Delegated Report - Code - Planning MCU24 0032 · MCU24/0032

               From the definition above, it is clear that Site cover is measured from the “outermost projection”
               and as a volumetric ratio of the entire building or structure, not as separate components.
               Council calculations indicated that the proposal would result in a site cover of 51% (308.21m2) on
               the ground floor, and approximately 40% (233.34m2) on the first floor.
               The Performance Outcome PO8 requires development:
                      (a)     is of a scale compatible with surrounding development and the particular
                              circumstances of the site;
                      (b)     has a low site impact to maximise the opportunity to retain site characteristics, such as
                              native vegetation and natural landforms;
                      (c)     allows the opportunity to provide soft landscaping between buildings;
                      (d)     does not present an appearance of bulk to adjacent properties, roads or other areas in
                              the vicinity of the site.
               The relevant Purpose and overall outcomes are for development to:
                      1(c) maintain amenity and privacy of neighbouring residential premises;
                      1(d) are compatible with the character and streetscape of the local area.
                      2(b) Development is sited and designed to protect the amenity and privacy of neighbouring
                           premises.
               As discussed in earlier sections, the proposal is not of a scale compatible with surrounding
               development or circumstances of the site. Dwellings adjacent to the site, although established
               before the current planning scheme, complies with the site cover requirement or achieves a site
               cover of an average of 40% for both storeys. The proposal does not respond to the irregular shape
               of the site with additional variations sought to the building height and setbacks.
               The proposal fails to achieve the minimum soft landscaping requirement of the zone, noting that
               the Noosa Plan defines soft landscaping as being “capable of supporting the growth of canopy
               trees as well as other species”. Details are provided below.
               The proposal does not respond to the existing site conditions and is not sited to protect the amenity
               of neighbouring properties. The proposed building bulk in addition to the variations sought to the
               height and setback is not compatible with adjoining parcels or the established streetscape
               character around the site.


               Setbacks
               Front Setback
               Acceptable Outcome AO9.1 of the Low Density Residential Zone Code requires buildings and
               structures to be setback 6 metres from the road frontage. The Performance Outcome PO9 requires
               buildings and structures to be designed and sited to allow for space and landscaping and be
               consistent with the predominant character of the streetscape.
               The development proposes to vary the front setback, with the architectural plans indicating that the
               first floor balcony is setback 5.5m from the frontage, and the roof setback 5.1m from the front
               boundary.
               An analysis of surrounding parcels indicates that there are approved structures within the front
               setback clearance, however, a majority of these structures are at ground level. The proposed
               balcony and roof within the front setback will have a finished height of 7.3 metres from natural
               ground level and will dominate the frontage to Mossman Court.
               Side (West) Setback
               Acceptable Outcome AO9.4 of the Low Density Residential Zone Code allows a lesser building
               setback, on the grounds that they comply with the Queensland Development Code, however, this


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Document Set ID: 23072946
Version: 10, Version Date: 02/07/2024