Town_Planning_Report · MCU19/0055

MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (TYPE 2 DUPLEX)                      14
27 HILL STREET, SUNSHINE BEACH


           •    The buildings associated with the proposal are sited in a way which provide amenity for users of
                the premises as well as preserve the visual and acoustic privacy of adjoining dwellings, with fully
                compliant front and side setbacks;
           •    The verge width of >10m at the front of each of the proposed dwellings, means the buildings are
                setback approximately 16m from the road pavement, further ensuring the buildings do not
                affect the continuity of the streetscape;
           •    The proposed development offers a site cover of 40%, which is consistent with the relevant Site
                Cover requirements of the Code;
           •    The proposed roof form provides a pitch of 5o and provides 600mm eaves along the entire
                perimeter of the building;
           •    The main entrance of each dwelling faces each respective road frontage and is recognisable from
                the street;
           •    The design of the buildings does not contain any unbroken walls for a length of 15m, and
                provides a design that creates visual interest and contributes positively to the streetscape
                character;
           •    The proposed garages are suitably setback from each street, and are approximately 3m wide;
                and
           •    The front fence is setback an average of 1m along the entire frontage.

52.    Despite the proposed development primarily achieving the nominated provisions of the Code, there are
       some minor areas of non-compliance with the prescriptive outcomes, as discussed below:

6.4.1.1 Plot Ratio
53.    Specific Outcome O8 requires a maximum plot ratio for Multiple Housing Type 2 buildings of 0.45:1. The
       proposed development seeks to provide a plot ratio of 0.46:1, which results in a slight encroachment of
       the requirements of this Specific Outcome. This works out to be an additional Gross Floor Area of 9m2 for
       both units – 4.5m2 for each unit.

54.    This very minor encroachment also takes into account the Planning Scheme definition – including ground
       floor stairway areas as Gross Floor Area, which is not an accurate depiction of what Gross Floor Area is
       (as supported within the definitions of the New Noosa Plan).

55.    Furthermore, the development’s compliance with site cover, setbacks and building height already
       ensures the building is a suitable scale and does not present an appearance of excessive bulk to adjacent
       properties.

56.    The proposed development already provides a relatively small internal area for each unit, so any
       reduction in GFA will impact upon the livability of the units, and reduce the overall level of residential
       amenity for future residents, for the sake of a reduction in bulk in scale, with the development already
       complying with all other siting and scale requirements of the Planning Scheme.

57.    In this instance, the proposed development is considered to comply with the development’s Overall
       Outcomes relating to bulk and scale of dwellings.

58.    Given the above representations, the proposed development is considered to generally comply with the
       provisions and Overall Outcomes sought by the Eastern Beaches Locality Code, and although some very




ANDREW PANNIFEX
MAY 2019