ECM_22343518_v1_Town Planning Assessment Report (1)

                  and outdoor living area and associated roofline on      proposed northern built-to-boundary wall follows
                  the boundary are an issue in terms of amenity on        the same requirements as per QDC MP1.2 A2(d),
                  adjoining property. These structures are to comply      with the exception of a minor encroachment of
                  with the setback requirements in Noosa Plan. The        the mean height being 3.57m. An alternative
                  garage on the boundary must also comply with            solution to justify this non-compliance is provided
                  QDC requirements, if it is to be on the boundary.       in section 4.2 of this report.

                  The pool and trellis structure also do not meet the     The trellis structure has been removed. The pool
                  setback requirements and this compromises the           is less than 4.5m in height, and achieves the
                  amenity on adjoining land. Due to the height of         minimum 1.5m setback requirement.
                  these structures, they are to comply with the
                  setback requirements in Noosa Plan.

                  Further, there is a concern with the height of the      See above. The setback to the pool now achieves
                  pool. This presents significant overlooking             the minimum 1.5m setback requirement. The pool
                  opportunities to the adjoining property. The height     is not inground, and had been reduced in length,
                  of the pool is also a concern as it will be seaward     such that it does not extend more than 3 metres
                  to the coastal building line and will be clearly seen   seaward of the coastal building line.
                  from the beach, especially when lit. There is no
                  support for a pool seaward of the coastal building
                  line and at the proposed height and setback to
                  the side boundary. Please note that the pool that
                  is more than 1 metre above ground is considered
                  site cover.

                  Currently part of the dwelling is within the 6          Given the extent of the coastal building line and
                  metre setback to Arakoon Crescent. There is a           the minimum front setback requirement of 6
                  concern that the redevelopment will include             metres, there is a very little building footprint to
                  another structure in the front setback which is the     work with. In order to protect the coastal dunes,
                  front entry/ramp which is roofed to a large extent.     the proposed extension provided some new built
                  There is a reluctance to accept this as it will be      form in the front setback. Justification to address
                  quite dominant to the street and it is unlikely to      this is provided in section 4.2 of this report.
                  be supported.

                  With the application, include with the plan set, the    The GFA and Site Cover Plan shows the extent of
                  coastal building line and ensure the site and floor     the building on the site. The coastal building line
                  plans shows all boundaries of the lot.                  is shown on the floor plans.

                  Council’s coastal hazards mapping identifies the        Refer to the attached Geotechnical Investigation
                  site as being within an erosion prone area. Part of     and Coastal Hazard Assessment.
                  the site is within the 2020, while most of the site
                  is within the 2040 and all of the site is located in
                  the 2070 area. Provide a Geotechnical Report and
                  Coastal Hazard Assessment from a registered
                  engineer who is an expert in coastal erosion
                  processes.

                  Provide a stormwater management report that             Please refer to the         attached    Stormwater
                  aligns with the geotechnical report.                    Management Report.

                  Council officers will need to engage geotechnical       Noted.
                  & hydrological engineer to peer review the above
                  mentioned reports, which will need to be paid for



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Document Set ID: 22343518
Version: 1, Version Date: 16/03/2023