MCU14/0106 & OPW15/0001 Town Planning Report & Appendix A Code Compliance

                                                                                                                                                                                   Town Planning Report
                                                                                                    28 Eenie Creek Road, Noosaville and parts of the road reserves of Hofmann Drive and Walter Hay Drive



 Specific Outcome                                          Probable Solution                                                            Response
 O10     Buildings and other structures–                  S10.1     The maximum building height in storeys and metres is—               R10.1 Does Not Comply
         a) are low rise and present a building height              a) if in the Visitor Mixed Use Zone – 12m (but not exceeding        The proposed development is located predominantly in the Shire
         consistent with structures on adjoining and                3 storeys);                                                         Business Centre Zone and partly in the Open Space Conservation
         surrounding land;                                          b) if in the Noosa Heads Locality, Attached Housing Zone –          Zone.
         b) have a maximum building height of–                      a) Lot 4 on SP 100064 in Serenity Close Noosa Heads - 15m           The built elements of the proposed expansion are predominantly
              i) for Visitor Mixed Use Zone - 3                     (but not exceeding 4 storeys); or                                   located in Precinct E1. The maximum building height of the proposed
              storeys;                                              b) otherwise - 12m (but not exceeding 3 storeys);                   development within Precinct E1 is 10.5m, and therefore complies
              ii) if in the Noosa Heads Locality,                                                                                       with the requirements of S8.1.
                                                                    c) if in the Shire Business Centre Zone –
              Attached Housing Zone—                                                                                                    Part of the proposed development is also located in Precincts E7, OS7
                                                                    i. Precinct E1 or E2 - 12m (but not exceeding 3 storeys);           and B1, with a maximum building height in those precincts
              • Lot 4 on SP 100064 in Serenity Close
              Noosa Heads - 4 storeys;                              ii. Precinct REC/MU - 8m (but not exceeding 1 storey);              respectively of 9.0m, 12.5m and 9.5m. Maximum building height in
                                                                    d) if in the Noosaville Locality and the Attached Housing           those precincts exceeds the requirements of S8.1.
              • Otherwise - 3 storeys;
                                                                    Zone and with frontage to the following streets – Russell St,       In the case of Precincts E7 and B1 the proposed development
              iii) if in the Shire Business Centre                  William St and Howard St, or Weyba Rd, James St and                 complies with the requirements of O8, as the proposal in those
              Zone—                                                 Albert St north of their intersections with Elizabeth St (as well   precincts does not exceed 10 metres, being 2 storeys as defined by
              • Precinct E1 or E2 - 3 storeys;                      as properties fronting Gympie Terrace or Noosa Parade               The Noosa Plan. In relation to those precincts, building height is low
              • Precinct REC/MU - 1 storey;                         between Weyba Road and Russell Street)- 12m (but not                scale, will not visually dominate the street as it is located well within
                                                                    exceeding 3 storeys);                                               the site, against the boundary to Covenant J and is well separated
              iv) if in the Noosaville Locality and the                                                                                 from the internal and external road network as well as development
              Attached Housing Zone - 2 or 3 storeys                e) if in the Noosa North Shore Locality and in the Detached
                                                                    Housing Zone – 8m or 9m where the pitched roof, but no              on adjoining sites. The proposal responds to the topography of the
              depending on the location of the site;                                                                                    site and includes a variety of built form elements and a mix of materials
                                                                    other part of the building or structure, exceeds 8m (but not
              v) otherwise - 2 storeys;                             exceeding 2 storeys either way);                                    and finishes for visual interest.
         c) do not visually dominate the street,                    f) if in the Tewantin Locality and the Business Centre Zone –       The development will be well screened by vegetation on the site.
         surrounding spaces or the existing skyline;                10m (but not exceeding 2 storeys);                                  In relation to Precinct OS7, where parts of the precinct are within the
         d) preserve the amenity of surrounding land                g) if in the Rural Zone or Rural Settlement Zone – 8m or 9m         Open Space Conservation Zone (the two do not precisely align), the
         including privacy, views and access to                     where the pitched roof, but no other part of the building or        proposed development exceeds 2 storeys or 10 metres in height. The
         sunlight;                                                  structure, exceeds 8m (but not exceeding 2 storeys either           height in this location is associated with the pedestrian link.
         e) respect the scale of surrounding                        way); or                                                            Refer to Chapters 7 and 8 of the Town Planning Report and
         vegetation; and                                            h) otherwise – 8m (but not exceeding 2 storeys).                    Appendix B – Architectural Drawings and Architectural Design
         f) respond to the topography of the site by                                                                                    Report for further details.
         stepping down the slope or sitting above the
         ground level on stumps, for sloping sites.
 Site Cover
 O11     The site cover of buildings and other roofed     S11.1     If involving a class 1 or class 10a structure—the site cover        R11 Not Applicable
         structures—                                                does not exceed—
                                                                                                                                        Site cover for the site is provided by the Noosaville Locality Code.
         a) is of a scale that is compatible with                   a) for a single storey building – 50%; or
         surrounding development;                                   b) for a building of 2 or more storeys – 50% on the ground
         b) does not present an appearance of bulk                  floor and 30% for the second storey;
         to adjacent properties, roads or other areas               OR
         in the vicinity of the site;
                                                          S11.2     If otherwise—
                                                                    a) for the Detached Housing, Semi-Attached Housing or
                                                                    Attached Housing Zone - 40%;




December 2014                                                                              Cardno HRP                                                                                                A45