23576 DA - Change a Development Approval [As Published] · 132003.221108.2

The subject site is included in the Detached House zone under The Noosa-Plan-and-is-also.mapped

"by the Natural Hazard: Bushfire & Acid Sulfate Soils Overlay as being located in a medium bushfire

hazard area.

2. THE DEVELOPMENT APPLICATION

The applicant seeks Council approvat to undertake minor extensions to the existing dwelling. The
applicant proposes to extend the existing dwelling by means of converting an existing smal! and not
well utilised upper bedroom to a music room and study. Included in the works is the enclosure of
the adjoining deck and extension of the existing room.

Proposal plans prepared by Mojo Design are included in Attachment 1 and demonstrate the
existing building and proposed works.

The proposed works generally comply with the requirements of the Noosa Plan except in relation to
height and setbacks. In accordance with the Noosa Plan, the maximum height limit in metres is 8
metres from natural and finished ground surface levels. In this instance, due to the existing
constraints of the site, being the steep slope and existing vegetation, the existing building has been
approved with a height of 9.5 metres. The proposed enclosure of the upper level deck however
results in two small areas of roof extending past this 9.5 metre height to 10.4 metres. In support of
the encroachment the applicant notes:

« The proposed extensions involve the enclosure of existing deck which is currently
partially covered by a fixed tension membrane umbrella/ shade;

* The existing deck is not utilised as it is too exposed to the elements and located off a
poorly designed bedroom;

« The area of intrusion will not be readily visible to the surrounding area;

« The area of intrusion will blend into the bedroom area located behind;

« The area of intrusion will appear from the street, less high than the existing adjoining
roof form;

« It is not feasible to extend the dwelling further down the slope to fit in the proposed
music room and study as this will result in substantial earthworks and removal of
vegetation due to access and construction issues;

e It is appropriate to utilise the existing built form to accommodation needed extensions
for the owner of the premises.

With regard to setbacks, a minimum setback of 6.0 metres is to be provided to the front boundary.
In this instance the extended upper level intrudes into the front setback area along Bayview Road.

3. ASSESSMENT

Section 14.96 of the Noosa Heads Locality Code details building height requirements for detached
dwellings (Class 1 structures). Probable Solution 10 states:

$10.1 The maximum building height in storeys and metres is 8 metres for the detached
housing zone.

The proposal exceeds the building height as stipulated above. As the proposal does not comply
with the Probable Solution it is then reviewed against the provisions

Height

010 Buildings and other structures—

a) are low rise and present a building height consistent with structures on adjoining and
surrounding land; -

It is noted that the site is bounded to the east by National Park and has no dwellings directly north
along the rear boundary. The proposed works result in a building that is consistent with the
dwellings to the west of the site and will appear from the street as part of the existing dwelling. The
diagrams and photographs below demonstrate the appearance of the dwelling and the surrounding
area.

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