2021-09-07 Planning & Environment Committee Meeting Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                  7 SEPTEMBER 2021


2.    not unreasonably obstruct views or cause overlooking of private open space or habitable areas
      of adjoining premises; - The roof intrusion does not impact on views as it is located adjacent
      to a pool area to the east and a driveway to the west.
3.    provide adequate distance from adjoining land uses; - The roof intrusion does not impact on
      adjoining land uses as it is located adjacent to a pool area to the east and a driveway to the
      west.
4.    preserve existing vegetation that will help buffer development; - Vegetation at the front of the
      site comprises a mix of exotic species. The entire site is to be densely landscaped to provide
      a private retreat.
5.    allow for space and landscaping to be provided between buildings including adequate area at
      ground level for landscaping with trees, shrubs, outdoor living and utilities; - The proposed roof
      encroachment allows for landscaping to be provided at the front of the site.
6.    be consistent with the predominant character of the surrounding area; - The roof encroachment
      is consistent with the current setback of the existing dwelling on site. Ferguson Street includes
      a number of dwellings that have reduced setbacks and therefore the setback is consistent with
      the character of the area including 19, 25, 30, 34, 38 and 46 Ferguson Street.
7.    protect the natural character and avoid adverse impacts on ecologically important areas such
      as national parks, waterways and wetlands. – The roof encroachment does not impact on
      ecologically important areas.
The proposed dwelling has been designed to reflect the character of the street as well as provide
privacy for both guests and surrounding residents. The applicant is proposing to extensively
landscape the site which will further add to the amenity of the area and the requirement to increase
the setback by pushing back the building or changing the roof form is considered to result in a poor
outcome for the site, the street and adjoining residents.
Requested action - delete condition 3
The applicant requests that these representations be assessed by Council as soon as possible and
that Council issues a Negotiated Decision Notice which amends the original Decision Notice as
proposed above. Please do not hesitate in contacting our Sunshine Coast office if Council requires
any further information and/or clarification in relation to these representations.
Assessment of Representation
Consistent with the prevailing character within proximity of the site the building façade is setback in
accordance with the 6 metre requirement with the high pitched roof setback 4 metres and 4.6 metres
from the front boundary.
It is acknowledged that there are a number of residences within proximity of the site which have
reduced front setbacks. A site inspection has ascertained that these are generally limited to
carport/garage structures which are single storey with one example of a minor front setback intrusion
associated with a screening box to an upper level window. The carports/garages which are within
the front setback appear to be historical and associated with older building stock.
It is not uncommon for dwellings to have eaves within the front setback noting that dwellings
developed under previous planning schemes were permitted to have 600mm eaves within setbacks.
The new Noosa Plan has changed this requirement as the setback is now measured to the outmost
projection which includes eaves. There is no longer an exemption for 600mm of eaves within the
setback. Therefore, the building would not be out of character with the surrounding area with a 6.0
setback to the façade and some eaves within the setback however the proposed 2 and 1.4 metres
of eaves/roof within the setback is considered excessive.
As the form of the roof contributes to the specific pavilion style design, consistent with the preferred
lightweight tropical feel sought by the planning scheme, it is considered reasonable to permit more
than the normal 600mm intrusion. A 1.0 metre eave/roof intrusion into the front setback will allow for
the roof form to remain a prominent feature of the design and protect the streetscape.


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