2017-09-12 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                             12 SEPTEMBER 2017


     j.    provides for a variety of balconies, verandahs, railing treatment and awnings but with
           limited covering of pedestrian areas;
     k.    uses a variety of building materials to add to the diversity and visual interest within
           the streetscape; and
     l.    provides separate entrances for Business Uses and Residential Uses within the one
           building.
The significant alteration to the streetscape is inconsistent with the Specific and Overall
Outcomes of the Noosa Heads Locality as it does not provide variation and vitality in setback
alignment or incorporate outdoor or landscaped areas.
The proposal does not accord with these outcomes as the development is not consistent with the
intended streetscape. This is a consequence of the plane of the bulkheads and the absence of
variation and vitality in setback and alignment. The development has been brought too far
forward on the site and therefore does not contribute to a varied streetscape. Opportunities for
landscaping have not been maximised and as a result of the proposed roof form there will be no
alfresco dining and sitting areas.
Site cover, setback and car parking
The Noosa Plan allows for a maximum site coverage of 45%. The original development resulted
in site coverage of approximately 44.6%. It is noted that additions to Betty’s Burgers resulted in
the allowable site coverage being slightly exceeded by 2%.
During assessment of the current proposal the applicant has been advised that it may be
considered reasonable for the existing site cover attributed to the vinyl roof cover of the three
existing umbrellas though unapproved to be maintained. This would allow some variation in
setback alignment and provide scope to improve the existing development’s presentation to the
street.
The existing vinyl roof cover over part of the outdoor dining area is approximately 44 square
metres in area, of which 9 square metres is under the existing roof line, and results in the site
cover being further exceeded. The resultant site coverage attributed to the 35 square metres of
vinyl roof outside of the existing roof line is approximately 51.6%.
The applicant has amended plans from those originally submitted however has not reduced the
site cover of the proposed tensile shade sails. The proposed extensions have an area of 43
square metres external to the existing roof and will result in a site cover of 52.6%. An awning to
the front of the site provides for a further 16.5 square metres of site coverage of which
approximately 5 square metres is external to the site. The extra 10.5 square metres of awning
within the site results in site coverage of 54%.
Specific Outcome 9 of the Noosa Heads Locality Code addresses site cover and specifically
requires:
The site cover, gross floor area and plot ratio of buildings and other roofed structures—
a.   results in a building scale that is compatible with surrounding development;
b.   does not present an appearance of excessive bulk to adjacent properties, roads or other
     areas in the vicinity of the site;
c.   maximises the retention of existing vegetation and allows for soft landscaping between
     buildings; allows for adequate area at ground level for outdoor recreation, entertainment,
     clothes drying and other site facilities; and
d.   facilitates onsite stormwater management and vehicular access.
Specific Outcome 10 requires
e.   for the Visitor Mixed Use Zone does not exceed 45%.



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