Planning Report · MCU18/0078

                                                                                        proposal report


The proposal does not comply with provisions relating to building height in metres. With regard to
the height of the roof, the proposal slightly exceeds the stipulated height of 8 metres by 0.3 m for
the front skillion roof. This height is a direct result of the minimum floor heights relating to flooding
and the design providing for a pitched roof form. The proposed roof form complies with the Specific
Outcome as detailed below:
  a) are low rise and have a visual bulk and an architectural scale consistent with structures on
     adjoining or nearby land; - Proposed building complements the existing character of the
     street which includes unit complexes. The building extends back from the street front and the
     area of intrusion will not be readily visible to the surrounding area. The existing deck and
     deck roof form further mask the upper level roof from the street.

      b) do not exceed a building height of —
          i. for the Attached Housing Zone 2 Storeys. - Complies

      b) do not visually dominate the street or surrounding spaces; - Area of intrusion minor and
         will not be visible to the street.

      d) preserve the amenity of surrounding land; - Area of intrusion relates to a small portion of
      the roof and will not impact on the surrounding amenity.

      e) ensure that development responds to the site topography; - Design of building respects
      the flat nature of the site and the requirement to fill.

      f) are well articulated with strong horizontal and vertical design elements to provide an
      interesting streetscape and to complement landform changes and landscapes – Building is
      well designed and respects the design intent for the area.

With reference to population density it is noted that there is an anomaly in the Noosa Plan relating
to population density for the Attached Housing Zone. The Attached Housing zone is intended to
cater for a slightly higher density of development, however the population density and gross floor
areas (GFA) do not reflect this intent. The Attached housing zone details a GFA of 279m2 for this
site whereas the Semi – Attached housing zone provides for a GFA of 314m2. The applicant
therefore requests that Council apply the density and gross floor area provisions of the semi
attached housing zone for this proposal as has been applied to other developments in the area.

The applicant has located all carparking to the rear of the site to maximise the northern orientation
and river views of the site and to present a minimise the impacts of vehicles on the streetscape. As
a result of maximising the northern aspect the rear eaves extend slightly rear setback. Eaves are
detailed as a required outcome for development in the locality and the encroachment provides
appropriate articulation and protection to the rear facade of the building and contributes positively
to the architectural design.

The encroachments are considered to comply with the specific outcomes as detailed below:

      a) provide amenity for users of the premises as well as preserve the visual and acoustic
      amenity of adjoining and nearby properties; - The encroachment will not impact on nearby
      properties which have similar setbacks.

      b) provide adequate distance from adjoining land uses; reduced setback relates to eaves
      with the main façade of the building setback from adjoining unit developments.

      c) allow space for required vehicle parking; - Carparking provided on site. Eave
      encroachment enables carparking to be provided at the rear of the site and not dominate the
      street frontage.



      martoo consulting
      town planners + urban designers + development managers                                    page 9 of 13