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



Alternative Solutions are therefore proposed in both instances.
Probable Solution S9.1 is provided by the Noosaville Locality Code as one way of demonstrating compliance
with Specific Outcome O9 of the code, which states:
      O9        Buildings and other structures are appropriately designed and sited to—
                a) provide amenity for users of the premises as well as preserve the visual and acoustic
                amenity of adjoining and nearby properties;
                b) provide adequate distance from adjoining land uses;
                c) allow space for required vehicle parking;
                d) preserve any existing vegetation that will buffer the proposed building;
                e) allow for landscaping to be provided between buildings;
                f) maintain the visual continuity and pattern of buildings and landscape elements within the
                street;
                g) avoid large areas of continuous wall planes by varying the building setbacks and using
                appropriate techniques to provide visual relief; and
                h) help protect the natural character and visual amenity of the Noosa River system and other
                watercourses.
Similarly, Specific Outcome O1 of the Building Works Code provides:
      O1        Buildings and other structures are appropriately designed and sited to—
                a) provide amenity for users of the premises as well as preserve the visual and acoustic
                privacy of adjoining and nearby land uses;
                b) preserve any existing vegetation that will buffer the proposed building from adjoining uses;
                c) allow for landscaping to be provided between buildings;
                d) maintain the visual continuity and pattern of buildings and landscape elements within the
                street;
                e) for class 10a structures, do not visually dominate the street;
                f) avoid any significant adverse impacts on the natural values of watercourses and their
                foreshores, including those of the Noosa River and its lakes; and
                g) do not interrupt the natural cycles of erosion and accretion of watercourses and foreshore
                areas.
                Alternative provision to QDC Parts MP1.1 and MP1.2, P1, P2 and P7.
The proposal achieves compliance with Specific Outcome O9 of the Noosaville Locality Code and Specific
Outcome O1 of the Building Works Code.
The proposed development promotes a level of amenity which is appropriate and consistent with the nature
and type of development proposed, being a range of non-residential ‘centre’ activities. Residential or other
sensitive uses are not proposed as part of the development, nor are they located within close proximity to the
site or the proposal. Siting the proposed development backing onto Covenant J maximises the area between
the proposed development and the internal loop road, ensuring there is sufficient separation and screening
between the proposed development and the internal circulation road and future development area further to
the east.
The proposed development is also sufficiently separated from adjoining buildings, particularly the existing
centre, which is separated from the expansion by Covenant J. Covenant J is largely retained in its natural
state, providing a good source of separation and screening between the two built elements.
It is also relevant that pedestrian or vehicular access to Covenant J is not promoted or facilitated. Accordingly
the impacts of reduced setbacks along the western extent of the proposed development will not adversely
affect the amenity of users of Covenant J.


December 2014                                         Cardno HRP                                                           71