondary ☐Compliant
permanent housing for an extended provided on any site regardless of site dwelling.
family member or other member of area ☒N/A
the household resident in the dwelling ☐Performance Solution
house while protecting the character AO4.2 AO4.2
of the site and the zone
A secondary dwelling: The proposal does not propose a secondary ☐Compliant
a) has a maximum gross floor area of dwelling. ☒N/A
65m²;
b) has no more than two bedrooms; and ☐Performance Solution
c) does not occur on any property
covered by a Building Unit Plan.
Built Form
Building Height AO5.1 AO5.1
PO5 Buildings and structures: The proposal does not front Serenity Close nor ☒Compliant
Buildings and structures: a) on lots with frontage to Serenity does the proposal exceed 12m in height at any
☐N/A
a) are low rise and present a building Close, Noosa Heads, are no more point (relative to the NGLs).
than 15 metres in building height; or ☐Performance Solution
height consistent with structures
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 6
Page 36
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
on adjoining and surrounding b) on any other site, are no more than
premises; 12 metres in building height.
b) are designed to provide an
interesting streetscape and AO5.2 AO5.2
complement landform changes Where excavation is required, the
The external face does not exceed 12m in ☒Compliant
and landscapes;
maximum portion of the exposed height.
c) do not visually dominate the street external façade of the building cannot ☐N/A
or surrounding area; exceed : ☐Performance Solution
d) respect the scale of existing
a) 15 metres in building height for lots
vegetation, maintaining a
with frontage to Serenity Close,
vegetated skyline;
Noosa Heads; or
e) preserve the amenity of
b) 12 metres in building height on any
surrounding premises including
other site.
privacy, views and access to
sunlight;
f) do not exceed three storeys ,
except for lots with frontage to
Serenity Close, Noosa Heads which
do not exceed four storeys.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 7
Page 37
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Building Scale and Bulk AO6 AO6
PO6 No acceptable outcome provided In accordance with AO5.1 of the High density ☒Compliant
Development: residential zone code, the subject site is
☐N/A
a) is of a scale compatible with afforded a maximum building height of 12
surrounding development and the ☐Performance Solution
metres. In addition, it is noted that PO5
particular circumstances of the prescribes a maximum height of three (3)
site; and
storeys for the subject site.
b) does not present an appearance of
bulk to adjacent properties, roads The proposed development seeks to respond
or other areas in the vicinity of the to the site’s sloping topography, providing a
site. basement car park that ‘cuts’ into the site
whilst ensuring that the entirety of the
building maintains a maximum height of
three (3) storeys at any points, with the built
form kept well below the applicable 12m
height limit as illustrated below.
In view of the above, the proposed
development is considered to deliver a scale
compatible with surrounding development and
the site’s topographical constraints.
Site Cover AO7 PO7
PO7 For a dwelling house, site cover does not Whilst the proposed development seeks a site ☐Compliant
Site cover: exceed 40% of the site area. cover that technically equates to 51%, it is
☐N/A
a) does not exceed 40% of the site highlighted that this percentage is inclusive of
area; or the development’s planter along the northern ☒Performance Solution
b) for small dwellings or for side boundary, which equates to
development which provides a approximately 37.3m2 (or 7.4% site cover).
ratio of at least three small
Therefore, when excluding the planter area, the
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 8
Page 38
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
dwellings to every one other resultant site coverage of the development is
dwelling, does not exceed 45% of approximately 43.6%, nominally exceeding the
the site area. applicable site cover of 40%. Further, it is
highlighted that this number is taken as the
‘overall’ site cover of the development. Given
that a significant portion of the ground level
and level 1 is ‘cut in’ below the natural ground
level, it is noted that this site cover value is
largely limited to level 2 only, with level 3
having a small footprint area.
In view of the above, the proposed architectural
vernacular, and abundant landscaping paired
with retained vegetation, the proposed
development is considered to deliver a built
form outcome that retains the distinct look and
feel of the existing residential neighbourhood
and maintain a high level of residential amenity.
Plot Ratio AO8 PO8
PO8 For a dwelling house plot ratio of Whilst the proposed development seeks to ☐Compliant
Plot ratio: development does not exceed: deliver a nominally higher GFA of 364m2, as
discussed above it is noted that the ☐N/A
a) for sites with frontage to Serenity a) 0.65:1 for sites up to and including
Close, Noosa Heads — does not 7,000m2; or configuration of the building and generous ☒Performance Solution
exceed 1:1; or integration of landscaping continues to support
b) 0.6:1 for sites over 7,000m2.
an appropriate outcome for the site. Moreover,
b) for development in all other areas
whilst the proposed use of Rooming
does not exceed:
accommodation does not constitute small
i) 0.65:1 for sites up to and dwellings based on the technical definition, the
including 7,000m²; or nature of the development is consistent with
ii) 0.6:1 for sites over 7,000m²; the intent of small dwellings. Thus, it is
or highlighted that if the development comprised
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 9
Page 39
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
c) for small dwellings or for small dwellings, the site would be afforded a
development which provides a plot ratio of 0.75:1, equating to a GFA of 380m2.
ratio of at least three small Therefore, given the resultant operation and
dwellings to every one other perceived residential ‘intensity’ is considered
dwelling, does not exceed: largely comparable, the proposed site coverage
i) 0.75:1 for sites up to and is considered appropriate for the subject site.
including 7,000m2; or Moreover, it is highlighted that the existing
development approval over the site involved a
ii) 0.7:1 for sites over 7,000m2.
total FA of 378.7m2.
Accordingly, the proposed variations are
considered to represent a well-resolved and
performance-based outcome that aligns with
the strategic and local planning objectives of
the Noosa Plan 2020.
Boundary Setback AO9.1 PO9
PO9 Buildings and structures meet the
Refer to the planning report for a full ☐Compliant
Buildings and structures are designed following minimum boundary setbacks:
and sited to: breakdown of the proposed setbacks. ☐N/A
a) for frontages:
Notwithstanding, an assessment against PO9 ☒Performance Solution
a) provide a high level of amenity to i) first and second storeys— 6
users of the subject site and has been undertaken as follows.
metres
adjoining premises, including ii) third storey and thereafter—10 Buildings and structures are designed and
provision of visual and acoustic metres sited to:
privacy;
b) Side boundaries—
b) not unreasonably obstruct views or a) provide a high level of amenity to
cause overlooking of private open i) 1.5 metre setback up to 4.5
users of the subject site and
space or habitable areas of metres height;
adjoining premises, including
adjoining premises; ii) 2 metres setback between 4.5 provision of visual and acoustic
metres and 7.5 metres height; privacy;
and
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 10
Page 40
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
c) provide adequate distance from iii) 2 metres plus 500 millimetres The proposed development has been
adjoining land uses; for every 3 metres above 7.5 designed to optimise both internal and
d) preserve existing vegetation that metres height or part thereof external amenity for future occupants while
will help buffer development; c) Rear boundary minimising impacts on adjoining premises.
e) allow for space and landscaping to i) first and second storeys—6 Privacy is addressed through strategic
be provided between buildings metres building articulation, the inclusion of
including adequate area at ground ii) third storey and thereafter— 8 screening elements such as planter boxes
level for landscaping with trees, metres along the northern boundary, and
shrubs, outdoor living and utilities;
landscaping treatments that soften views and
f) be consistent with the
reduce potential overlooking. Additionally,
predominant character of the
surrounding area; and the limited extent of the built form
encroaching into the setback areas ensures
g) protect the natural character and
avoid adverse impacts on that adjoining properties are not adversely
ecologically important areas such affected by visual bulk or dominance.
as national parks, waterways and
b) not unreasonably obstruct views or
wetlands.
cause overlooking of private open
space or habitable areas of
adjoining premises;
The building maintains appropriate
separation from neighbouring properties,
and upper-level design elements including
the third storey have been carefully recessed
and articulated to reduce potential for
overlooking. The overall height remains
below 10.5m above natural ground level,
which assists in maintaining view corridors
and reducing the development's visual
prominence from surrounding dwellings.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 11
Page 41
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Screening shrubs in the northern boundary
planter box further mitigate overlooking to
adjacent private open space.
c) provide adequate distance from
adjoining land uses;
The proposed development achieves
sufficient separation distance to adjoining
land uses in addition to generous screen
planting along the side boundaries.
d) preserve existing vegetation that
will help buffer development;
The development retains several large
mature eucalyptus trees located along the
southern portion of the site frontage. These
existing trees provide natural screening and
contribute to a softened streetscape
appearance, assisting in buffering the
development from Bottlebrush Avenue. Their
preservation reflects a commitment to
maintaining local character and enhancing
visual amenity.
e) allow for space and landscaping to
be provided between buildings
including adequate area at ground
level for landscaping with trees,
shrubs, outdoor living and utilities;
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 12
Page 42
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
The design incorporates substantial ground-
level landscaping areas, particularly to the
rear and northern side boundaries. Planter
boxes along the northern boundary are
designed not only for visual screening but
also to visually break up the building form. A
landscaped area to the rear of the site
includes screening shrubs and feature trees,
offering a high-quality green buffer and
facilitating outdoor living opportunities.
These elements contribute positively to the
site’s presentation and functional amenity.
f) be consistent with the predominant
character of the surrounding area;
and
The proposed built form is responsive to the
surrounding character of Bottlebrush Avenue
through the use of varied setbacks,
architectural articulation, and integration of
landscaping. Despite minor encroachments
into the setback envelopes, the overall siting
maintains an appropriate scale and rhythm
consistent with the evolving urban character
of the area. The façade treatment, recessed
upper levels, and landscape retention
contribute to a balanced and contextually
appropriate design.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 13
Page 43
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
g) protect the natural character and
avoid adverse impacts on
ecologically important areas such as
national parks, waterways and
wetlands.
The site is not located within proximity to
national parks, waterways, or identified
ecologically sensitive areas.
AO9.2 Refer above.
The front 6 metres of the property is
☐Compliant
landscaped open space, provided that
uncovered visitor parking, or swimming ☐N/A
pools protruding no more than 1 metre ☒Performance Solution
above the ground level, can be as close as
2 metres from the front boundary.
AO9.3 AO9.3
Relocatable homes are set back not less the proposal does not include relocatable ☐Compliant
than: homes.
☒N/A
a) 6 metres from a road frontage;
☐Performance Solution
b) 1.5 metres from any other site
boundary; and
c) 3 metres from an internal road
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 14
Page 44
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
AO9.4 AO9.4
Buildings and structures on premises The proposal site does not have frontage to the ☒Compliant
with frontage to the Noosa River system Noosa River System.
are setback not less than 10 metres from ☐N/A
mean high water spring as shown in ☐Performance Solution
Figure AP3-15A
AO9.5 AO9.5
Where a boundary adjoins land in the The proposal does not adjoin land in the land in ☐Compliant
Environmental Management and the Environmental Management and
Conservation zone the minimum setback ☒N/A
Conservation zone
is 5 metres. ☐Performance Solution
Building Design and Streetscape
Streetscape AO10.1 AO10.1
PO10 Development provides visual interest to The high level design uses form delineation and ☒Compliant
Development: the street and surrounding area through: materials to highlight the multiple levels, which
☐N/A
a) contributes positively to the a) highlighting individual dwellings and for rooming (workers) accommodation
surrounding area; land uses through differing external achieves a similar outcome as intended within ☐Performance Solution
b) addresses and enhances the materials, finishes or textures; AO10.1.
streetscape by incorporating b) offsetting or staggering dwellings to
articulation and individual design provide variation in the frontage;
elements that add visual interest to c) varying the roof form.
the development;
AO10.2 AO10.2
c) has form and architectural scale Buildings have the main entrance easily
The main entrance to the building is clear from ☒Compliant
that does not dominate the recognisable from the street and include
the street, whilst including elements such as
streetscape or the surrounding design elements in the front façade such ☐N/A
properties; verandahs, external stairs, awning or shade
as verandahs, external stairs, awning or
structures and window openings. ☐Performance Solution
d) does not detract from the visual shade structures and window openings.
amenity of adjoining properties
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 15
Page 45
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
through the impact on views, AO10.3 AO10.3
access to sunlight or overlooking; Buildings and structures are designed to: The proposal does not include wall lengths ☒Compliant
e) takes the form of small separate a) have a maximum wall length of 15 exceeding 15m and there are multiple design
buildings, rather than large single ☐N/A
metres and external walls elements incorporated into the walls to create
bulky development; and incorporate at least one design breaks in form and add visual interest and ☐Performance Solution
f) sits within a landscaped setting. element (such as windows, pergolas, amenity.
sun shading devices, balconies) to
add visual interest and amenity;
b) allow for landscape treatments to
soften the development; and
c) avoid more than six dwellings
attached in any one plane.
AO10.4 AO10.4
For corner sites, the building design The proposal is not for a corner lot. ☐Compliant
addresses both street frontages by:
☒N/A
a) including doors and windows that
front each road; and ☐Performance Solution
b) providing separate vehicle access
points to each road.
AO10.5 AO10.5
For a dwelling house, development The proposal is not for a dwelling house.
☐Compliant
provides visual interest to the street and
the surrounding area through: ☒N/A
a) limiting the vertical distance ☐Performance Solution
between the ground and the lowest
suspended floor to no more than 3
metres;
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 16
Page 46
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
b) limiting the length of any external
wall in one plane to 15 metres; and
c) ensuring each external wall includes
at least one design element such as
verandahs, external stairs, window
openings, awnings or porches.
Garages and carports AO11.1 AO11.1
PO11 Covered car parking spaces are not The covered parking solutions are located ☒Compliant
Garage doors and carports do not located between the building and the underneath the proposed first level.
dominate the street or the building road frontage. ☐N/A
design. ☐Performance Solution
AO11.2 AO11.2
Garages and covered car parking are The proposal integrates the parking under the ☒Compliant
integrated with the line and plain of the proposed built form.
building ☐N/A
☐Performance Solution
AO11.3 AO11.3
Where multiple garages face the street, The proposal does not propose multiple
☐Compliant
they are separated by a minimum of 2 garages.
metres or are staggered in setback by a ☒N/A
minimum of 1 metre. ☐Performance Solution
AO11.4 AO11.4
Garages that are visible from the street, The parking outcomes are not enclosed as ☐Compliant
but do not face the street, include a garages.
landscaped setback to the street and ☒N/A
provide articulation, windows or a mix of ☐Performance Solution
materials to provide interest to the
garage facade.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 17
Page 47
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Basements AO12 PO12
PO12 Basements: The proposal includes a technically defined ☐Compliant
Basements: a) are limited to one access a maximum basement; however, the parking arrangement
☐N/A
a) visually integrate with the building; of 6 metres wide; and functions more accurately as an undercover
parking area rather than a conventional ☒Performance Solution
b) do not dominate the street or b) do not encroach into building setback
areas. basement structure. This design approach
building design;
aligns with the project’s focus on delivering a
c) area screened through modest-scale, affordable housing solution,
landscaping; and where minimal car parking is required and
d) do not present as a storey to the provided in a manner that supports integration
street. and amenity.
a) Visual Integration with the Building:
The parking area is designed to sit seamlessly
beneath the main building form, using
consistent materials and design elements to
ensure it reads as a cohesive part of the overall
development. It does not appear as a separate
or dominant built element and is visually
subordinate through the open design to the
residential components above.
b) Does Not Dominate the Street or Building
Design:
While the driveway does result in partial
visibility of the parking area from the street, the
parking component itself is modest in scale and
does not dominate the building or the
streetscape. The design prioritises residential
presentation and has been sensitively planned
to ensure the designated car parking areas are
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 18
Page 48
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
recessive and screened, appearing secondary to
the overall architectural expression.
c) Screened Through Landscaping:
Recognising the partial visibility of the parking
area due to the driveway, landscaping has been
strategically incorporated around the site
frontage and internal areas to screen and
soften views of the parking from the public
realm. While complete concealment is not
possible due to functional vehicle access
requirements, every effort has been made to
incorporate planting and green buffers where
feasible to minimise visual impact.
d) Does Not Present as a Storey to the Street:
The parking area does not present as a distinct
storey when viewed from the street. The
finished floor levels, low profile, and integration
beneath the main building mass ensure that it
reads as an ancillary component rather than a
separate structural level. The visual
presentation from the street remains
residential in character.
Although the parking area is partially visible
from the street due to the necessary driveway
access, the design has been carefully
considered to minimise its visual impact
through integration, scaling, and targeted
landscaping.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 19
Page 49
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Overall, the proposal meets the intent of the
basement provisions by ensuring the parking
does not dominate the built form, is visually
softened, and maintains the overall amenity
and character of the development.
Front fences and walls AO13.1 PO13
PO13 Front fences or walls are set back an The proposal has some elements that are built ☐Compliant
Front fences and walls are designed average of 1 metre and are articulated to to the front boundary. These outcomes serve
and sited to: provide visual interest by stepping the multiple functions (booster box and retaining) ☐N/A
a) contribute to the attractiveness of design at a maximum of 5 metre whilst being compatible and attractive ☒Performance Solution
the streetscape; intervals. additions within the existing streetscape
b) be compatible with the existing character. The solutions have been considered
streetscape character; in the subsequent specialist reports and have
minimal negative bearing on the amenity and
c) avoid interference with movement
servicing outcomes within the streetscape as
of surface stormwater;
outlined in PO13.
d) allow for casual surveillance of the
street;
The works impact less than 30% of the total
e) provide planting in front of solid
front boundary and their dual functionality on a
fences and walls; and
constrained site is further offset through
f) ensure plantings between the front planting, design scale and proportional offsets.
fence and the footpath does not
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 20
Page 50
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
create an impediment for
pedestrians using the footpath.
It’s important to note that these services are
essential for any multiple dwelling
development to meet relevant building code
and safety standards. Given the zoning of the
site and the nature of surrounding
development, their inclusion will not result in
an outcome that is out of character. Rather, the
proposal is consistent with the emerging built
form and character context envisaged for the
area.
AO13.2 AO13.2
Where located on the boundary: The solid elements on the front boundary are ☐Compliant
a) the solid portion of front fences and proposed at 1.6m and 1.8m. Both serve as a
walls is no more than 1.2 metres continuation of the retaining wall. The only ☐N/A
high; or other element is the electrical main (booster) ☒Performance Solution
b) the walls contain openings or box which is 1.8m tall for functional. We note
materials that ensure it is 50% that there are examples within the street of
transparent and has a height not similar non compliances as seen at 12
exceeding 1.8 metres. Bottlebrush Ave and 31 Bottlebrush Ave which
are purely for fencing and screening.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 21
Page 51
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Please refer to AO13.1 for additional responses.
AO13.3 AO13.3
Solid front fences and walls may be 1.8 Bottlebrush Avenue is listed as a minor road, ☐Compliant
metres in height if the property has however the site is positioned in close proximity
frontage to an arterial road or a to a high-traffic, noise-generating road and an ☐N/A
distributor road. active commercial precinct (Noos Plaza), with ☐Performance Solution
an approximate separation distance of only
86 m from the main thoroughfare. Notably,
there are no existing noise attenuation
measures or physical barriers (such as acoustic
fencing, landscaping buffers, or noise walls)
between the subject site and the road corridor.
As a result, the site is highly exposed to both
traffic noise and activity-related noise
emissions from the surrounding commercial
uses, car park movements, and delivery zones.
The absence of natural or built noise barriers
amplifies the potential acoustic impact on the
site.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 22
Page 52
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Given the elements are highly functional and
aesthetically considerate on a 15m frontage the
additional built form is justified in this instance.
Please defer to response above to PO13 siting
precedence and further justification.
AO13.4 AO13.4
The area of land between the front fence landscaping is proposed, however the negligible ☐Compliant
and the boundary is landscaped to screen and justifiable scale of development is
the fence from the street, however, ☐N/A
considered suitable given the mandatory siting
landscaping does not encroach more ☒Performance Solution
of the electrical serving and retaining walls. The
than 500 millimetres into the road
outcomes, justified in the response above give
reserve or within 1.5 metres of a sealed
footpath. contextual evidence that the two specific
elements on the front boundary do not
adversely impact the streetscape.
Materials and finishes AO14 AO14
PO14 Buildings and structures use: The material and structure design allocations ☒Compliant
Development incorporates: Buildings a) natural finishes wherever possible; ensure that the development provides a varied
and structures use: ☐N/A
b) a mix of lightweight and textured facade with incorporated, light weight
a) materials and finishes that external finishes; elements. The balustrade and screening design ☐Performance Solution
complement the surrounding area ensures a reasonable level of transparency,
c) masonry construction where
and integrate with the surrounding without losing function.
variation is provided in texture and
natural and built environment; and
the façade uses a variety of finishes
b) a variety of external finishes to to break up the surface; and
provide an interesting built form
d) open or transparent balustrades.
and avoid bulky single plane
finishes.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 23
Page 53
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Roof form AO15.1 AO15.1
PO15 With the exception of Noosa Heads and Not applicable – the site is located within the
☐Compliant
Roof forms: Coastal Communities Local Areas, the Noosa Heads local area.
main roof of the building has a roof pitch ☒N/A
a) contribute positively to the local
no less than 5 degrees and has minimum ☐Performance Solution
skyline;
600 millimetre eaves to at least 75% of
b) complement the character of the the perimeter of the building.
locality and the topography of the
AO15.2 AO15.2
site;
Development does not include roof top The proposal does not include a rooftop deck.
c) avoid box profiles/parapets; and ☐Compliant
terraces.
d) do not create opportunities for ☒N/A
overlooking the private open space ☐Performance Solution
or internal spaces of
AO15.3 AO15.3
neighbourhood properties.
The total width of any parapet wall does The proposal does not include any parapets. ☐Compliant
not exceed 50% of the width of the front
facarde of a building. ☒N/A
☐Performance Solution
Safety and amenity
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 24
Page 54
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
PO16 AO16.1 AO16.1
Development: Buildings and structures: The design prioritises the amenity of residents ☒Compliant
a) provides a high level of residential a) are sited and orientated to minimise and neighbouring properties with the
☐N/A
amenity to users of the subject the likelihood of overlooking the articulation of windows on side boundary walls.
site; and private open space of adjacent ☐Performance Solution
b) does not unreasonably impact on residential uses;
the amenity enjoyed by users of b) avoid reduction of sunlight to at least
adjoining or nearby premises, 40% of the private open space areas
including privacy and access to of any adjoining residences to less
sunlight. than 2 hours between 9:00am and
3:00pm on any day of the year; This offset arrangement reduces direct
c) incorporate fencing, landscaping and sightlines between units, improves privacy, and
screening to mitigate impacts on visually breaks up the façade to avoid a uniform
adjoining residential uses. or repetitive appearance. The angling of the
windows also allows for enhanced access to
natural light and ventilation while managing
privacy (overlooking) and providing articulation
to the external building form.
AO16.2 AO16.2
Business or entertainment uses The proposal is for residential uses only. ☐Compliant
established as part of a mixed-use
development incorporate suitable noise ☒N/A
attenuation measures to reduce amenity ☐Performance Solution
impacts to occupants of residential uses.
AO16.3 AO16.3
Transparent doors and windows are The design is highly conscious of offsets and ☒Compliant
designed and located so they do not neighbouring amenity. The proposed outcomes
directly face transparent doors or ☐N/A
(see AO16.1) illustrate this.
windows or the private open space areas ☐Performance Solution
of other dwellings or accommodation
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 25
Page 55
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
units within 10 metres;
AO16.4 PO16
Where windows, balconies, terraces, Screening and offsets are utilised to meet ☐Compliant
verandas or decks overlook or have the standards for privacy – both for future tenants
potential to overlook the private open and neighbours. Whilst the sill heights are ☐N/A
space of nearby properties or view into regularly below 1.7m windows are offset by 45 ☒Performance Solution
habitable room windows within 10 degrees or more and can be screened. Over all
metres— the outcomes on site does not unreasonably
impact on the amenity enjoyed by users of
a) windows have a sill height of not less
adjoining or nearby premises, including privacy
than 1.7 metres above finished floor
and access to sunlight.
level;
b) windows and other openings are
permanently screened to a minimum
height of 1.7 metres to avoid
overlooking;
c) windows and doors use translucent
glazing to obscure views; or
d) windows or balconies are offset by 45
degrees or more.
AO16.5 AO16.5
Planter boxes, screens, pergolas, The proposal does not propose private open ☐Compliant
landscaping and architectural design of space forward of the site.
balconies are used to screen the ground ☒N/A
floor private open space of dwellings ☐Performance Solution
from separate upper-level dwellings.
AO16.6 AO16.6
Permanently fixed external screening Screening has been aesthetically integrated ☒Compliant
devices complement the building's into the final product.
external materials and finishes and may ☐N/A
incorporate solid translucent screens,
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 26
Page 56
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
shutters, perforated panels or trellises ☐Performance Solution
which have a maximum of 50% openings.
PO17 AO17.1 AO17.1
Development, including mechanical Communal outdoor recreational facilities The courtyard is heavily screened with ☐Compliant
plant, vehicle manoeuvring and including swimming pools, spas and vegetation. It does not meet the prescribed
communal outdoor recreation uses: sports courts are: 12m setback, however, the relative scale of ☐N/A
a) do not have an adverse effect on a) setback at least 12 metres from the development (workers accommodation) and ☒Performance Solution
the amenity enjoyed by users of boundary of land in a residential zone the number of possible tenants the scaling and
adjacent or nearby premises and screened by a 5 metre wide allocations will have negligible impact on the
through emission of noise, light, buffer densely planted with trees and local fauna and will not generate emission of
fumes or smoke; shrubs including species from 1 excessive noise, light, fumes or smoke in a High
b) do not cause unreasonable metre to 8 metres in height; or density residential context. Further, there are
disturbance to local fauna through b) located no swimming pools etc that are likely to
internally to the
light or smoke emissions. generate more noise that would impact
arrangement of buildings on the site;
amenity.
and
c) not used between the hours of
9:00pm and 6:30am the following
day
AO17.2 AO17.2
For a lit sports court: The proposal does not include a sports court. ☐Compliant
a) the court is located at least 60 metres
☒N/A
from the external wall of an existing
or approved dwelling on adjoining or ☐Performance Solution
nearby premises (as measured from
the centre line of the court); and
b) the vertical illumination resulting
from direct, reflected or other
incidental light emanating from the
site does not exceed 8 lux when
measured at any point 1.5 metres
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 27
Page 57
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
outside the boundary and at any level
from ground level upward; and
c) any flood lighting is restricted to the
types that give no upward
component of light where mounted
horizontally (i.e. a full cut off
luminare)
AO17.3 AO17.3
Mechanical plant is: The proposal does not include a mechanical ☒Compliant
a) located at least 2 metres from side or plant, however the applicant is happy to accept ☐N/A
rear property boundary; a condition to allow for compliance should
☐Performance Solution
b) where located at ground level, mechanical plant be incorporated during the
screened by fencing 1.5 metres in detailed design phase.
height or dense vegetation of at least
1.5 metres in width incorporating
grouped trees and shrubs with
maximum separation distance of 1
metre measured from the centre of
the plant;
c) where located above ground level,
enclosed or screened such that it is
not visible from the street frontage
nor adjoining properties; and
d) visually integrated into the line and
plane of the building and roof design
and does not project beyond the
height or width of the building when
viewed from the street and adjoining
properties.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 28
Page 58
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
AO17.4 AO17.4
Waste storage areas, clothes drying All residential amenities are screened from ☒Compliant
areas and external storage areas are Bottlebrush Avenue.
screened from the street. ☐N/A
☐Performance Solution
Pedestrian and Cycling
Pedestrian and cycling connectivity AO18 AO18
PO18 Pedestrian and bicycle pathways are The scale of development does not require
☐Compliant
Development promotes safe and provided in accordance with the pedestrian and bicycle pathways.
efficient walking and cycling by Transport Code in Table 9.4.7.3 ☒N/A
providing well located, legible and Pedestrian and Cycle Infrastructure. ☐Performance Solution
convenient to use sealed pathways
with opportunity for casual
surveillance:
a) external to the site; and
b) along any new roads created.
Environment, heritage and scenic amenity
PO19 AO19.1 PO19
Development: For landscape amenity reasons, cut or fill The proposed works have been designed to ☐Compliant
a) has minimal impact on the natural is less than 1.5 metres in depth relative minimise the impact on the natural
to the ground level. ☐N/A
heritage landform of the site; environment, however the extent of cut has
been necessitated by the sloped topography of ☒Performance Solution
b) does not lead to erosion or the
transport of sediments off site; and the site.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 29
Page 59
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
c) does not lead to the disturbance of AO19.2 AO19.2
natural features, buildings or Development does not result in sediment All works will be conducted and upheld to a ☒Compliant
structures of cultural heritage or other material including building standard which Development does not result in
significance. materials or waste products being ☐N/A
sediment or other materials leaving the site
deposited or released into the road
boundaries. ☐Performance Solution
reserve, stormwater drain or adjacent
properties.
AO19.3 AO19.3
Development on a site adjoining a local the proposal does not adjoin a heritage site. ☐Compliant
heritage place respects the cultural
heritage significance of the place by ☒N/A
mitigating any adverse impacts on the ☐Performance Solution
setting or integrity of the heritage values.
PO20 AO20.1 PO20
Development on sloping sites: Building and structures are not Refer to Geotechnical report for any ☐Compliant
d) is visually responsive to the natural constructed on land with a slope greater assessment of the proposed development with
than 25%. ☐N/A
topography and sits within the respect to sloping land.
landscape rather than dominating ☒Performance Solution
it; and
AO20.2 PO20
e) steps down slopes or uses On sloping sites, split-level buildings,
suspended floor construction, Refer to Geotechnical report for any ☐Compliant
with small floorplates, that step down assessment of the proposed development with
minimising cut and fill and avoiding the slope are used as an alternative to ☐N/A
benching of the site. respect to sloping land.
slab on ground construction to minimise ☒Performance Solution
building bulk and benching of the sites.
AO20.3 PO20
The distance between the ground level Refer to Geotechnical report for any ☐Compliant
and the lowest part of the floor of the assessment of the proposed development with
building does not exceed 3 metres. ☐N/A
respect to sloping land.
☒Performance Solution
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 30
Page 60
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Housing Diversity and Affordability
PO21 AO21 AO21
Where the development for multiple Development: The proposal is for rooming accommodation ☐Compliant
dwellings on Lot 3 RP884396, Noosa a) makes provision for affordable and only and is not on Lot 3 RP884396.
Heads, dwellings are provided to meet ☒N/A
social housing;
the needs of different households. ☐Performance Solution
b) provides social housing that is
distributed across the development
site;
c) provides 2 in every 10 dwellings as
affordable housing;
d) provides 1 in every 10 dwellings as
social housing.
Earthworks and Drainage
PO22 AO22 AO22
Filling and excavation for operational Filling and excavation for operational The proposal is not within the flood overlay or ☐Compliant
works do not directly, indirectly or works is designed and constructed to overland flow paths.
cumulatively cause adverse impacts ensure overland flow and/or flooding is ☒N/A
external to the development site by: not worsened, impeded, or otherwise ☐Performance Solution
diverted to adversely affect other
a) causing ponding of water on the properties or downstream
site or nearby land; environments.
b) increasing flooding, which
adversely affects the safety or use
of any land upstream or
downstream; or
c) adversely affecting the flow of
water in any overland flow path.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 31
Page 61
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
2. Local Plan Code
2.1 Noosa Heads Local Plan Code
2.1.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
Noosa Heads
1) The purpose of the Noosa Heads local plan code is to provide locally relevant planning provisions for the assessment of development within the Noosa
Heads local plan area.
2) The following overall outcomes apply to the Noosa Heads local plan area:
a) The Noosa Heads local plan area provides a diverse coastal a) The proposal promotes and emulates the existing character in
urban area with a strong focus on tourism, and a unique Noosa Heads with a unique character and identity framed by a ☒Compliant
character and identity framed by a vegetated backdrop to the vegetated backdrop to the built environment. ☐N/A
built environment, the coast, watercourses and the iconic ☐Performance Solution
Noosa National Park. b) Development is limited to a HDR site within the urban
b) Development is limited to land within the urban boundary to boundary. The proposal protects and reinforces the character
protect and reinforce the character and identity of Noosa and identity of Noosa Heads, providing efficient provision of
Heads, provide efficient provision of infrastructure and infrastructure and services.
services, avoid constrained land and protect the surrounding
c) The scope of the works has no bearing on Noosa Hills.
significant environmental areas.
c) The natural landform and landscape is retained with Noosa Hill d) The rooming accommodation is sited and designed to retain
being the predominant landscape feature forming a skyline the key natural environment, landscape and built form
and vegetated backdrop, without the intrusion of built form, elements and significant views and vistas that contribute to
when viewed from beaches, parks and other public spaces, the vegetated setting and character of the Noosa Heads local
residential neighbourhoods and visitor accommodation. In plan area
order to protect these important visual qualities the
preservation of existing vegetation is critical. Accordingly, in e) The design and siting of the proposed rooming
areas of high elevation and visibility development is restricted accommodation reinforces the correlation between the
wherever possible and if necessary excluded to ensure the natural and built character of the area by development sitting
existing character is maintained. lightly in the landscape, being responsive to the topography.
d) Development is sited and designed to retain the key natural
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 32
Page 62
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
environment, landscape and built form elements and The nature of development in Bottlebrush Ave areas has little
significant views and vistas that contribute to the vegetated on views to or from important landscape features.
setting and character of the Noosa Heads local plan area,
including: f) Not applicable.
i) Noosa Main Beach, Little Cove and more secluded beaches g) Noosa Spit and Noosa Woods remain low key passive
of the Noosa National Park; recreation areas.
ii) Noosa River, Weyba Creek, foreshore areas and associated h) Development is of a high design quality, incorporating low rise
riparian communities; contemporary sub-tropical building and landscape design that
iii) Noosa Spit, Noosa Woods, Weyba Creek Bushland Reserve, emphasises the casual, outdoor lifestyle.
foreshore parkland including the Lions Park and Weyba i) The design has a strong relationship with the outdoor
Park; environment through the incorporation of natural materials,
iv) Noosa Headland and the vegetated hillslopes that frame verandahs and glazing and orientation of openings towards
Noosa Heads, Laguna Bay, Noosa Inlet and Hastings Street; public spaces where practicable in an urban setting.
v) heathland areas of Noosa National Park and Girraween j) Noosa Junction is maintained.
Estate; and k) Development is for a residential MCU on a residential site only.
vi) vegetated drainage lines through residential estates and l) The Quamby Place neighbourhood centre is not affected.
private land with native vegetation stands.
m) Development is not within the Hastings Street Mixed use
e) Development, through its design and siting, reinforces the precinct and the Noosa Junction Hospitality precinct.
correlation between the natural and built character of the area
n) The proposal is not in Low density residential.
by development sitting lightly in the landscape, being
responsive to the topography and protecting views to or from o) Rooming accommodation in high density housing zones
important landscape features. accommodates a greater diversity in housing types
f) Building heights, scale and proportions are subservient to the p) Residents of Noosa Heads retain high levels of residential
landscape, including street vegetation in Hastings Street. amenity and convenience to urban services and recreational
opportunities.
g) Noosa Spit and Noosa Woods remain low key passive
recreation areas. q) The proposal is specific to the needs of students and
hospitality workers is provided in or within proximity of Noosa
h) Development is of a high design quality, incorporating low rise
Junction.
contemporary sub-tropical building and landscape design that
emphasises the casual, outdoor lifestyle. r) Housing choice is increased through the incorporation
rooming accommodation in High density residential
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 33
Page 63
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
i) Buildings have a strong relationship with the outdoors through s) The proposal is not for home based business.
the incorporation of natural materials, verandahs and glazing t) The proposal is for longer tenured residential use only.
and orientation of openings towards public spaces where
u) The proposal is not within the tourism area.
practicable.
v) Hastings Street is unaltered by the proposal scope.
j) Noosa Junction functions as a major activity centre providing a
range of goods and services for residents and visitors in a w) The proposal is for residential uses only.
predominantly multi-tenancy ‘main street’ form with a strong x) Hastings Street is unaltered by the proposal scope.
relationship between indoor and outdoor spaces. The y) The Noosa Heads range of community and sports and
redevelopment of the former Bowls site provides for a new recreational uses are unaltered.
road connection from Noosa Drive through to Lanyana Way as z) Access and convenience are maintained to significant open
well as an activated public open space area. space and outdoor recreation areas including the natural
k) Development maintains: features of the beaches and bays, Noosa River and Noosa
i) a high proportion of Noosa lifestyle and creative National Park.
destination businesses with few national chains and aa) Development is supported by a network of open space and
generically themed outlets; facilitates safe and convenient pedestrian and cycle
ii) a small number of large floor plate retail tenancies and connections between and around key destinations within the
businesses; and local plan area.
iii) within the predominantly retail and food establishment bb) Development supports and prioritises public transport,
land use mix, community support uses and medical and including the river ferry and buses and use of motor scooters
health services. and bicycles.
l) The neighbourhood centre at Quamby Place provides basic cc) The businesses does not involve a commercial jetty.
convenience good and services for nearby residents and dd) Key areas of vegetation on both private and public lands are
visitors and includes restaurants with river and parkland protected for landscape and habitat values.
outlooks. ee) The green backdrop to Hastings Street and Noosa Main Beach
m) Development in the Hastings Street Mixed use precinct and is maintained and retained.
the Noosa Junction Hospitality precinct provides a range of
well-designed business and entertainment activities including
live music and other artistic performances which creates a
vibrant atmosphere. High design quality, incorporating low
rise contemporary sub-tropical building and landscape design
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 34
Page 64
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
incorporates appropriate acoustic containment to facilitate
late night operation.
n) Development in the Low Density Housing zone primarily
accommodates permanent residents in detached dwelling
houses.
o) Development in the Medium Density and High Density Housing
zones accommodates a greater diversity in housing types
including dual occupancies, multiple dwellings, retirement
facilities and residential care facilities.
p) Residents of Noosa Heads enjoy high levels of residential
amenity and convenience to urban services and recreational
opportunities.
q) Housing specific to the needs of students and hospitality
workers is provided in or within proximity of Noosa Junction.
r) Housing choice is increased through the incorporation of small
dwellings within a mixed use format in activity centres.
s) Development for home based businesses including bed and
breakfast accommodation may locate in residential zones.
t) Noosa Heads is the principal focus for visitor accommodation
and services in Noosa Shire as demonstrated by:
i) Hastings Street serving as a major visitor centre; and
ii) Resorts located at Morwong Drive, Noosa Drive, Quamby
Place, Serenity Close, Sanctuary Drive, Little Cove, Noosa
Hill, Noosa Springs and Noosa Sound.
u) Development in the Tourist accommodation zone is for visitor
accommodation and associated uses that serve visitors
concentrated in areas close to Hastings Street and Noosa River
and in designated resorts.
v) Hastings Street maintains its character as a vibrant,
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 35
Page 65
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
contemporary and pedestrian-friendly centre for visitors and
locals.
w) A variety of high-end visitor accommodation, retailing and
dining uses incorporate indoor/outdoor spaces creating active
frontages from early morning to late evening.
x) Hastings Street retains a diverse mixture of retail and
entertainment activities with limited scope for increasing retail
tenancy numbers. Unique, independently operated
destination businesses with locally made or designed goods
particularly add to the appeal of the street.
y) The Noosa Heads locality provides a range of community and
sports and recreational uses which support both residents and
visitors.
z) Access and convenience is maintained to significant open
space and outdoor recreation areas including the natural
features of the beaches and bays, Noosa River and Noosa
National Park.
aa) Development is supported by a network of open space and
facilitates safe and convenient pedestrian and cycle
connections between and around key destinations within the
local plan area.
bb) Development supports and prioritises public transport,
including the river ferry and buses and use of motor scooters
and bicycles.
cc) The businesses operating from a commercial jetty lease area
at 14 Hastings Street, Noosa Heads provides watercraft for hire
and affords access to river ferry services.
dd) Key areas of vegetation on both private and public lands are
protected for landscape and habitat values.
ee) The green backdrop to Hastings Street and Noosa Main Beach
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 36
Page 66
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
is maintained and retained as an important landscape
element screening urban development.
2.1.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Development in the Noosa Heads Local Plan Area generally (All Zones)
PO1 AO1 AO1
Development enhances the role of No acceptable outcome provided The proposed development will support the ☒Compliant
Noosa Heads as the principal focus for role of Noosa Heads as the principal focus of
☐N/A
visitor accommodation and services in the locality through providing much needed
Noosa Shire with high levels of workers accommodation in immediate ☐Performance Solution
accessibility to outdoor recreational proximity to Noosa Junction.
pursuits and urban services.
PO2 AO2 AO2
Development contributes to the No acceptable outcome provided The proposed development supports the ☒Compliant
lifestyle and amenity of residents of lifestyle and amenity of residents in Noosa
☐N/A
Noosa Heads and its surroundings and Heads through providing key workers
services coastal communities to the accommodation in a central location adjacent ☐Performance Solution
south-east. to Noosa Junction, whereby it will not impact
on tourism activities.
PO3 AO3.1 AO3.1
Development contributes to the Development adjacent to a gateway or The proposed development incorporates a ☒Compliant
establishment of attractive special place or on land identified as a key variety of lightweight materials, cladding,
streetscapes to enhance the character corner in Figure 7.2.5.4 (Noosa Junction ☐N/A
concrete and landscaping that support a high
of Noosa Heads. Framework and Character plan) or Figure quality streetscape presence. ☐Performance Solution
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 37
Page 67
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
7.2.5.5 (Hastings Street Framework and
Character plan):
a) incorporates architectural and
landscape treatments which emphasise
the corner location as shown in Figure
AP3-10A and Figure AP3-10B; and
b) incorporates building materials such as
varied roof forms, changes in materials
and variations in projected and recessed
elements and facades.
AO3.2 AO3.2
Development adjacent to a primary Not applicable. ☐Compliant
streetscape treatment area on Figure
7.2.5.4 (Noosa Junction Framework and ☒N/A
Character plan) or Figure 7.2.5.5 (Hastings ☐Performance Solution
Street Framework and Character plan)
provides streetscape improvements which
are appropriate to the location, setting and
context of the development and
complement existing or proposed
streetscape works in the local area.
AO3.3 AO3.3
Development on Key Development Sites Not applicable. ☐Compliant
identified on Figure 7.2.5.4 (Noosa Junction
Framework and Character Plan) ☒N/A
incorporates a high standard of architectural ☐Performance Solution
design and landscape treatment consistent
with the streetscape character.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 38
Page 68
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
PO4 AO4 AO4
The visual amenity and character Development adjacent to the major road Not applicable. ☐Compliant
surrounding the major road network network, particularly Sunshine Beach Road,
and entrance roads, is protected and Eenie Creek Road, Noosa Drive and Noosa ☒N/A
enhances the entrances to Noosa Parade incorporates landscaping that ☐Performance Solution
Heads. complements the natural species occurring
in the local area, protects existing
vegetation within the road reserve and
incorporates design elements that add
visual interest to the streetscape.
PO5 AO5 AO5
Development retains enhances the Development retains and enhances existing As discussed in the planning report, the ☒Compliant
existing mature trees and character mature trees and character vegetation proposed development seeks to retain the
vegetation contributing to the contributing to the vegetated backdrop, ☐N/A
existing mature eucalyptus trees in the
vegetated backdrop, character and character and habitat values of the local frontage. Moreover, the proposed ☐Performance Solution
habitat values of the local area. plan area, including:- development will not have any material
a) Noosa National Park and Weyba Creek impact on key environmental values of the
conservation areas; area.
b) the vegetated hills which frame Noosa
Heads, Laguna Bay, Noosa Inlet and
Hastings Street;
c) the foreshore areas of the Noosa River,
Lake Weyba, Weyba Creek and their
associated riparian communities;
d) Noosa Spit/Noosa Woods;
e) street trees along Hastings Street;
f) the vegetated drainage lines through
residential estates; and
g) other character vegetation where
identified in Figure 7.2.5.4 (Noosa
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 39
Page 69
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Junction Framework and Character plan)
or Figure 7.2.5.5 (Hastings Street
Framework and Character plan)
PO6 AO6.1 AO6.1
Development retains significant views Development does not intrude upon The proposed development will not intrude ☒Compliant
and vistas contributing to the setting important gateways and sightlines upon important gateways or sightlines.
including: ☐N/A
and character of the local plan area.
a) significant views to the ocean, Noosa ☐Performance Solution
River and coastal lowlands from streets,
beaches and other public places;
b) the vegetated backdrop of Noosa Hill as
seen from Noosa Main Beach and the
Hastings Street area;
c) views from Hastings Street to Main
Beach;
d) vistas over Laguna Bay and to the Noosa
National Park and the vegetation stands
and hills within Little Cove;
e) the scenic view of Noosa National Park
and Weyba Creek from Cooloola and
Weyba Park Estates; and
f) vistas across Noosa River from Noosa
Sound.
AO6.2 AO6.2
For Noosa Junction Major Centre and Not applicable. ☐Compliant
Hastings Street Visitor Centre, buildings and
☒N/A
structures do not significantly interrupt or
encroach upon key contextual views as ☐Performance Solution
identified on Figure 7.2.5.4 (Noosa Junction
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 40
Page 70
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Framework and Character plan) and Figure
7.2.5.5 (Hastings Street Framework and
Character plan) and shown in Figure 7.2.5.7,
Figure 7.2.5.8, and Figure 7.2.5.10.
AO6.3 AO6.3
Buildings and other structures visible from Whilst the site is not highly visible from ☒Compliant
the beach or public spaces use materials and nearby public areas, the design of the building
☐N/A
finishes that complement the beachside and associated landscaping deliver an
character and integrate with the outcome that complements the local ☐Performance Solution
surrounding natural landscape and skyline character and skyline.
vegetation.
AO6.4 AO6.4
Views of building or structures from the Not applicable. ☐Compliant
beach are framed or filtered through
vegetation. ☒N/A
☐Performance Solution
Built Form and Streetscape
PO7 AO7.1 AO7.1
Buildings, structures and landscaping is Development takes the form of small The proposed built form is considered ☒Compliant
integrated with the natural landscape separate buildings rather than large single appropriate for the subject site and steps
☐N/A
and reflect the beachside, riverside or bulky buildings, stepping down slopes down towards the frontage, responding to the
hillside character and setting of the where applicable and not visually site’s topography and breaking up the built ☐Performance Solution
local plan area in terms of form, dominating the street, beachfront, form.
composition and protection of riverfront, adjacent properties, surrounding
neighbourhood amenity. spaces or the existing skyline.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 41
Page 71
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
AO7.2 AO7.2
Buildings and structures have a scale and The proposed development seeks to deliver a ☒Compliant
building height consistent with compliant building height that is sympathetic
☐N/A
development on adjoining and surrounding to the surrounding land.
land. ☐Performance Solution
AO7.3 AO7.3
Buildings and structures preserve the AS illustrated in the shadow analysis included ☒Compliant
amenity of adjoining land including sunlight within the proposal plans, the proposed
☐N/A
to neighbouring properties. development will not have any negative
shading impact. ☐Performance Solution
AO7.4 AO7.4
Development respects the scale of The proposed development protects ☒Compliant
surrounding vegetation and maximises the vegetation where possible, such as the street
☐N/A
opportunity for retention of existing tree retention, and incorporates generous
vegetation and incorporates soft landscaping throughout the site and built ☐Performance Solution
landscaping between buildings. form.
AO7.5 AO7.5
Buildings and structures: The proposed development delivers a ☒Compliant
stepped built form, responsive to the site’s
a) incorporate articulated roof forms ☐N/A
topography and also incorporates a mix of
which are visible from the street;
materials and elements such as cladding and ☐Performance Solution
b) incorporate a mix of lightweight and concrete that is reflective of the surrounding
textured external building materials or
locale.
materials that reflect the natural
environment such as timber and rock
face;
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 42
Page 72
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
c) provide variation through articulation,
texture and detailing;
d) incorporate verandahs, open balconies
or shaded patios for outdoor living, with
open, transparent or semi-open
balustrades;
e) use understated colour schemes and
low-reflective roofing and cladding
materials.
Centres and Services
PO8 AO8 AO8
The Noosa Heads local plan area is No acceptable outcome provided The proposed development supports the ☒Compliant
serviced by the following centres that operation of the Noosa Junction major centre
provide business, entertainment and ☐N/A
through providing much needed workers
community activities consistent with accommodation which will accommodate ☐Performance Solution
the Noosa Shire Centres Hierarchy: employees for local businesses and
a) Noosa Junction Major centre; organisations.
b) Quamby Place Neighbourhood
centre; and
c) Hastings Street Visitor centre.
PO9 AO9.1 AO9.1
Noosa Junction is a major activity Development in Noosa Junction is to be The subject site is located outside the Noosa ☐Compliant
centre servicing the coastal part of generally in accordance with Figure 7.2.5.4 ( Junction framework. Notwithstanding, the
Noosa Shire providing a wide range of Noosa Junction Framework and Character ☒N/A
proposal supports the framework’s intent.
centre activities and employment Plan). ☐Performance Solution
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 43
Page 73
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
including: AO9.2 AO9.2
a) retail uses of supermarkets and The redevelopment of the former Bowls site Not applicable. ☐Compliant
specialty retail; in Noosa Junction includes the dedication of
land zoned Recreation and Open Space Zone ☒N/A
b) commercial and professional office
space; with a minimum area of 1,000m2 to be ☐Performance Solution
located generally in accordance with Figure
c) creative industries;
7.2.5.4 (Noosa Junction Framework and
d) education; Character Plan).
e) health and wellbeing;
f) entertainment activities;
g) small dwellings in mixed-use
format;
h) high quality open space and public
realm; and
i) a transport hub.
PO10 AO10 AO10
Development reinforces the main Development on Sunshine Beach Road Not applicable. ☐Compliant
street character of Hastings Street, between Noosa Drive and Berrima Row,
Sunshine Beach Road, Arcadia Street Arcadia Street, the northern side of Lanyana ☒N/A
and the northern side of Lanyana Way Way and Hastings Street is attractive, ☐Performance Solution
with a pedestrian scale of development vibrant and pedestrian friendly.
and visual linkages to open space and
natural areas such as Noosa National
Park, Noosa Hill and Noosa Main Beach
and Pinaroo Park.
PO11 AO11 AO11
Development in a Centre zone or Development: Not applicable. ☐Compliant
Tourist Accommodation zone in a) respects the layout, scale (including
Hastings Street: ☒N/A
height and setback) and character of
a) is sympathetic to the existing development on adjoining sites; ☐Performance Solution
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 44
Page 74
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
character, streetscape and built b) includes detailing and articulation for
form; horizontal emphasis;
b) contributes to the variety of low set c) provides a fine scale of built form;
and walk up building styles in the d) provides active street frontages where
streetscape; identified as primary active street
c) creates vibrant and active streets frontage on Figure 7.2.5.4 (Noosa
and public spaces; and Junction Framework and Character plan)
d) provides integrated and functional or Figure 7.2.5.5 (Hastings Street
car parking and access Framework and Character plan) that
arrangements that do not incorporate shopfronts, indoor/outdoor
dominate the street. cafes and restaurants and other
activities that are likely to foster casual,
social and business interaction for
extended periods. Refer to Figure AP3-
8A for design outcomes for active
streetscapes.
e) has building openings overlooking the
street and addressing key corners as
indicated on Figure 7.2.5.4 (Noosa
Junction Framework and Character plan)
or Figure 7.2.5.5 (Hastings Street
Framework and Character plan) and
Figure AP3-7A; and
f) includes the provision of landscaping,
shaded seating and consistent and
simple paving materials on footpaths
consistent with the character of its
setting including where shown as
primary streetscape treatment area on
Figure 7.2.5.4 (Noosa Junction
Framework and Character plan) or
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 45
Page 75
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
Figure 7.2.5.5 (Hastings Street
Framework and Character plan).
PO12 AO12 AO12
Development in the Neighbourhood No acceptable outcome provided Not applicable. ☐Compliant
Centre zone at Quamby Place provides
dining options and lower order goods ☒N/A
and services to support the day-to-day ☐Performance Solution
needs of residents and visitors.
PO13 AO13.1 AO13.1
Development is high quality, low rise Pedestrian pathways in and around Hastings Not applicable. ☐Compliant
and pedestrian focussed reinforcing Street are maintained for pedestrians as the
the character of Hastings Street as a priority and business activities extending to ☒N/A
principal focal point for visitors. pathways is limited in extent. ☐Performance Solution
AO13.2 AO13.2
There is no decrease in the amount of public Not applicable. ☐Compliant
open space in or around Hastings Street.
☒N/A
☐Performance Solution
AO13.3 AO13.3
Vehicular access to Hastings Street is gained Not applicable. ☐Compliant
via Noosa Drive only.
☒N/A
☐Performance Solution
PO14 AO14 AO14
Development within the Community No acceptable outcome provided Not applicable. ☐Compliant
Facilities zone contributes to
community infrastructure, utilities and ☒N/A
services. ☐Performance Solution
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 46
Page 76
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
PO15 AO15 AO15
Office and retail businesses in Noosa No acceptable outcome provided Not applicable. ☐Compliant
Heads are typically of a smaller scale
while large floorplate and land ☒N/A
intensive uses including showrooms, ☐Performance Solution
bulky goods and outdoor sales are
more appropriately located in
Noosaville.
Housing Choice
PO16 AO16 AO16
Residential development within the Residential dwellings within the Major Not applicable. ☐Compliant
Major Centre zone incorporates small Centre zone:
dwellings that provide long term ☒N/A
a) do not exceed a floor area of 100m2;
housing for employees and students. and ☐Performance Solution
b) are part of a mixed-use development
with non-residential uses at the ground
level.
PO17 AO17 AO17
Sites currently used or approved for No acceptable outcome provided Not applicable. ☐Compliant
residential care facilities continue to
provide such services into the future. ☒N/A
☐Performance Solution
PO18 AO18 AO18
Development in the Low Density No acceptable outcome provided Not applicable. ☐Compliant
Residential zone maintains a high level
of residential amenity for permanent ☒N/A
residents. ☐Performance Solution
Visitor Facilities
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 47
Page 77
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
PO19 AO19 AO19
Development in the Tourist No acceptable outcome provided Not applicable. ☐Compliant
Accommodation zone and other resort
complexes provide visitor ☒N/A
accommodation into the future to ☐Performance Solution
preserve and support the role of Noosa
Heads as a tourism focus area
Noosa River
PO20 AO20 AO20
Commercial development on or No acceptable outcome provided Not applicable. ☐Compliant
adjacent to the Noosa River:
☒N/A
a) provides for uses for marine facility
purposes only, including water ☐Performance Solution
transport and boat hire;
b) is compatible with the scenic values
of the waterway;
c) provides a high level of amenity,
including ensuring low ambient
noise levels;
d) does not increase the overall scale
and intensity of commercial
operations;
e) ensures no net increase in gross
floor area of building and
structures;
f) uses materials, natural finishes and
colours that blend with the
surrounding natural landscape; and
g) reflects the character and setting of
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 48
Page 78
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
the waterfront locality (such as
timber and tin construction with a
traditional pitched roof design).
PO21 AO21.1 AO21.1
Commercial development on and No additional commercial leases are created Not applicable. ☐Compliant
adjacent to the Noosa River is not on or adjacent to the Noosa River.
increased or expanded beyond existing ☒N/A
building footprints and structures ☐Performance Solution
within existing lease areas. AO21.2 AO21.2
Development does not increase the overall Not applicable. ☐Compliant
building footprint, gross floor area or height
of buildings or structures associated with ☒N/A
commercial jetties. ☐Performance Solution
PO22 AO22 AO22
The loading and unloading of No acceptable outcome provided Not applicable. ☐Compliant
passengers and boat docking is
confined to the commercial lease areas ☒N/A
of the respective commercial ☐Performance Solution
operation.
Access & Connect
PO23 AO23 AO23
Development integrates with and Development on land including or adjoining Not applicable. ☐Compliant
extends the existing street and a key pedestrian/cycle link shown on Figure
pathway networks including but not 7.2.5.4 (Noosa Junction Framework and ☒N/A
limited to those identified on Figure Character plan) and Figure 7.2.5.5 (Hastings ☐Performance Solution
7.2.5.4 (Noosa Junction Framework Street Framework and Character plan)
and Character plan) and Figure 7.2.5.5 facilitates these connections.
(Hastings Street Framework and
Character plan) such that connections
to and between key local destinations
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 49
Page 79
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
are provided and reinforced.
PO24 AO24 AO24
Development of Lot 3 on RP884396, A link road is constructed to Council's Not applicable. ☐Compliant
being the former Noosa Heads bowls specifications as part of the first stage of re-
club, provides a new road link development of Lot 3 RP884396 generally in ☒N/A
connecting Noosa Drive near Pinnaroo accordance with Figure 7.2.5.4 (Noosa ☐Performance Solution
Park to Lanyana Way to improve local Junction Framework and Character Plan)
connectivity. and is dedicated to Council at no cost.
PO25 AO25 AO25
Development: No acceptable outcome provided Not applicable. ☐Compliant
a) avoids the generation of excessive ☒N/A
traffic or amenity impacts on
Hastings Street, Noosa Parade or ☐Performance Solution
Noosa Drive;
b) avoids through traffic on
residential streets;
c) maintains Hastings Street as a
narrow traffic way;
d) minimises the potential for conflict
between pedestrian and vehicular
traffic by consolidating, rather than
increasing vehicular access points
across footpaths; and
e) ensures car parking does not
dominate the streetscape.
Environment, natural resources and recreation
PO26 AO26 AO26
Development has no significant Not applicable. ☐Compliant
adverse impacts on biodiversity,
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 50
Page 80
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
natural vegetation, native fauna Connecting Habitat Areas as identified on ☒N/A
habitat, landscape quality, water Map SFM-4 - Biodiversity (Strategic ☐Performance Solution
quality or cultural heritage values, Framework) are protected from
including those related to: fragmentation and encroachment by
a) changes to natural drainage; development.
b) disturbance to any wetland system;
c) management of fire risk;
d) erosion and the transport of
sediments off site;
e) unmanaged public access;
f) changes to fauna habitat and
behaviour.
PO27 AO27 AO27
Development maintains and protects Open space corridors identified as Ecological Not applicable. ☐Compliant
an integrated open space network to: Linkages and Major Recreation areas on
Map SFM-1 - Settlement and Map SFM-4 - ☒N/A
a) provide passive and active
recreational pursuits; Biodiversity (Strategic Framework) are ☐Performance Solution
enhanced and protected from
b) provide connectivity for
fragmentation and encroachment by
pedestrians and cyclists;
development.
c) provide habitat connectivity for
wildlife and fish passage;
d) protect watercourses and drainage
lines;
e) protect vegetation on steep slopes;
and
f) form a scenic backdrop for
residential development.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 51
Page 81
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
3. Use / Development Codes
3.1 Special Residential Code
3.1.1 Purpose
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
1) The purpose of the Special Residential code is to ensure relocatable home parks, residential care facilities, retirement facilities and rooming
accommodation:
a) are appropriately located and integrated with the surrounding community;
b) are designed in a manner which meets the needs of and provides a comfortable, adaptable and safe environment for residents; and
c) protect the amenity of surrounding premises.
2) The overall outcomes sought for relocatable home parks, residential care facilities, retirement facilities and rooming accommodation are as follows:
a) Development for alternative housing types provide housing The proposed rooming accommodation seeks to deliver an
diversity and enables people to find suitable accommodation alternative housing type that will provide for workers in the Noosa ☒Compliant
throughout their life cycle. locality that do not require the extent of facilities that would
☐N/A
b) The residential use provides a home-like environment that otherwise be attributed for a standard dwelling, thereby assisting
promotes individuality, sense of belonging and independence. in housing affordability, choice and diversity. Moreover, the site’s ☐Performance Solution
c) The residential use is located within the urban boundaries. proximal location to the Noosa Junction centre area ensures that
d) The residential use is designed to be integrated with the future tenants are afforded ease of access to public transport,
surrounding community and provides the opportunity for community services, and will be afforded all required services and
residents to participate in the wider community. infrastructure to support their daily needs.
e) The residential use is sited such that there is ease of
movement, safety and legibility for residents and visitors.
f) The residential use provides for residents to have easy and
direct access to public transport and community services and
facilities.
g) A safe, secure and comfortable living environment is provided
for residents.
h) The comfort, safety, security, privacy and wellbeing of
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 52
Page 82
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PURPOSE & OVERALL OUTCOMES PROPOSAL COMPLIANCE
adjoining residents is protected.
i) The residential use provides site and adjoining residents with
protection from environmental nuisances.
j) The residential use is provided with appropriate connection to
reticulated sewerage, water supply, stormwater drainage,
electricity, and telecommunications services.
3.1.2 Performance Outcomes & Acceptable Outcomes
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
All Relocatable home parks, Residential care facilities, Retirement facilities and Rooming accommodation
Location
PO1 AO1.1 AO1.1
Development has reasonable access to Development is located within the urban The site is within the urban boundary. ☒Compliant
a variety of essential services and boundary.
☐N/A
facilities, including retail, commercial,
☐Performance Solution
social and medical facilities and public
transport services. AO1.2 AO1.2
Development is located in one of the The site is within the High density residential ☒Compliant
following: zone.
☐N/A
a) Community facilities zone;
☐Performance Solution
b) Medium density residential zone; or
c) High density residential zone.
AO1.3 AO1.3
For Relocatable home parks, retirement The site is located within 400metres of a ☒Compliant
facilities and rooming accommodation: number of public transport stops in Noosa
☐N/A
a) the use is located within 400 metres Junction centre area.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 53
Page 83
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
(measured along a sealed footpath with ☐Performance Solution
grade of no more than 5%) of a public
transport stop; or
b) where no public transport is available,
an alternative means of transport, such
as a minibus, is made available to the
residents.
AO1.4 AO1.4
Where a health care service is not located There are a series of health care services ☒Compliant
within 400 metres, medical or therapy located within 400 metres within the Noosa
☐N/A
services for residents may form part of the Junction area.
use and be provided on site providing the ☐Performance Solution
total proportion of gross floor area used for
health care services does not exceed 10%.
PO2 AO2 AO2
Rooming accommodation is located on Rooming accommodation is located within: The site is within 1,500m of land within the ☒Compliant
a site with convenient access to a) 1,500 metres walking distance, via a centre zone categories, being the Noosa
☐N/A
employment or education. sealed pathway, of land within the Junction precinct.
Major centre zone or District centre ☐Performance Solution
zone or 800 metres of land within the
Neighbourhood centre zone; or
b) 800 metres walking distance, via a
sealed pathway of a dedicated public
pedestrian access point of a hospital or
tertiary education establishment; or
c) 400 metres walking distance, via a
sealed pathway, of a Translink bus stop.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 54
Page 84
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
PO3 AO3 AO3
Residential uses occur only on land that No acceptable outcome provided The site is not subject to any natural disaster ☒Compliant
is suited to the development and hazard.
☐N/A
occupation of residential buildings
without risk to people and property ☐Performance Solution
from natural disaster.
PO4 AO4 AO4
Development is located so as to avoid Development does not occur within: The proposed development is not within: ☒Compliant
conflicts with surrounding land uses. a) 150 metres of land within the Low a) 150 metres of land within the ☐N/A
impact industry zone; Low impact industry zone;
☐Performance Solution
b) 200 metres of land within the Medium b) 200 metres of land within the
impact industry zone; Medium impact industry zone;
c) the designated separation area of a Key c) the designated separation area
resource activity; or of a Key resource activity; or
d) 250 metres of an existing intensive d) 250 metres of an existing
animal industry, intensive horticulture intensive animal industry,
use or a rural industry. intensive horticulture use or a
rural industry.
PO5 AO5 AO5
Development is located on a site with No acceptable outcome provided The proposed development site is sufficient to ☒Compliant
sufficient area to accommodate: accommodate all the required building
☐N/A
a) buildings and structures including design, setbacks, access, parking and
landscaping needs. ☐Performance Solution
accommodation and support
facilities;
b) setbacks;
c) vehicle access, parking,
manoeuvring and circulation;
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 55
Page 85
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
d) pedestrian access; and
e) landscaped open space.
All Relocatable home parks, Residential care facilities, Retirement facilities and Rooming accommodation
Effects of Use
PO6 AO6 AO6
Development has a residential density No acceptable outcome provided The proposed built form has been designed to ☒Compliant
that is compatible with the intent of deliver a design outcome that is compatible
☐N/A
the zone and the preferred character with the established and emerging character
for the local area in which it is located. of the immediate Bottlebrush Ave locale. ☐Performance Solution
PO7 AO7 AO7
The residential use integrates with the No acceptable outcome provided The proposed rooming accommodation is ☒Compliant
broader neighbourhood and allows capable of enabling residents to interact with
☐N/A
residents to interact with the wider the wider community.
community in the vicinity. ☐Performance Solution
PO8 AO8 AO8
Development does not adversely No acceptable outcome provided The proposed development will not impact on ☒Compliant
impact on existing or future any infrastructure.
☐N/A
infrastructure including water or
sewerage utilities, electricity or ☐Performance Solution
transport infrastructure.
All Relocatable home parks, Residential care facilities, Retirement facilities and Rooming accommodation
Design and siting
PO9 AO9 AO9
The residential use is appropriately No acceptable outcome provided The proposed development has been ☒Compliant
sited and designed in a manner which: designed to respond to the sites sloped
☐N/A
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 56
Page 86
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
a) integrates with the natural topography and simultaneously provides for ☐Performance Solution
landform and landscape of the site; generous landscaping, retention of the street
b) is compatible with the developed tree, and provision for communal and private
character of its particular areas for residents.
neighbourhood;
c) maximises the retention of existing
vegetation and allows for spaces
and landscapes between buildings;
d) allows sufficient area at ground
level for private and communal
open space, site facilities, resident
and visitor parking and
landscaping; and
e) facilitates ease of resident access
around the development such that
all communal buildings and
recreational facilities are
conveniently located.
All Relocatable home parks, Residential care facilities, Retirement facilities and Rooming accommodation
Safety and Amenity
PO10 AO10 AO10
The use does not have a significant Development ensures that where chemical, Any odour generating activities will be ☒Compliant
adverse impact on the amenity enjoyed laundry or cooking odour is released, appropriately discharges in accordance with
by users of adjoining or nearby exhaust vents are discharged vertically and ☐N/A
the applicable standards.
premises. directed away from adjoining sensitive land ☐Performance Solution
uses.
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 57
Page 87
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
PO11 AO11 AO11
Safety, security and comfort of No acceptable outcome provided Safety, security and comfort of residents, ☒Compliant
residents, staff, visitors and neighbours staff, visitors and neighbours is considered
is considered and incorporated into the ☐N/A
and incorporated into the design of the
design of the facility. facility. ☐Performance Solution
PO12 AO12 AO12
Development is designed to minimise Bedroom windows are at least 3 metres The proposed ‘cut-in’ basement car park ☒Compliant
noise carrying between dwelling units away from shared driveways, car parking ensures that bedrooms are sufficiently
or accommodation units by locating areas, mechanical plant, refuse and ☐N/A
distances from car parking areas. In addition,
noise sensitive spaces such as recycling areas, vents and exhausts.
refuse storage and plant equipment has been ☐Performance Solution
bedrooms away from noise generating located to be distanced from resident areas
areas of the development, such as car where possible.
parking areas or mechanical plant and
equipment or recreational facilities.
PO13 AO13 AO13
Development provides for the With the exception of a relocatable home The proposed development accommodates ☒Compliant
accommodation needs of users of all park, residential uses that cater for the necessary accessibility for prospective
ages and abilities at various stages of independent living are accessible or able to ☐N/A
residents and locates kitchen and living (i.e.
their lives, allowing for an optimum be made accessible for people with physical courtyard) area on level 1, where it can ☐Performance Solution
degree of independence for people disabilities through: integrate with the landscape area at the rear
with disabilities, seniors, or people a) providing an accessible path of travel of the site.
requiring assisted living. from the footpath or car parking area to
the front entry of the residential
building;
b) incorporating the kitchen, living/dining
area, at least one bedroom, a bathroom,
and the laundry on the ground floor if
the residential building spans two or
more storeys in height;
c) providing 1.2 metre wide passageway
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 58
Page 88
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
and doorways of at least 920 millimetres
wide and level entry thresholds to all
accessible rooms on the ground floor;
and
d) ensuring ground floor kitchen and
bathroom facilities are accessible or
have sufficient physical dimensions to
allow for wheelchair access.
PO14 AO14 AO14
Buildings and outdoor spaces are Development of the site enhances: The proposed development facilitates passive ☒Compliant
designed to allow for natural surveillance of all public areas and provides
a) opportunities for passive surveillance of ☐N/A
surveillance without adversely for a clear distinction of public versus private
common spaces including providing
impacting the privacy of on-site or
well-lit, active and overlooked places areas. ☐Performance Solution
adjoining residents.
and routes;
b) legibility of the site and ease of
navigation;
c) clear distinction between public and
private spaces; and
d) ease of maintenance.
PO15 AO15.1 AO15.1
Development, including entrance ways The main entrance is clearly identifiable and The primary entrance to the development is ☒Compliant
and outdoor spaces are designed to visible from the street, footpath, visitor car clearly identifiable from the street.
protect the personal security and parking areas and driveway. ☐N/A
safety of residents as well as legitimate ☐Performance Solution
site visitors. AO15.2 AO15.2
The internal path network has clear The internal areas of the development are ☒Compliant
sightlines to the main entry and street clearly identifiable and have clear sightlines as
access points. ☐N/A
required.
☐Performance Solution
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 59
Page 89
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
AO15.3 AO15.3
Visitors have direct access to the main Whilst visitors to the site will be limited, there ☒Compliant
entrance without passing through private is access to the elevator at the ground level
outdoor living areas. ☐N/A
without passing through private areas.
☐Performance Solution
PO16 AO16.1 AO16.1
Building and access works are located, The residential use has access to a reliable Where possible, the development will have ☒Compliant
designed and sited to protect persons alternative power supply in the event of access to a reliable alternative power supply
(including residents with limited prolonged power outage or disconnection ☐N/A
in the event of prolonged power outage or
mobility) and property in the event of a from grid supplied electricity. disconnection from grid supplied electricity. ☐Performance Solution
natural disaster, emergency or power
failure.
AO16.2 AO16.2
The residential use is designed, constructed The proposed development will allow for ☒Compliant
and operated so as to allow residents and residents and staff including mobility
staff including mobility impaired persons to ☐N/A
impaired persons to take shelter on site from
take shelter on site from severe weather severe weather events or floods. ☐Performance Solution
events or floods.
AO16.3 AO16.3
At a minimum, Residential Care facilities, The proposed development will provide for all ☒Compliant
Retirement facilities and Rooming safety measures as necessary.
accommodation provide: ☐N/A
a) an early warning system; ☐Performance Solution
b) emergency lighting;
c) safe and secure paths of travel to exits;
d) emergency escape exits;
e) protected exit paths;
f) exit signage;
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 60
Page 90
MATERIAL CHANGE OF USE FOR WORKERS ACCOMMODATION
UPON LAND AT 23 BOTTLEBRUSH AVENUE, NOOSA
PERFORMANCE OUTCOMES ACCEPTABLE OUTCOMES PROPOSAL COMPLIANCE
g) portable fire extinguishers;
h) fire hose reels;
i) fire-fighting water supply;
j) smoke hazard management; and
k) sprinkler systems.
PO17 AO17 AO17
Development provides acceptable Residential care facilities, Retirement The proposed development provides for: ☒Compliant
standards of health, safety and facilities and Rooming accommodation a) hygienic and adequately sized and
amenity for residents. provide: ☐N/A
configured kitchen, dining, sanitary
a) hygienic and adequately sized and and laundry facilities; ☐Performance Solution
configured kitchen, dining, sanitary and b) adequately sized common areas and
laundry facilities; bedrooms;
b) adequately sized common areas and c) storage facilities; and
bedrooms;
d) adequate ventilation to habitable
c) storage facilities; and rooms.
d) adequate ventilation to habitable
rooms.
Landscaping & private open space AO18.1 PO18
PO18 Landscaping is provided to a minimum of Development: ☐Compliant
Development: 40% of the site area and 60% of this is soft
landscaping. a) enhances liveability and promotes ☐N/A
a) enhances liveability and promotes outdoor living and social ☒Performance Solution
outdoor living and social interaction;
interaction;
As detailed above, the proposed
b) contributes to the visual amenity development provides for an outdoor
and natural landscape character of
courtyard area that is complemented by a
the area;
generous landscape area comprised of
c) retains existing large trees where
feature trees, groundcovers and screening
practicable;
shrubs. In addition, the internal breakout
Brisbane Byron Bay Gold Coast
07 3361 9999 02 6637 9110 07 5613 2499 Postal: PO Box 7657 EAST BRISBANE QLD 4169
E: [email protected] | W: www.tpalliance.com.au
Level 1, 32 Logan Road Office 8, 1 Porter Street Shop 12, 228 Varsity Parade
WOOLLOONGABBA QLD 4102 BYRON BAY NSW 2481 VARSITY LAKES QLD 4227 Page 61
The text continues on page 91.