2018-02-06 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                6 FEBRUARY 2018


     o     Block 23 – the receipt of more advanced structural engineering design for the
           dwellings units, coupled with provision of a greater acoustic treatment between floors
           has resulted in a minor increase of floor to floor heights by (circa) 130mm per level.
           This increase in height has been offset by altering the pitch of the roof so as to limit
           the change to the overall building height, to (circa) 400mm within the existing
           approved building height plane.
           The extended building footprint down the hill, as a consequence of the redistributed
           Block 26 gross floor area, sits flush with the new building levels and results in a minor
           intrusion into the 8 metre building height limit measured from natural ground, wherein
           this intrusion generally consists of balcony and an extended roof line / eave.
           Notwithstanding, we note that the proposed building height remains well within an
           8.0m height plane above the “finished ground plane” at a maximum height of (circa)
           6.875m;
     o     Block 24 – the height of this building has changed in a similar manner to, and for the
           same reason as, Block 23. The proposed building height of Block 24 also remains
           well within the 8.0m height plane above the “finished ground plan” at a maximum
           height of (circa) 6.9m;
     o     Block 25 – the overall height of this building has marginally increased (by circa
           300mm) generally as a consequence of minor changes to the floor to ceiling heights
           of individual levels of the building combination with minor changes to the building
           footprint and roof line. The extension of the built form into the 8 metre building height
           (above natural ground level) is very minor in nature and predominantly comprises
           balcony and roof line / eave. Of note, the proposed building height remains well within
           an 8.0m height plane above the “finished ground plane” at a maximum height of
           (circa) 7.11m.
The application also proposes to amend conditions 2, 3, 13, 14, 31, 49, 50, 65 and delete
condition 4.
2.   SITE DETAILS
2.1. Background
The site is located within Precinct E2 of the Noosa Springs development at Links Drive, Noosa
Heads. Noosa Springs is a master planned residential golf estate, with most development on the
site completed. The subject site and the adjoining resort site to the north (Precinct F – refer
figure 5) have recently been cleared and works commenced in relation to the existing approvals
for each site.
2.2. Site Description
The site is a 1.18ha irregularly shaped allotment located on the western slopes of a high dune on
the eastern side of the Noosa Springs development. The lot has frontage to Resort Drive of
approximately 290 metres though resort drive ends at a cul-de-sac head halfway along the
frontage and the eastern half is unformed/vegetated. Part of the site was used as a sand quarry
in the past, with most of the quarry area located on the adjoining Precinct F site to the north. The
land falls from a ridgeline on the eastern boundary sloping down to the Resort Drive along the
western boundary. Most of the site slopes moderately to the southwest at around 15% but there
are very steep slopes on the excavated quarry batters near the northern property boundary.
Aerial photographs of the site and its surrounds are shown in Figures 1 & 2.




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