Original Application Part 2 - Town Planning Report [As Published] · 132008.1787

Ken Hicks & Associates                                                                                          September 2008

             Specific Outcomes                           Probable solutions                            Proposal

e)     respect the scale of surrounding
       vegetation;
f)     respond to the topography of the site
       by minimising cut and fill (eg. stepping
       down the site or using a suspended
       pole construction); and
g)     maintain a mature vegetated skyline.
Setbacks
O8 Buildings and other structures are             S8.1       Buildings and structures   Complies – The setbacks for the
appropriately designed and sited to—              comply with the minimum setbacks      Visitor Mixed Use Zone on the northern
a)     provide amenity for users of the           identified in Schedule 1 Minimum      side of Hastings street are as follows:
       premises as well as preserve the visual    Boundary Setbacks.                    a) 2m, average of 4m from the front
       and acoustic amenity of adjoining and                                            boundary to Hastings Street for the
       nearby properties;                                                               ground floor and 2nd storey;
b)     preserve any existing vegetation that                                            b) 7m from the front boundary to
       will buffer the proposed building;                                               Hastings Street above the 2nd storey;
c)     allow for landscaping to be provided                                             and
       between buildings;                                                               c) 10m from the front boundary to The
d)     maintain the visual continuity and                                               Parade (Beach).
       pattern of buildings and landscape
       elements within the street;                                                      The development will comply with all of
e)     protect public safety and property                                               the abovementioned setbacks, with the
       within erosion prone areas by ensuring                                           exception     of  allowable     eaves
       such areas are maintained largely free                                           encroachment into the 7m Hastings
       of development; and                                                              Street setback.
f)     protect the natural character and visual
       amenity of coastal areas and                                                     Alternative Solution – side boundary
       watercourses.                                                                    setbacks      specified   for     Visitor
                                                                                        Accommodation Type 4 Conventional
                                                                                        are half the building height in metres.
                                                                                        The building varies between about 10m
                                                                                        to 12m in height along the eastern
                                                                                        boundary and about 9.5m to 13m along
                                                                                        the western boundary.        This would
                                                                                        require side setbacks from 5 - 6m along
                                                                                        the eastern boundary and 4.5 – 6.5m
                                                                                        along the western boundary.

                                                                                        Existing side setbacks vary from 1.8m
                                                                                        to 3m along the eastern boundary and
                                                                                        0m for the 2 storey commercial to 3m
                                                                                        for the residential along the western
                                                                                        boundary. The proposed side boundary
                                                                                        setbacks are 4.686m along the eastern
                                                                                        boundary and 5.2m along the western
                                                                                        boundary. Minor intrusions such as
                                                                                        eaves and screening devices occur
                                                                                        along parts of the building into these
                                                                                        setbacks. The proposed setbacks will
                                                                                        therefore result in a significant
                                                                                        improvement to the existing situation.
                                                                                        The proposed setbacks are not a
                                                                                        substantial departure from S8.1,
                                                                                        particularly given that reduced side
                                                                                        setbacks generally apply to nearly all
                                                                                        developments in the street. As
                                                                                        demonstrated by the proposal plans the
                                                                                        proposed setbacks are substantially
                                                                                        greater than the setbacks of the
                                                                                        adjoining developments. The resulting
                                                                                        space between buildings is consistent
                                                                                        with the existing character of the street
                                                                                        and will ensure an acceptable
                                                                                        development form and outcome is
                                                                                        achieved.    The proposal meets the
                                                                                        intent of Specific Outcome O8.
Site cover, gross floor area and plot ratio
O9 The site cover, gross floor area and plot      No solution provided                  Complies – The scale of the building is
ratio of buildings and other roofed structures—                                         consistent with existing Hastings Street
a)      results in a building scale that is                                             development. The design of the


Town Planning Report
Material Change of Use – Visitor Accommodation Type 4 Conventional,
Retail business Type 2 Shop & salon, and Entertainment and dining business Type 1 Food & beverages                        Page 13
9 - 21 Hastings Street, Noosa Heads