Cover Letter - Assessment · 132003.221108.3

Table 2 - Assessment of Development Parameters (applying to entire site area)

                    1997 Strategic         The Noosa Plan           Proposal                   Compliance
                    Plan                   2020
                                           (Acceptable
                                           Outcome)
 Building height    2 storeys              2 storeys                2 storey                   x
 storeys metres     8 metres               8 metres                 9.5 metres
 Front setbacks     6m                     6m                       0m                         P
 Side setback       0m – 2.5m              0m – 2.5m                1.5m                       x


Performance Outcomes Noosa Plan 2020


Building Height - Performance Outcome PO7 of the Low Density Residential Zone Code

The proposed garage has a maximum height of approximately 9.5m above the ground level, exceeding the
acceptable outcome 8m. The encroachment above 8m in height relates to a small portion of the roof line at
the rear of the garage cause by the land falls steeply away from the road frontage at gradients exceeding
35%. While exceeding the acceptable outcome, it is submitted that the proposal complies with Performance
Outcome PO7 of the Code for the following reasons:
     a) the building will remain a low rise building and provide a building height that is consistent with the
         height of the existing dwelling, which has already been approved at a height of 10.4m and the
         predominant character of the area in that:
           i.    it will remain ‘low rise’ and 2 storeys in height;
          ii.    it is compatible with the height of the existing dwelling on the premises and
         iii.    it will be generally consistent with the height of the adjoining buildings to the west when
                 viewed from the road frontage and the character of the streetscape, which comprises of
                 large 2 storey dwellings on steeply sloping land (refer to Figure 4 - 5 below);
     b) the design, presenting a single storey to the street with a landscaped roof provides for an
         interesting and low-rise form to the streetscape and complements the surrounding area and
         beachside setting;
     c) the building will not visually dominate the street or surrounding areas for the reasons described in a)
         and b) and that the encroachments above 8m are limited to small section of the garage roof that is
         at the rear of the building (refer to Figure 3); and
     d) the proposed building will respect the scale of surrounding vegetation in that it presents a height of
         4.7m to the street frontage, being lower than the height of mature trees throughout the nearby
         streetscape;
     e) it will not unreasonably obscure views or lead to overshadowing of neighbouring properties given
         that the encroachments above 8m are limited to sections of the roof form and is adjacent to a
         garage on the adjoining property at 25 Bayview Road; and
     f) the building does not exceed 2 storeys in height.