Development Assessment Report

 PROJECT URBAN – 19304                                                                November 2020

0.5m into the setback. Both the roof and awning provide shade and shelter for the outdoor amenity
space that runs along the northern side of the Respite Building.

The main wall of the Shared House is setback 7.7m but similar to the Respite Building the roof and
awning extend over the private open space located at the front of the building. As a result the
minimum setback along the road frontage is 4.5m.

When considering these minor setback encroachments it is important to note that proposed
setbacks are consistent with all the properties between the subject site and the junction with The
Quarterdeck. In this respect, it is noted that the front setbacks at 18, 20, 22, 24 and 28 Viewland
Drive vary between approximately 3.5m and 4.5m. Within this context the proposed setbacks to
the front boundary are considered to be in keeping with the established built form on the southern
side of Viewland Drive.

Western Boundary

Along the western boundary the main wall of both the Shared House and Villa comply with the
Council’s minimum 3m setback to the side boundary. However on both buildings there is a slender
awning that protrudes 0.6m into the setback. Together these awnings have a total length of
approximately 24.5m which comprises less than 42% of the total length of the side boundary.

When considering these minor encroachments, it is relevant to note that the buildings on the
adjoining property, 28 Viewland Drive, are setback only 2m from the property boundary and the
units do not overlook the subject site.

Southern Boundary

The Villa exceeds the minimum 3m setback to the southern boundary.

The majority of the Apartment building also complies with this setback but a small section with a
length of 2.5m extends 0.6m into the setback. The non-compliant section of the building wall
comprises less than 10% of the total length of the Apartment building. In addition, a small section
(8m) of the roof line above also extends 0.6m into the setback. This encroachment is approximately
30% of the total length of the roof on this elevation of the apartment building.

As elements of the proposed buildings do not comply with the setbacks specified in AO19.1, the
encroachments need to be assessed against the overarching Performance Outcome, PO19 which
reads as follows:

    “PO19. Buildings and other structures:

        a) provide amenity for users of the premises as well as preserve the visual and acoustic
           amenity of adjoining and nearby properties;
        b) allow space for required vehicle parking;
        c) preserve existing vegetation to buffer the building;
        d) allow for landscaping between buildings;
        e) avoid large areas of continuous wall planes by varying the building setbacks and using
           appropriate techniques to provide visual relief; and
        f) help protect the natural character and visual amenity of the Noosa River system and
           other watercourses where relevant”.

The proposed setbacks are considered to comply with PO19 for the following reasons:

    •   the proposed setbacks to the boundaries are consistent with the established built form
        surrounding the site;

 DEVELOPMENT ASSESSMENT REPORT                                                            Page 19 of 24
 MATERIAL CHANGE OF USE (RESIDENTIAL CARE FACILITY)
 32 VIEWLAND DRIVE
 NOOSA HEADS QLD 4567