2017-09-12 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                             12 SEPTEMBER 2017


Building Height
The Noosa Plan nominates a maximum building height of 10m and 2 storeys in the Industry Zone
in Noosaville. The maximum building height is nominated to ensure buildings and other
structures do not visually dominate the street and preserve the amenity of surrounding land.
The application proposes a 3 storey development with a maximum building height of 10.38m
relative to the finished and natural ground level measured at the rear of the building. The height
encroachment is shown in Figure 2 below. Although a basement is proposed, largely as a result
of the natural slope, the finished floor level has not been sufficiently excavated into the site to
meet the Planning Scheme definition and results in the development comprising 3 storeys.
While the proposed building exceeds the maximum height in storeys and metres, the proposal is
unlikely to impact on the amenity of the adjoining land. Dense vegetation in Council’s reserve
fully screens the development from residential lots to the south and the existing self-storage
facility to the east hides the proposed building from Rene Street and from adjoining lots further to
the east.
The proposed building is however prominent from the adjoining development to the west and
viewable from Rene Street if traveling east. To minimise building bulk, the plan of development
incorporates a tapered setback from the adjoining lot to the west. The building tapers to a
maximum setback of 8.9m at the south-western corner where the Planning Scheme permits a
zero setback. A substantial landscaped area is also proposed in this location which will provide
adequate screening and visual relief from the adjoining lot.
The building will also present no more than 2 storeys when viewed from Rene Street and has a
maximum vertical height of 8.75m in this location.
The proposed building height raises no major concern and is recommended for approval with the
inclusion of landscaping conditions to soften building bulk and provide a reasonable screen to the
west.




Figure 2 – Area of Building Height Encroachment



Car Parking
The application proposes a total use area of 3,467m2. Based on a car parking ratio of 1 space
per 500m2 of use area, the development triggers a total of 7 car parks. Four marked spaces are
proposed along the site’s frontage to Rene Street which represents a 3 space shortfall.


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