TOWN PLANNING REPORT 2016 Ver A

Proposal Report Proposed Material Change of Use of Premises for Multiple Housing – Type 4 Conventional (37 Units) over land
at 12 & 14 Serenity Close, Noosa Heads described as lots 7 & 8 on SP195871
Applicant:          CBD Settlers Cove Pty Ltd


As detailed in the table above, the proposal presents a development that is smaller than the existing
approvals in terms of numbers of units, gross floor area, site cover and generally complies with scheme
requirements except in relation to height.

With regard to height, a small section of the roofline of both buildings extends over the 15 metre height
limit as detailed on drawing DA 32. The topography of the site has presented some design challenges
with the sloping street frontage falling in an opposite direction to the cross fall along the western edge of
the site. To limit the extent and impact of the height encroachment at this location:

    •    Communal facilities have been placed on the western edge of the basement carpark to provide
         an active façade at ground level;
    •    The façade has been stepped, with the gymnasium creating a podium terrace forward of level 1,
         and the upper level being set back from level 3;
    •    An alternative balcony treatment has been applied to the upper level;
    •    A thin roof design is proposed.
    •    Importantly, built-form in this area of the site will not be not visible from Noosa Sound or the
         Noosa Inlet / Weyba Creek area

It is noted that the current approvals over the site have recognized the constraints and location of the site
and have approved a slight intrusion into the 15 metre height limit by 200mm. Further, concessions of up
350mm have been granted to Emerald for eaves projections.

The current proposal has been reviewed against the Specific Outcome 07 as detailed below:

        O7 Buildings and other structures —
        a) present a building height consistent with structures on adjoining and surrounding land; - As
        detailed above the current development permits on site detail an approved maximum height of
        15.2m. Further the adjoining development known as Emerald has been granted a height of up to
        15.35m. The proposal is therefore consistent with the height of structures in the surrounding area.

        b) do not exceed a maximum building height of — 4 storeys – Complies

        c) do not visually dominate the street or surrounding spaces; - The proposed buildings are setback
        approximately 20m and 30m from the road frontage respectively, which enables substantial
        landscaping to be provided across the frontage and screen the development. The area of height
        encroachment is located to the rear of the buildings, facing the vegetated POSCWP land to the
        west. Due to the existing vegetation, slope and setbacks, this encroachment does not impact on
        the surrounds.

        d) preserve the amenity of surrounding land; - The intrusion is located to the rear of the site and is
        stepped back from the edge of the building to reduce impacts on the surrounding area. The area of
        the roof intrusion is of a ‘blade’ design to further reduce its visibility to the surrounding area.

        e) respect the scale of surrounding vegetation; - Buildings are consistent with the surrounding
        character of the area and step down the site maintaining the vegetated backdrop.

        f) respond to the topography of the site by minimising cut and fill (eg. stepping down the
        site or using a suspended pole construction); and - Buildings are consistent with the surrounding
        character of the area and step down the site maintaining the vegetated backdrop.

        g) maintain a mature vegetated skyline. – The surrounding vegetation located within the open
        space areas are not affected by the area of intrusion which has been setback into the overall roof
        forms.

7.2.2.1 Noosa Heads Locality Code

The Noosa Heads Locality Code details that the Attached Housing zone is to accommodate residents
and visitors in detached or semi-attached housing forms. The proposal is consistent with the stated
outcome for the zone. Attachment C provides a detailed comparison of the proposal against the code
requirements.




     martoo consulting - Town Planning + Urban Designers + Development Managers                                14