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
          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.
 Site cover, gross floor area and plot ratio
 O10      The site cover, gross floor area and plot                 No solution provided                                         R10 Alternative Solution (as no Probable Solution is provided)
          ratio of buildings and other roofed                                                                                    The proposed development provides a scale and intensity of
          structures—                                                                                                            development which is compatible with the role and function of the
          a) results in a building scale that is                                                                                 Shire Business Centre and the surrounding area.
             compatible with surrounding                                                                                         The proposed development is internalised within the site; separated
             development;                                                                                                        from external sites by Eenie Creek Road and Walter Hay Drive and
          b) does not present an appearance of bulk                                                                              future development land on the site, and from that future
             to adjacent properties, roads or other                                                                              development land by the internal road network.
             areas in the vicinity of the site;                                                                                  The expansion is consistent with the existing form and scale of
          c) maximises the retention of existing                                                                                 Noosa Civic.
             vegetation and allows for soft                                                                                      Native vegetation has been retained throughout the site which
             landscaping between buildings;                                                                                      softens and screens the built form, particularly from the public road
          d) allows for adequate area at ground level                                                                            network.
             for outdoor recreation, entertainment,                                                                              The proposal provides sufficient on-site car parking, vehicle access
             clothes drying and other site facilities;                                                                           and manoeuvring areas and provides suitable stormwater
             and                                                                                                                 management arrangements.
          e) facilitates onsite stormwater                                                                                       Ground level civic spaces are provided at the northern end of the
             management and vehicular access.                                                                                    expansion including a range of formal and informal landscaped
                                                                                                                                 areas which enables entertainment and civic activities, including
                                                                                                                                 temporary markets, to take place.
 O11      Site cover—                                                                                                            R11 Does Not Comply
          a) for a class 1 or class 10a structure within                                                                         The built form of the proposed development is predominantly located
             the Detached Housing Zone, does not                                                                                 in Precinct E1 (4.0 hectares), with a site cover of 67%.
             exceed—                                                                                                             Please note the calculation of site cover includes those areas
            i for a single storey building - 50%; or                                                                             underneath the northern car park shade structures, which has been
            ii for a building of 2 or more storeys -                                                                             attributed to Precinct E1 despite a small fraction being technically
                50% on the ground floor and 30% for                                                                              located within the internal road network of the Shire Business Centre
                the upper storey(s), or 40% for all                                                                              Map.
                storeys for a building of 2 or more                                                                              Refer to Chapter 7 of the Town Planning Report for further details.
                storeys;




December 2014                                                                              Cardno HRP                                                                                         A5