Development Assessment Report

 PROJECT URBAN – 19304                                                                    November 2020

8.4 COMMUNITY FACILITIES ZONE CODE

As the subject site forms part of the Community Facilities Zone, the application proposal has been
assessed against the Community Facilities Zone Code. Based on this assessment, the proposal is
considered to be consistent with the Overall outcomes for the following reasons:

    •     The application seeks approval for a residential care facility which is one of the special
          residential uses specifically identified for the site on the Zone Map for the Noosa Head local
          plan area map (ZM13);

    •     The proposal will add to the supply of special needs housing within the Zone and the Noosa
          area in general;

    •     The development will make more efficient use of this community site and will not
          compromise the continued use of the balance of the site as a water reservoir;

    •     The proposal seeks to address a significant local demand for this form of residential
          accommodation;

    •     The subject site is provided with direct access to Viewland Drive which is a low order
          collector street that has capacity to deal with the traffic generated by the proposed use. In
          addition, Viewland Drive joins Noosa Drive which is served by public transport and
          cycleways which ensure that the site is accessible be a variety of modes of transport; and

    •     The height, scale and intensity of the proposed development is entirely consistent with the
          established character of the local area.

A detailed assessment of the proposal against the relevant Performance and Acceptable outcomes
in the Zone Code has been undertaken and the proposal has been found to comply with all the
relevant Acceptable outcomes except for some of the minimum setbacks set out in AO19.1. Please
refer to the detailed Code Assessment in the supporting document for further details but an
alternative solution to AO19.1 is discussed below.

Alternative Solution – Acceptable Outcome AO19.1

The relevant part of Acceptable Outcome AO19.1 reads as follows:

    “AO19.1. Buildings and roofed structures are set back:

    (a)    for sites within urban boundaries at least:
           (i) 6 metres from a road frontage; and
           (ii) 3 metres from other boundaries unless the land adjoins the Environmental
                Management and Conservation Zone where the minimum setback is 5m; …”

A review of the proposal against these setbacks has identified some minor encroachments which
are discussed in detail bellow.

Viewland Drive Frontage

The single storey Respite and Shared House are located at the front of the site.

The main wall of the Respite building is setback 6m from the road frontage but as shown on section
1 on drawing DA-3100, the roof protrudes 1m into the setback and a small awning extends a further

 DEVELOPMENT ASSESSMENT REPORT                                                                Page 18 of 24
 MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY)
 32 VIEWLAND DRIVE
 NOOSA HEADS QLD 4567