Delegated Report - Code - Planning MCU24/0125 (As Published)

               mix of trees, shrubs and ground covers. The frontage also contains a pool and turfed areas. Each
               unit has its own pedestrian entry that leads to the front door, which is visible from the street.
               The visual and acoustic privacy for the users of the adjoining premises will be addressed by the
               applicant as part of the required amendments to the proposal plans to fully demonstrate that
               opportunities for overlooking are managed by window placement, translucent glazing or fixed
               external screens. The resulting separation between buildings is sufficient to provide a suitable level
               of acoustic privacy. To the south, proposed Unit 5 is the closest building to the adjoining
               development a 71 Eumundi Noosa Road. This unit is setback approximately 10m from the front
               boundary. The eaves are setback 2m and the wall of this unit is setback 2.5m from the side
               (southern) boundary. The resulting building separation between these developments will be
               between 4-5m and will therefore achieve a high level of amenity and privacy though providing an
               adequate distance from the adjoining development. Although the adjoining dwelling at 71 Eumundi
               Noosa Road is setback approximately 10m from the front boundary, this is somewhat unique and
               as detailed below there are examples of setbacks less than 6m prevailing in the surrounding area.
               The proposed setback of Unit 1 appropriately considers the alignment of the road, and the
               established setbacks of the adjoining property to the north by staggering the setbacks of Units 1-
               5.
               The proposed development preserves the existing street trees and provides additional street trees
               to help buffer the development and protect the surrounding natural character.
               The compliant site cover of the proposed development ensures that there is space for landscaping
               between building, with trees, shrubs and outdoor living areas provisioned for as shown on the
               Landscape Calculation Plans referenced DA5.01-DA5.03, completed by Black Wood Architecture
               and Design and dated 28/01/2025.
               The predominant character of the surrounding development fronting Eumundi Noosa Road has a
               varied front setback of between 4m-10m. There are examples further to the north and south that
               have established setbacks between 4-5.5m. For example, at 89 Eumundi Noosa Road
               (MCU21/0156/.01) a more recent Multiple Dwelling development, has setbacks to the front
               boundary of approximately 5.5m. Similarly, the development at 30 Eumundi Noosa Road is setback
               approximately 4m.
               There are no areas within the subject land identified as ecologically important areas such as
               national parks, waterways and wetlands.
               It is acknowledged that due to the sloping nature of the site and the provision of flat building pads,
               this results in fill and terraced retaining walls with fences on top. It is unclear whether this
               combination of fill, retaining walls and fencing results in an overall fence height of approximately
               4m when viewed from the adjoining properties. This raises concerns regarding the potential
               amenity impacts this outcome. These potential amenity impacts need to be confirmed and if
               necessary the proposal plans need to amended to address any impacts that cannot be managed
               through reasonable and relevant conditions.
               Dual Occupancy and Multiple Dwelling Code
               Acceptable Outcome AO4 of the Dual Occupancy and Multiple Dwelling Code states:
               AO4            Dual occupancy and multiple dwellings do not occur on battleaxe or rear allotments or
                              lots with a frontage less than 10.5 metres in width.
               The exist access handle (frontage) to Starboard Avenue is 8m and as such does not comply with
               Acceptable Outcome AO4 of the Dual Occupancy and Multiple Dwelling Code. The proposal is
               therefore required to comply with corresponding Performance Outcome PO4 of the Dual
               Occupancy and Multiple Dwelling Code, which states:
               PO4            Development addresses the street, contributes to the streetscape and does not
                              adversely impact on the amenity of any adjoining land on which residential
                              development is permitted.
               This matter was raised in Council’s Information Request as the proposal increased the number of
               lots that would gain access from this existing rear lot and may cause detrimental impacts to lots
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Document Set ID: 23672855
Version: 9, Version Date: 08/04/2025