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
              or Weyba Rd, James St and Albert St                  b) if in the Visitor Mixed Use Zone – 12m;                     Part of the proposed development is also located in Precincts E7, OS7
              north of their intersections with                    c) if in the Business Centre or Industry Zones — 10m;          and B1, with a maximum building height in those precincts
              Elizabeth St (as well as properties                                                                                 respectively of 9.0m, 12.5m and 9.5m. Maximum building height in
              fronting Gympie Terrace or Noosa                     d) if in the Shire Business Centre Zone – 8m, except in        those precincts exceeds the requirements of S8.1.
              Parade between Weyba Road and                        Precinct E1 or E2 where 12m or in Precinct REC/MU where
                                                                   6m;                                                            In the case of Precincts E7 and B1 the proposed development
              Russell Street), where they are not to                                                                              complies with the requirements of O8, as the proposal in those
              exceed a maximum building height of 3                e) in all other zones—8m.                                      precincts does not exceed 10 metres, being 2 storeys as defined by
              storeys;                                                                                                            The Noosa Plan. In relation to those precincts, building height is low
            ii. for the Visitor Mixed Use Zone– 3                                                                                 scale, will not visually dominate the street as it is located well within
                storeys, although present only 1-2                                                                                the site, against the boundary to Covenant J and is well separated
                storey façades to Gympie Terrace;                                                                                 from the internal and external road network as well as development
            iii. for the Shire Business Centre Zone– 2                                                                            on adjoining sites. The proposal responds to the topography of the
                storeys, except in Precinct E1 and E2                                                                             site and includes a variety of built form elements and a mix of materials
                where 3 storeys and Precinct REC/MU                                                                               and finishes for visual interest.
                where 1 storey; and                                                                                               The development will be well screened by vegetation on the site.
            iv. for all other zones— 2 storeys;                                                                                   In relation to Precinct OS7, where parts of the precinct are within the
        c) do not visually dominate the street or                                                                                 Open Space Conservation Zone (the two do not precisely align), the
           surrounding spaces;                                                                                                    proposed development exceeds 2 storeys or 10 metres in height. The
                                                                                                                                  height in this location is associated with the pedestrian link.
        d) preserve the amenity of surrounding
           land;                                                                                                                  Refer to Chapters 7 and 8 of the Town Planning Report and Appendix
                                                                                                                                  B – Architectural Drawings and Architectural Design Report for
        e) ensure that development responds to the                                                                                further details.
           site topography; and
        f) are well articulated with strong horizontal
           and vertical design elements to provide
           an interesting streetscape and to
           complement landform changes and
           landscapes.
 Setbacks
 O9     Buildings and other structures are               S9.1      Buildings and structures comply with the setbacks identified   R9.1 Alternative Solution
        appropriately designed and sited to—                       in Schedule 1 - Minimum Boundary Setbacks.                     Refer to Chapter 7 of the Town Planning Report for a discussion on
        a) provide amenity for users of the premises                                                                              the proposed alternative solution.
           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;




December 2014                                                                            Cardno HRP                                                                                              A4