Town Planning Report · MCU18/0015

Town Planning Report                                                                           January 2018


          (ii) The development is of a scale and intensity that generally aligns with the established pattern
               of development within the area. The proposed development is of a density that is
               substantially less than the adjoining Viridian development.
          (iii) The development is sensitive to the existing environmental values of the site where areas of
               built form are consolidated and located such that generous widths of environmental
               corridors are afforded across the site.
          (iv) The density of development is in the order of 39.6 persons. We understand this is 2 dwellings
               more than Council’s preferences however the reasons outlined in this report reasonably
               necessitate approval of the development at this greater density. Particularly the quantum of
               site area that will be retained for environmental purposes, the lightweight construction
               methods that have been designed to be more responsive to the topography and minimise
               the excavation required to accommodate the development. These factors coupled with the
               technical assessments that have been prepared to demonstrate that the proposed
               development is a suitable development response.
          (v) The proposed built form will not exceed a maximum of 3 storeys and 12 metres in height
               and the dwellings have been designed to sit lightly in the landscape and have minimal visual
               impact. Retention of a vast amount of the site in public ownership will ensure the visual
               amenity of Noosa Hill is maintained.
          (vi) Building setbacks nominated on the proposal plans at Attachment 3 will ensure the
               preservation of visual and scenic amenity of adjacent land uses as well as maximise the
               extent of vegetation to be retained. The perspectives included with this report demonstrate
               the superior visual presentation of the development when compared to other developments
               that have occurred in the surrounding area.
          (vii) Built form controls for the detached houses are such that they will result in a building scale
               that is compatible with the surrounding context. The proposed multiple housing has also
               been designed such that it will not present an appearance of excessive bulk and scale.
          (viii) The anticipated gross floor area of the proposed multiple housing component of the
               development is only in the order of 3,513sqm, which is less than that which would be
               nominally calculated as the maximum for a development within the Attached Housing Zone
               with a site area of 7,507sqm.
          (ix) Site cover for the proposed multiple housing is only in the order of 34.1% with the detached
               houses to have nominated building envelopes for future houses.


       (b) Reconfiguring a Lot Code – the proposed development is such that it furthers the intent of the
           Reconfiguring a Lot Code and generally complies with the Specific Outcomes and Probable
           Solutions of the code as follows:




Combined MCU and ROL proposal                                                                  Page 24 of 28