Planning Report Dec 2019 (002)

                                                                                      proposal report




4.2.3 Setbacks
The original approval details the front of the existing shop and roof terrace as having a curved
setback which appears to have been filled in (since at least 2008) and results in the frontage
extending to Hastings Street. This area appears to have been previously been approved for outdoor
seating associated with the original use.
The Noosa Plan 2006 details the following setbacks for the site:
     2m, average of 4m from the front boundary to Hastings Street for the ground floor and 2nd
     storey;
The existing structures on site the subject of this application do not comply with the setback however
do not negatively impact on the street and are consistent with the existing structures and setbacks
of Mis Moneypenny’ s and 10 Hastings Street. A review of the proposal against Outcome 8 of the
Noosa Heads Locality is provided below:
     O8 Buildings and other structures are appropriately designed and sited to—
     a) provide amenity for users of the premises as well as preserve the visual and acoustic
     amenity of adjoining and nearby properties; - The existing building has been built to the
     Hastings Street boundary and is visually consistent with the surrounding built form. The
     existing setback provides privacy and separation to the subject site from the adjoining dining
     uses.
     b) provide adequate distance from adjoining land uses – The building alignment is consistent
     with the character of the area and provides separation to the adjoining dining areas.
     c) preserve any existing vegetation that will buffer the proposed building; - No vegetation
     d) allow for landscaping to be provided between buildings; - Existing building built to boundary
     and not opportunity for landscaping available.
     e) maintain the visual continuity and pattern of buildings and landscape elements within the
     street; - Existing building alignment consistent with development in the area and adjoining uses
     which extend to the street front.
     f) protect public safety and property within erosion prone areas by ensuring such areas are
     maintained largely free of development; - Not applicable
     g) help protect the natural character and visual amenity of coastal areas and watercourses. –
     Not applicable


4.2.4 Population Density and Gross Floor Area
The Visitor Mixed Use zone details a maximum density of 280 persons per hectare which provides
the entire lot (2695m2) with a density of 75.46 persons. The entire complex has been approved for
25 units including a managers residence.
The proposal will increase gross floor area however due to the existing approved commercial use,
the additional floor area is considered to be appropriate and has been approved under the latest
change for an additional unit.




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              town planners + urban designers + development managers                        page 14 of 16