Town Planning Report

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
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