2016-09-06 - Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                             6 SEPTEMBER 2016


The Noosa Plan’s definition for a basement requires they protrude no more than 1m above
natural and finished ground levels. Front portions of the carpark levels therefore are not
basements and constitute a storey. Most of the proposed buildings therefore including some 3-
storey portions. The proposal plans show retained garden beds around these areas, so they are
less than 1m above finished ground level and will not be visually prominent. The non-complying
building height portions are predominantly a function of the site’s slope. Proposed garden bed
areas should adequately screen these portions, such that they will not present as 3-storeys. The
relaxation is supported, with conditions recommended to address landscaping.
   Roof Form
The Locality Code seeks roofs with a minimum pitch of 5degrees and eaves to 75% of the
perimeter. The proposed skillion roofs are pitched at 6degrees+ but eaves are only provided to
the front and rear of the buildings, including deep verandah roofs, and equate to approximately
60% of the roof perimeter. Window sunshades are proposed to the side elevations in lieu of
eaves. The relaxation sought is supported because the primary building presentations provide
eaves and appropriate roof forms, and due to the isolated location, the non-complying side
elevations will not significantly impact on visual amenity. Notably, the previously approved
Noosa Springs architectural style was predominately Mediterranean-style villas without eaves.
The architecture proposed is generally consistent with the Noosa vernacular sought by the
Locality Code.
3.4. Land Use & Works Provisions
The following codes which regulate land use and design are most applicable to this application:
   Residential Uses Code
   Landscaping Code
   Driveways & Carparking Code
   Engineering Works Codes
The application has been assessed against each of the above applicable codes. The pertinent
issues arising out of the assessment against the codes are discussed below:

 Code            Discussion

 Residential     The development meets the provisions of the Code, providing suitable
 Uses Code       surveillance opportunities, pathway networks, open space and utility areas,
                 emergency vehicle routes, visitor parking and various built form requirements.
                 Conditions are recommended to address issues such as mechanical
                 equipment.

 Landscaping     The previous approval over the site required the provision of Glossy Black food
 Code            trees (Allocasuarina) and koala food trees in the provision of landscaping within
                 the site. With the consideration of contemporary knowledge regarding bushfire
                 hazards and risks, the predominant use of highly flammable species such as
                 Eucalypts and She-Oaks, in the landscaping plantings is not advisable. The
                 applicant’s bushfire report recommends eucalypts and other “flammable
                 species” be avoided. Landscaping with mainly local rainforest or wet sclerophyll
                 species will provide visual screening of the development and sufficient amenity
                 landscaping to the grounds.         Conditions are recommended to ensure
                 landscaping meets the code intent, while also complying with the bushfire
                 management plan.
                 The landscaping code seeks to retain existing mature trees where practicable.
                 The site is predominantly cleared. Tree retention can occur along the frontage
                 to Resort Drive but clearing along the southern site boundary is recommended
                 for a number of reasons discussed in the primary issues later in this report.


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