2017-11-13 General Committee Agenda

GENERAL COMMITTEE MEETING AGENDA                                             13 NOVEMBER 2017


Setbacks
Specific Outcome 5 of the Tewantin and Doonan Locality Code states:
Buildings and other structures are appropriately designed and sited to—
a)   provide amenity for users of the premises as well as preserve the visual and acoustic privacy
     of adjoining and nearby land uses;
b)   preserve any existing vegetation that will buffer the proposed building from adjoining uses;
c)   allow for landscaping to be provided between buildings; and
d)   maintain the visual continuity and pattern of buildings and landscape elements within the
     street; and
e)   help protect the natural character and visual amenity of the Noosa River system and other
     watercourses and lakes
The proposed development complies with the setback requirements to all boundaries except for
the Earl Street frontage, proposing a 1.5 metre setback where a 3.0 metre setback is required.
Whilst a 1.5 metre variation is proposed the built form is substantially setback from the Earl
Street – Hilton Terrace corner of the property which therefore limits the impact of the setback on
the public domain. The works related to the setback extend approximately 50% of the boundary
length. The western wall of the development adjacent to the Earl Street frontage maintains visual
interest associated with the mixed materials, including glazing, and the outdoor dining area which
has a lightweight appearance due to it having a considerable opening between the rock wall and
the roof above.
A landscaping strip is to be provided between the building and the property boundary and planted
out with native shrubs.
It is considered that the reduced setback will not detract from the amenity of the area and that the
development demonstrates compliance with Specific Outcome regarding setbacks.
Car parking
The proposed car parking arrangement results in a shortfall of 1.75 car spaces, which equates to
35m² based on the planning schemes car parking rate of 1 space per 20m2 of use area. The car
parking assessment is based on the floor areas of the proposed new tenancies as shown on the
proposal plans. When calculating the car parking requirement for Entertainment & Dining
Business Type 1 - Food & Beverages kitchen and food storage areas are excluded from the
calculation by the planning scheme. The submitted plans do not detail kitchen and food storage
areas within the restaurant tenancies, however, it is reasonable to assume that when developed
the kitchen and food storage areas of the two restaurant tenancies will accommodate for most if
not all of the 35m² area.
The plans provide for 8 bicycle parking spaces when 12 are required. This can be rectified by a
condition requiring the provision of 12 bicycle parking spaces.
Infrastructure Agreement
Prior to the submission of the application Council’s Infrastructure Planning, Design & Delivery
team were designing a proposal to upgrade the Hilton Terrace-Ernest Street intersection to
improve the road network. The proposed intersection upgrade works require the resumption of
135m2 of the subject site.
To address the proposed land acquisition, the applicant proposed that an Infrastructure
Agreement be entered into to provide clarity and certainty for both parties around the land
acquisition, timing of road infrastructure works and demolishing the building which encroaches
partly into the road reserve. The Infrastructure Agreement would also acknowledge that 8 of the
development’s required car parking spaces, lost due to the land acquisition, would be provided in
the road reserve to the site’s frontage.


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