2022-07-12 Planning & Environment Meeting Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                            12 JULY 2022


Setbacks
The proposal seeks to vary the front and side setbacks required by AO9.1 and AO9.2 of the Low
Density Residential Housing Code. The related Performance Outcome states:
      PO9
      Buildings and structures are designed and sited to:
      a.    provide a high level of amenity to users of the subject site and adjoining premises,
            including provision of visual and acoustic privacy and access to sunlight;
      b.    not unreasonably obstruct views or cause overlooking of private open space or
            habitable areas of adjoining premises;
      c.    provide adequate distance from adjoining land uses;
      d.    preserve existing vegetation that will help buffer development;
      e.    allow for space and landscaping to be provided between buildings
            including adequate area at ground level for landscaping with trees, shrubs and outdoor
            living;
      f.    be consistent with the predominant character of the streetscape; and
      g.    protect the natural character and avoid adverse impacts on ecologically important
            areas such as national parks, waterways and wetlands.
Front Setback
A front setback of 2.54 metres is proposed in lieu of the required 6 metres. The reduced setback
is generally a consequence of the topography of the site and the increased rear setback associated
with the Coastal Building Line, which reduces the developable area of the site.
As the slope falls significantly from the front to the rear of the lot, practical issues arise with regards
to vehicular access and the associated garaging. This is consistently observed on lots which are
on the seaward side of Seaview Terrace and the nearby Arakoon Crescent and has resulted in
development on the front boundary or within proximity of the front boundary on many of these lots.
Furthermore, the part of the building that is within the 6 metre front setback is generally below the
maximum 8 metre height permissible at the 6 metre setback. The chimney and powder room vent
appear to marginally encroach into this area. As such, the height of the building within the reduced
setback will not unreasonably impact on view lines.
In this instance, the development proposes the garage and the remainder of the building’s frontage
to be at the 2.54 metre setback.
This has the potential to result in the built form dominating the street and reducing the opportunity
from meaningful landscaping between the front boundary and the dwelling. The proposal includes
landscaping in the reduced front setback and also landscaping within the throughout built form
including to the full extent of the building’s frontage. Several buildings designed by the project
architect have been constructed within the coastal area of the Noosa Shire; the applicant has
provided photographs of these developments to validate how it is intended for the built form to
incorporate landscaping.
The following images are renders of the proposed frontage and photographs of other development
designed by the project architect.




                   Figure 12 –Render of dwelling as viewed from Seaview Terrace (west)

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