A beachside location could be home to a 43-apartment development if it gets the green light, with planning documents showing the proposal would exceed the preferred residential density for the area.
An application lodged by Adams + Sparkes Town Planning on behalf of 2731 Property Pty Ltd proposes 43 units over four storeys with basement parking at 27–31 First Avenue, Coolum Beach. If approved, the development would replace two existing houses and mature vegetation on the 3036sqm site.
The apartments would comprise 26 two-bedroom units and 17 three-bedroom units, with the building designed to a maximum height of 12 metres.
While the zoning supports medium-density housing, planning documents show the proposal would exceed the preferred residential density for the area under the Multi-Unit Residential Uses Code.
In the planning documents, the applicant argues the higher-density outcome is appropriate because of the site’s location and its proximity to the Coolum Beach district centre, services, recreation facilities, local beach access and public transport.
The report also notes a pre-lodgement meeting was held with council officers on March 31, when an earlier 46-unit version of the proposal was presented. It states the proposal was “positively received” and that “in-principle support” was given for non-compliant elements of the design, including reduced setbacks and site cover exceedance.
“The proposal satisfies PO6 of the Code because the resulting development remains compatible with the existing and intended character of the locality, having regard to the site’s zoning, surrounding development pattern and access to services and facilities,” the report states.
The report says the site is not within a uniform low-density residential area, but in a locality already containing a mix of housing and accommodation types.
It points to multi-storey unit and holiday apartment developments to the east, lower-scale development to the north and south and a duplex adjoining the site to the west.
“Consequently, the development will be experienced as part of an established medium to higher density residential and tourist accommodation precinct rather than as an isolated departure from a prevailing low to medium density character,” the report states.
It also states the density would be achieved through apartment layout, rather than excessive height or bulk.
“The density is therefore primarily achieved through the efficient internal arrangement of dwellings rather than through excessive building height, bulk or scale impacts.”
Site cover is also above the preferred maximum, with architectural plans listing it as 2104sqm, or 69 per cent of the land area. The preferred maximum is 40 per cent.
The applicant argues that figure includes large open balconies and planters, and that site cover would be 59 per cent if they were excluded.
“These balconies are provided with glazed balustrades and are not enclosed by walls or excessive screening.
“As such, they do not contribute to the perception of building bulk in the same manner as internal floor space.”
The report says the building has been designed to reduce its apparent scale through stepped floor plates, recessed upper levels, projecting balconies, podium planters, blade walls, varied roof forms and curved architectural elements.
The design across the 50-metre frontage would also include substantial new landscaping at ground level and in podium planters.
The report says landscaping would be provided along side and rear boundaries to help buffer the building from adjoining properties, while the frontage would include a landscape strip intended to soften the built form and enhance the coastal character of the streetscape.
Communal open space would be provided, with facilities including a pool, sundeck, fire pits, seating, tables, barbecues, an indoor gym, sauna and steam rooms, bathroom facilities and a lounge area.
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The planning report says the communal area would represent 23.78 per cent of the site, more than double the required 10 per cent.
Parking would be provided in the basement, with 71 car spaces proposed, including 60 resident spaces and 11 visitor spaces. The development would also include two motorcycle spaces and bicycle parking for residents and visitors, with vehicle access from First Avenue.
The proposal is code assessable and is now before Sunshine Coast Council.
