109 Gympie Terrace Noosaville APPLICATION · MCU16/0103

Planning Report - 109 Gympie Terrace, Noosaville for Deirdre Williams and Maurice Farrell


                         • no more than 4            • 2 attached units                 ✓
                         attached dwelling units
Car parking              1 covered space per         2 covered spaces                   ✓
                         dwelling unit
                         and 1 spaces for visitor    2 uncovered spaces                 ✓
                         parking



5.5 Non- Complying Elements
The proposal generally complies with Planning Scheme requirements except in relation to the
side setbacks for the Front Feature beam and columns, one on each side boundary. These
columns are 6.6m back from the front boundary. The columns are 400mm long and 3.9m high
above the natural ground level. They will appear much shorter and in proportion from the
street aspect. Considering Duplexes are proposed to the sites on both side of the proposed
development, and these will have to build up to the minimum floor level of 2.8m AHD (approx
1.8m above natural ground level), the height of these columns above finished ground level will
be considerable lower.

The proposal does not comply in regard to minimum Landscape area. As the site is narrow
and long, and a large portion is taken up with the driveway to ensure forward gear entry and
exit from the site. The Front and rear of the property will be heavily landscaped to counter this.

The proposal does not comply in regard to filling of the site. As the required finished floor level
is approximately 1.8m above the natural ground level, we are proposing to grade the driveway
up to a garage level 2.25m AHD (approx 1.1m above natural ground level). The rear of the
land is fill to a height of 2.3m AHD, which is approx 1.2m above natural ground level. This will
drop to 2.2m AHD towards the boundary. Much of the rear open space will be displaced by the
pool. The only place that fill is placed further than 1.m from a structure id between the rear
terrace and the pool (1.25m from the Terrace and 1.25m from the pool). If no fill were provided
here, a dangerous gully would be created between the pool and the Terrace, causing a
danger when access the pool.

The proposal does not comply in regard to height. The heighest point above the natural
ground level is 9.095m towards the rear of the site. The ridge hieght is proposed at 10.185m
AHD where the natural ground level is 1.090m AHD giving an overall height of 9.095m. The
required finished floor level 2.800AHD take 1.090m AHD reduces the 8.0m maximum height
by 1.71m which would bring the height well below the 8.0m limit if there were no floor height
requirement. The duplex is stepped back and stacked to reduce the visual impact of the
proposal. Consideration should also be taken for the proposal new neighbouring duplexes as
they will be high for the same reasons. Unfortunately, the two storey configuration is
necessary as the site is so narrow to fit the requirements into a single storey configuration.


6.0 Conclusion
This application has been prepared for Deirdre Williams and Maurice Farrell in support of an
Application for a Development Permit for Material Change of Use and Operational Works for
Multiple Housing - Type 2 Duplex on land described as Lot 5 on RP79817, 109 Gympie
Terrace, Noosaville.
The proposal generally complies with the requirements of State Planning and the Noosa Town
Plan and conforms to the Noosaville Locality and is consistent with the performance
provisions of the semi-attached zone.
Therefore, it is recommended that Council approval of the application is warranted.


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