2019-08-06 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                     6 AUGUST 2019


Upon entry to the site, the entrance to the building is clearly defined by lit pathways. Visitors will
have direct access to the entrance without having to pass through private outdoor living areas.
Privacy
Northern and southern terraces are proposed on each of the three levels. The Level 1 terraces
are not anticipated to adversely impact on the privacy or amenity of adjoining properties, however
it is noted that a new block fence is proposed along the eastern and rear boundaries, and
planting is proposed along the length of the common boundaries, providing additional screening
between adjoining lots.
The southern Level 2 and 3 terraces are proposed to be setback 6.2m from the rear boundary,
with both levels proposed to be fitted with 1.7m high privacy screening.
The Level 2 and 3 northern terraces are proposed at 3.5m from both the eastern and western
boundaries, and are bordered by planter boxes and glass balustrading. Given the reduced side
boundary setbacks and proximity of the terraces to neighbouring private open spaces, the
location of the northern terraces may impact on the privacy of residents on adjoining lots.
Therefore, the proposed terraces are recommended to be supported subject to the following
condition:
      Protection of Privacy
      The Level 2 and Level 3 terraces located on the northern and southern building face must
      include either balcony planter boxes, balustrading or fixed external screens, positioned in
      such a way to obscure direct views into the habitable room windows or private open space
      areas of the adjoining property.
Landscaping Code
A Landscape Plan has been provided with the application material to illustrate proposed
landscaping on the site, however a further Operational Works for Landscaping application will be
required, which will require detailed assessment of the proposed landscaping.
Natural Hazard Overlay Code
Flood Hazard
The subject site will require fill to achieve the minimum habitable floor height, being 2.7m, as per
the requirements of the planning scheme. In addition, the basement achieves the 1% AEP flood
level immunity due to the design of the driveway. Engineering plans prepared by SCG Consulting
Engineers have been provided with the application material that illustrates the proposals
compliance with flood immunity. A further Operational Works for Earthworks application will be
required, which will require detailed assessment of the proposed earthworks.
Acid Sulfate Soils
The proposal includes a basement level carpark, which will require extensive excavation. A
Geotechnical & Acid Sulfate Soils Investigation report prepared by Core Consultants that
addresses acid sulfate soils and basement design was provided with the application material.
The report has been reviewed by Council’s Development Engineer. A further Operational Works
for Earthworks application will be required, which will require detailed assessment of the
proposed excavation works.
4.    DRAFT PLANNING SCHEME
Under the draft New Noosa Plan, the subject site is located within the Tourist Accommodation
Zone and is affected by the Land Subject to Acid Sulfate Soils and Flood Hazard Overlays. The
draft Tourist Accommodation Zone reflects the intent of the current Visitor Mixed Use Zone under
the existing Noosa Plan. The proposed use would remain impact assessable under the draft
planning scheme.




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