2019-08-06 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                   6 AUGUST 2019


Setbacks
Probable Solution S9.1 of the Noosaville Locality Code requires buildings and structures to
comply with the setbacks identified in Schedule 1 - Minimum Boundary Setbacks, being
 Frontage - 6m for the first 2 storeys and 10m for any storey thereafter;
 Side boundaries—half the building height in metres calculated at that same point provided
   that on any gable roof the calculation shall be measured to half the height of the gable ; and
 Rear boundary - 6m for the first 2 storeys and 8m for any storey thereafter.
Front Setback
The proposal complies with the required front setbacks for Level 1 and Level 2 of the
development, however does not comply for Level 3.
The façade of Level 3 is proposed to be setback a minimum of 10m from the front boundary,
which complies with the planning scheme requirement, however the third storey roof is setback
7.95 metres on the east, to 8.5 metres on the western end of the building, whilst the planter
boxes are proposed to be setback 6.2m from the front boundary. It is noted that the terrace is
enclosed with glass balustrading, so therefore will not present as bulk to the street front.
The upper level of The Regatta (to the east) is located approximately 6m from the road frontage,
whilst all three levels of Wai Cocos (to the west) are setback a minimum of 8m from the Gympie
Terrace boundary. As the view lines are to the north, it is considered unlikely that the reduced
setback will have any adverse impacts on the visual amenity of residents or visitors of adjoining
properties.
The Level 3 front setback is considered to meet Specific Outcome O9 of the Noosaville Locality
Code, as the roofline will provide shading to the building and Level 3 terrace area, increasing
amenity for the residents of the premises. The reduced setback is consistent with the range of
setbacks along Gympie Terrace, and it is considered that the development will maintain the
visual continuity and pattern of buildings along Gympie Terrace, whilst providing suitable
landscaping and articulation, utilising a lightweight and textured building design, appropriate for
the locality.
Side Setback
The proposal complies with the required side setbacks for Level 1 of the development, however
does not comply for Level 2 and Level 3, being setback 3m from both the eastern and western
boundaries, instead of 5.25m.
It is acknowledged that following the issue of an Information Request, Council contacted the
applicant with information that the side boundary setbacks may be an issue due to concerns from
surrounding residents (refer to 5.3 Public Notification). As a result, the applicant provided
updated plans where the south western corner of the building has been truncated (refer to Figure
5), increasing the side setback to 5.71m at the south western boundary.




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