080630 FINAL TP Assessment Report.pdf [As Published] · 132008.1128

assessing a development application.
The proposed population densities appear to be generally consistent with these requirements.

Setbacks — Buildings are to have a 6 metre setback to all site frontages (ie. Grass Tree Court
and Ben Lexen Drive), whilst side setback requirements are based on half the building height in
metres calculated at the same point provided that on any gable roof the calculation shall be
measured to half the height of the gable. A 6 metre setback also applies to the rear boundary.
The distance between buildings on the subject site shall be not less than 1.5 metres plus 0.5
metres for each storey of the building with the greatest number of storeys.

The proposal appears to be non-complying with front setback requirements to Ben Lexen Drive.
The proposal should be changed to comply; otherwise you should supply sufficient justification
for a relaxation of the setback with the lodgement of the application.

Site Cover - The Noosa Plan does not identify a site cover requirement for the proposed use on
the subject site. However you are advised that draft amendments have been prepared as part
of Second Round Amendments to The Noosa Plan, which include a maximum site cover
requirement of 50%. Whilst these amendments are yet to be adopted by Council, due
consideration would be given to these draft amendments when assessing a development
application.

Gross Floor Area — The maximum gross floor area is equivalent to the maximum allowable
population density in persons multiplied by 40m*. The proposal appears it could comply with
these requirements.

Landscaping — A minimum landscaped area requirement applies which is determined based on
the proposed population multiplied by 40m?. In addition, minimum landscape setbacks of 6
metres applies to site frontages including 3 metre minimum average width consisting of soft
landscaping, and 2 metres to rear boundaries.

As per setbacks, the proposal appears to be in non-compliance with the requirement for a 6
metre landscaped setback along the site’s frontage to Ben Lexen Drive.

Car Parking — The Noosa Plan stipulates for the Aged Persons Home, a car parking
requirement of 1 space per 2 employees based upon the maximum number of employees
engaged at any one time and 1 space per 5 beds or occupants of the premise and 1 emergency
vehicle space. The Noosa Plan stipulates for the Retirement Village; a car parking requirement
of 1 covered space per accommodation unit or dwelling unit; and 1 space per 4 accommodation
or dwelling units, or part thereof; and 1 emergency vehicle space.

It is considered that some consideration could be given to visitor car parking spaces within the
driveways of Independent Living Units however some visitor car parking is expected to also be
provided within common areas. The concept of providing additional parking areas for
Independence Living Units for recreational vehicles (ie. boats, caravans) is supported.

Roof Form — A minimum roof pitch of 5 degrees together with 600mm roof overhangs applies.
The proposal appears to generally comply with this provision however sufficient justification
should be given to support any non-compliance in relation to this requirement.

Engineering Issues

Stormwater Disposal — The proposal for collection and reuse should be provided with the
lodgement of the application, this includes a preliminary design that shows the developments
capability and intent for managing stormwater. All drainage systems are required to be by
gravity (including basements). The volumes of rainwater tanks (communal or individual tanks)
should be in accordance with the The Noosa Plan or Queensland Development Code.

Sewer — The proposal will need to demonstrate the development can gravity drain to existing
mains.