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

               Building Height
               Acceptable Outcome AO7.1 of the Low Density Zone Code requires buildings and structures to be
               no more than 8 metres in building height and not to exceed 2 storeys. The Performance Outcome
               PO7 specifies:
               Buildings and structures:
                      (a)     are low rise and present a building height consistent with structures on adjoining and
                              surrounding premises and with the predominant character of the area;
                      (b)     are designed to provide an interesting streetscape and complement landform changes;
                      (c)     do not visually dominate the street or surrounding area;
                      (d)     respect the scale of surrounding vegetation and maintain a vegetated skyline;
                      (e)     do not unreasonably obscure views or lead to overshadowing of neighbouring
                              properties; and
                      (f) do not exceed two storeys.
               The proposal includes a clerestory with some architectural features with a finished height of 8.3
               metres and does not comply with AO7.1. The proposed building height is not consistent with
               structures on adjoining and surrounding premises.
               The height variation is unnecessary in this instance and the submitted renders indicate that
               proposed building bulk will impact upon the streetscape character when viewed from the street and
               surrounding areas.


               Site Cover
               Acceptable Outcome AO8.1 of the Low Density Residential Zone Code requires the site cover for
               all buildings and structures (for a building of 2 storeys) to not exceed:
                      (i)     50% for one of the storeys; and
                      (ii)    30% for the other storey; or
                      (iii)   40% for both storeys.
               The applicant submits that the proposal complies with the site cover requirements of the Low
               Density Residential Zone Code, with the architectural plans indicating that the proposal will have
               a site cover of 49.87% on the ground floor, and 29.95% on the first floor.
               Notably, the architectural plans have not calculated site cover in accordance with the definition of
               the Noosa Plan 2020, having excluded:
               1.     The covered entry area on the ground floor
               2.     The first floor roofed balcony to bedroom 3
               3.     The spiral stairs and void on the first floor
               4.     External walls on the building façade, east and western building walls, and
               5.     The covered portion on the first floor outdoor lounge, and architectural features.
               It is noted that these areas and structures are not excluded from site cover calculations and the
               definition makes it evident that site cover is calculated to the “outermost projection” of the building.
               Balconies, external walls, and architectural features all constitute site cover and should be included
               in the calculations.
               Details of the applicants site cover calculation is provided in the figures below. The excluded areas
               listed above are also annotated below.




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