2019-06-11 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                      11 JUNE 2019


Public Amenity
The site is considered to contribute to a high degree of amenity for users of the public footpath
within Edgar Bennett Avenue road reserve. The proposed uses and works are not located and
designed to avoid significant adverse impacts on the amenity enjoyed by users of this footpath.
The associated access driveway and visitor car parks require significant earthworks and
associated cut and fill immediately adjacent to and/or abutting the public footpath. This will result
in the likely loss of trees and understorey vegetation in the road reserve and onsite and restrict
the ability for effective soft landscaping that would otherwise screen the driveway and dwelling
units from the public footpath.
In addition, Units 1, 2, and 12 will have the appearance of being 3 storeys and up to 12m height
as close as 2m to the public footpath which is considered likely to significantly dominate the
vegetated visual amenity currently enjoyed by users of this footpath. Further the minimal setback
provides limited opportunity for any existing vegetation to be retained that would otherwise buffer
the proposed buildings.
It is noted the Noosa Plan prescribes a 10m setback from the Edgar Bennett Avenue road
reserve, within which the public footpath is situated.
Built Form
The proposed development does not comply with the key Noosa Plan development parameters
for density, height, gross floor area and site cover as described in Table 3. Any development in
this location should also be of a scale and density consistent with existing and permitted
development in Attunga Heights, which are predominantly two storey single dwellings and
duplexes. Further any development should not dominate or detract from the scenic and
environmental qualities of the site and its setting.
A three storey and 12m height has also been proposed for both the detached houses and
multiple dwellings with at least one dwelling unit (i.e. Unit 3) exceeding 12m height. While it is
acknowledged the steep slopes of the site necessitate some increased building height in parts,
the proposed height over and above 12m is considered excessive and unwarranted.
The proposed Detached House on Lot 2 and Units 1 and 2, being 3 storeys and 12m high, are
also not considered to be respective of the scale and character of the neighbouring development
in Attunga Heights. The immediately neighbouring development is of a scale more consistent
with a two storey detached houses and duplexes.
The applicant has applied a site area of 1.8054ha to the population density and GFA formulas,
suggesting:
    288 allowable person population density limit (39.6 person population density proposed);
      and
    11,520m² GFA limit (3,304m² GFA proposed).
It is not agreed that this is how the population density and GFA are calculated and that the
resulting proposed densities are excessive given the other provisions related to the site. On this
basis the proposed built form is not considered to respect the scale and character of the
streetscape and surrounding development.
The proposed roof forms do not meet the Noosa Plan requirement for soft and articulated,
pitched, skillion or curved roof forms with 600mm eaves. The proposed dwelling unit roof forms
are low pitched or box profiles/parapet styles (refer to Figure 2) which are not respecting the
scale and character sought within the Noosa Heads locality.
Overall the proposed built form is not considered to be compatible with surrounding development
and public spaces.




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