2016-09-06 - Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                               6 SEPTEMBER 2016


The proposal does not retain any vegetation that would sufficiently screen the structure and does
not allow for landscaping (being built to the boundary) between the development and the
boundary. Landscaping is proposed beneath the structure which is unlikely to do well, and will
not provide visual screening. Without adequate screening there is potential to negatively impact
on the visual amenity of the area. The road reserve is well vegetated and would provide some
visual buffer, but it is not appropriate to rely upon road reserve vegetation to buffer development,
as this vegetation may need to be cleared for future works. The proposal for a zero setback to
Park Road is considered to conflict with Specific Outcome O1 and is not supported.
Given structures are located within the 6m setback adjoining at 10 Park Road and nearby at 6
and 8 Park Road and 81 Hasting Street, it is recommended the structure be setback a minimum
of 2 metres, generally consistent with these existing structures. This will provide sufficient area
for landscaping within the site, retain some small native trees, maintain the established pattern of
built form setbacks in Park Road and protect Noosa Hill’s green back drop.
The structure is proposed partially within an easement which runs along the northern boundary of
the site and of 9 Allambi Rise and is for ‘right of way’. A condition is recommended to ensure the
works are permitted under the terms of the easement.
Overlay Provisions
Natural Hazards Overlay Code – Landslide Hazard is applicable to this application.
The applicant has provided a geotechnical report, engineering design and a construction
management plan that demonstrates the site is safe from landslide during and after construction
and can be constructed with minimal impediment to traffic on Park Road.
Other Planning Matters
The applicant has pruned the canopy of trees in the road reserve for views to Laguna Bay (as
seen in Figure 7 above). It is recommended the applicant be advised to stop pruning the
vegetation in the future.
4.     CONSULTATION
4.1. Other Referrals
The application was forwarded to Unitywater and the following internal Council specialists:
    Engineering Officer
Their assessment forms part of this report.
5.     CONCLUSION
The proposal is considered not to meet Specific Outcome O1 of the Building Works Code as the
proposed zero setback to Park Road does not allow landscaping within the site to sufficiently
screen the class 10a structure. The under floor landscaping proposed, will not provide screening
to effectively maintain the green back drop of Noosa Hill that The Noosa Plan seeks to protect.
However, should the proposal be setback a minimum of 2m, this would be consistent with the
established setbacks nearby and provide sufficient space for landscaping within the site to
provide screening. A condition is therefore recommended to setback the structure 2m from the
Park Road boundary and the application is recommended for approval on that basis.
Departments/Sections Consulted:

     Chief Executive Officer             Community Services                 Corporate Services

     Executive Office                X   Planning & Infrastructure
     Community Engagement                Building & Plumbing Services
     Customer Service                    Civil Operations
     Economic Development                Infrastructure Planning & Design
     Governance                          Planning & Environment
     Human Resources                     Strategic Land Use Planning



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