Tracy Stevens submission MCU180019 24 June 2018 · MCU18/0019

5.    The DA is in direct conflict with the above elements and will have a substantial negative
      impact on the amenity of the residential houses which surround it, including my house
      which is opposite the proposed site.
6.    The current zoning for the proposed site is Detached Housing and the development is a
      significant departure from the scale and character intended in the planning scheme for
      Val Crescent and Goodchap Street.
7.    The DA is substantially inconsistent with its immediate surroundings, which is
      characterised by single dwellings. The DA’s bulk and intensity, taking up 11 lots and
      comprising an area of 6742m2 and a gross floor area of 5,055m2, will totally contradict
      its neighbouring houses and will look completely out of place. In essence, the DA is of
      commercial scale and appearance.
8.    Development that would be complaint with the planning scheme would be expected to
      be 11 smaller buildings over 11 lots, which is vastly different to what is proposed.
9.    As confirmed by the Applicant in its Development Assessment Report, prepared by
      Project Urban, the DA is in direct conflict with Outcome 35 of the Specific Outcomes and
      Probable Solutions for the Detached Housing Zone, as it does not give the physical
      appearance of being one detached house. The DA will fundamentally change the nature
      and character of Val Crescent which has no units or other multiple housing. The DA,
      which basically consists of one very large building and runs the entire length of Val
      Crescent, will have an adverse impact on the nature and streetscape of this quiet, local
      residential street.
10.   A 90 bed aged care facility is an overdevelopment of the proposed site. The bulk, scale
      and mass of the proposed built form is excessive and will be an overwhelming presence
      in the streetscape and, more particularly, to its adjoining detached residential properties.
      Having 11 lots to build on is not mere justification for developing a construction of such
      density and scale.
11.   When contrasting the DA to the Noosa Hospital (which is located directly opposite the
      site) the hospital is single storey, appropriately set back in bush land and is set on a site
      with sufficient space for the development. The hospital has a similar number of beds to
      the DA (92) but is much more spread out, having more than double the footprint, thus
      not diminishing the amenity of its surrounding residential neighbours.
12.   The design of the DA poorly integrates with the immediate neighbourhood and is visually
      dominant in its presentation to the street. Its style is not in keeping with the established
      built form in the immediate vicinity, being modest detached houses.
13.   The DA will result in the reduction in amenity for the Noosaville community as the
      presence of a large, commercial sized building nearby will make the area feel less like a
      residential neighbourhood.
14.   The commercial service access on Val crescent will have an adverse impact on the
      amenity of the dwellings located in the nearby vicinity (such as my house) due to an
      increased number of trucks and vehicles over a 24 hr period, that are not typical of a
      local residential street.
15.   This will be particularly the case, early in the morning and late at night, given the
      following traffic movements:


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