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

Ken Hicks & Associates                                                                                            September 2008

             Specific Outcomes                            Probable solutions                             Proposal

Roof form
O17 Roof forms—                                   S17.1 The main roof of the building     Complies – The main roof line is a
a)    contribute positively to the local          has a roof pitch no less than 5         curved roof form and provides eaves
      skyline;                                    degrees and has roof forms         a    overhangs of a minimum 600mm wide.
b)    complement the character of the             minimum of 600mm wide;
      locality;                                   AND
c)    use soft and articulated, pitched,
      skillion or curved roof forms;              S17.2 Buildings and structures do       Alternative Solution – A roof top
d)    avoid low pitched (eg. less than 5          not include roof top terraces.          terrace is proposed in the development.
      degrees) or box profiles/parapets; and                                              The existing development comprises
e)    do not create opportunities for                                                     numerous private and a communal roof
      residents to overlook the private open                                              top terrace. The site‘s ideal location
      space areas of neighbouring properties.                                             fronting Laguna Bay warrants the
                                                                                          inclusion of a roof top terrace to
                                                                                          maximise occupant amenity and the
                                                                                          holidaying experience for visitors. The
                                                                                          roof top terrace will have negligible
                                                                                          impact and will comply with specific
                                                                                          outcome O17 in light of the following:
                                                                                               the roof top terrace has been
                                                                                                carefully integrated in the middle
                                                                                                of the site, having substantial
                                                                                                setbacks from front, rear and side
                                                                                                boundaries;
                                                                                               The roof terrace will not be
                                                                                                dominant when viewed from
                                                                                                surrounding vantage points;
                                                                                               The roof terrace structures are
                                                                                                below the maximum height limit
                                                                                                and provides a soft lightweight
                                                                                                retractable sky shade awning
                                                                                                cover with a curved form
                                                                                                consistent with the main roof
                                                                                                form;
                                                                                               The rooftop terrace is a character
                                                                                                and feature that is consistent with
                                                                                                the majority of beach side
                                                                                                buildings in Hastings Street; and
                                                                                               The roof top terrace has been
                                                                                                positioned so as to avoid
                                                                                                opportunities for overlooking the
                                                                                                private open space areas of
                                                                                                neighbouring properties.
Flooding and drainage
O18 Buildings and other works are designed        S18.1 Floor levels for habitable        N/A – The site is not subject to
and sited to—                                     rooms are not less than the specified   flooding, or a minimum floor level.
a)     provide flood free access to premises      minimum floor levels;
       and flood free habitable areas;            AND
b)     allow only minor, short term and           S18.2 Where Council infrastructure      Complies – The existing drainage
       infrequent flooding of non-habitable       is available—                           infrastructure will be adequate to
       areas;                                      a)      any drainage (from buildings   accommodate         the    proposed
c)     ensure drainage does not adversely                  and land) flows to that        development.         The stormwater
       impact upon other premises; and                     infrastructure; and            Management Plan (Attachment C)
d)     ensure filling or excavation does not       b)      the infrastructure has the     demonstrates the proposed drainage
       adversely impact upon other premises                capacity to accept any         solution.
       by—                                                 additional loading.
        i.      causing ponding of water on
                the site or nearby land;
        ii.     increasing flooding, which
                adversely affects the safety or
                use of any land upstream and
                downstream; and
        iii.    adversely affecting the flow of
                water in any overland flow
                path.

Sloping sites and ridgelines
O19 Development on sloping sites—                 S19.1     Buildings and associated      N/A - The site is not a sloping site.
a)   is responsive to the natural topography      accessways are not constructed on
     of the site and minimises cut and fill;      land with a slope greater than 25%


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 15
9 - 21 Hastings Street, Noosa Heads