2019-12-11 SM Agenda - Item 1 - Attachment 1 DRAFT 20191202-Noosa Plan Consultation Report

9. Residential Zones Generally
Residential zones in the New Noosa Plan include the following:
      Low Density Residential Zone
      Medium Density Residential Zone
      High Density Residential Zone and
      Tourist Accommodation Zone.
Table 9.1 below includes submissions received in the first round of consultation and relate to provisions in these zone codes mentioned above excluding Short-term accommodation and site-specific rezoning requests which
are included in the Short-term accommodation section of this report and the relative Locality Sections of this report respectively. Submissions received relating to the specific residential zone code provisions in the second
round of consultation on significant changes excluding Short-term accommodation are located in Table 9.2.
The majority of changes recommended are a result issues raised by building certifiers and development professionals to provide further clarity around interpretation and workability of the scheme when applying the code
provisions as well as consistency within each zone. These include building height, scenic amenity, replicating Noosa Waters setbacks in Low and Medium Density Residential Zones etc. Recommended changes in the Tourist
Accommodation Zone relate specifically to those areas with frontages to Gympie Tce and Thomas Street, Noosaville and Duke St, Sunshine Beach where there is a concentration of mixed use buildings with commercial and
retail uses along the street and include built form provisions to reflect existing development and enable redevelopment of mixed use buildings with activated frontages to these specific areas of the zone.
Table 9.1 Submissions from First Consultation
    Submitter   Submission and Grounds of Submission                                                                          Planners’ Response                                                                                               Recommendation
    20868175    Low Density Residential Zone Code AO7.2: The wording requires amending to achieve the intended                For clarity the requirement that where development involves excavation of a site, any portion of an              That AO7.2 be amended to read:
                outcome. The current wording would trigger referral assessment for every slab on ground built with a minor    exposed external wall is backfilled to ground level, Agree and consider deleting the wording of “appears
                site cut. This would not be the intention of this outcome.                                                    to be no more than 2 storeys in height.” In PO7(f) to remove any ambiguity and reword AO7 to say:                Where excavation is required, the maximum portion of the exposed external façade of the
                                                                                                                                                                                                                                               building cannot exceed 8m in building height.
                                                                                                                              Any portion of the exposed external facade of the building is backfilled so that no portion of the building is
                                                                                                                              greater than 8 metres when measured vertically from ground level to the uppermost point of the building.         And similar changes be made to height provisions in all zone codes for consistency.

    20868175    Low Density Residential Zone Code AO8.1 The site cover outcome is not worded well. Improving the              This carries forward a provision of the existing Noosa Plan which reads as follows:                              That no change be made to the New Noosa Plan as a result of this submission.
                wording to capture interpolation of the percentage outcomes would assist. For example, a lower storey of
                41% and an upper storey of 31% does not comply with the acceptable outcomes, however the footprint of         S11.1 With the exception of Ancillary Dwelling Units, the site cover of class 1 and class 10 buildings or
                this design is less than the acceptable outcomes. To affectively achieve the performance outcome the AO       structure does not exceed—
                requires rewording.                                                                                           a)   for a single storey building – 50%; or
                                                                                                                              b)   for a building of 2 or more storeys – 50% on the ground floor and 30% for the upper storey(s), or
                                                                                                                                   40% for all storeys;
                                                                                                                              Assessment of development against these existing provisions seems to have worked. The performance
                                                                                                                              outcome makes it clear development should have a low site impact and avoid the appearance of bulk to
                                                                                                                              adjacent properties, roads or other areas in the vicinity of the site. A 50% site cover for low set building
                                                                                                                              is quite common however at two storeys the site cover should reduce to either allow more space at
                                                                                                                              ground level to accommodate vegetation on site or increase boundary setbacks significantly at the upper
                                                                                                                              level.
    20868175    AO9.1 – 9.4 Garages and sheds are not listed in AO9.3, is it councils’ intention that garages and sheds are   This is currently not the case with the current planning scheme as garages are allowed within the                That garages and sheds be included as an exception to the setback in AO9.4
                not permitted to be built to or within a side or rear boundary clearance? Class 10a buildings have            setback. Agree that garages should be included as an exception to the setback in AO9.
                previously adopted the QDC requirements for side and rear setbacks. It is common building practice to
                build the garage part of a dwelling with a side setback less than that of the main dwelling.
    20868175    AO13.3 Width of garage is not defined.                                                                        The planning scheme states that the “Width of the garage is be a maximum 60% of the width of the lot.”           That no change be made to the New Noosa Plan as a result of this submission.
                                                                                                                              .so no change recommended.
    20868175    AO15 This outcome reads as though a footpath crossing is permitted. I guess the intention is to permit a      Agree. Should refer to driveway.                                                                                 That AO15 be reworded to include the word driveway as follows:
                driveway crossover.
                                                                                                                                                                                                                                               Driveways have a maximum width of 6 metres within the property and only one footpath
                                                                                                                                                                                                                                               crossing is provided per property as part of the driveway.
    20868175    AO16.2 I would suggest some further explanation defining the intention of this outcome. Are any parapet       PO16 Refers to roof designs and that they avoid boxy elevations on the front façade of the building and          The provision relating to parapet walls in the residential zone codes be amended to
                walls permitted? What is meant by the word “concealed”                                                        do not present excessive bulk to the street or neighbouring properties. Rewording of PO to provide clarity       include the following:
                                                                                                                              is recommended.
                                                                                                                                                                                                                                               The total width of any parapet wall does not exceed 50% of the width of the front facade
                                                                                                                                                                                                                                               of a building.
    20868175    Low Density Residential Zone Code                                                                             The corresponding performance outcome indicates these outcomes are about designing and                           That:
                                                                                                                              constructing in a way that is responsive to the site’s slope, minimising the need for cut and fill, retaining
                AO20.1                                                                                                        and respecting site vegetation and selecting building materials and finishes that complement rather than         a)      throughout the New Noosa Plan references to “steep land” and the associated
                                                                                                                              dominating the landscape.                                                                                                definition be removed and replaced with either “sloping sites” or “steep slopes” as
                Buildings and structures are not constructed on land with a slope greater than 25% to protect scenic                                                                                                                                   appropriate;
                amenity and other landscape qualities.                                                                        There is some tension between the way different terminology is used in regard to slopes. Under the



Consultation Report - Consideration of Submissions on the New Noosa Plan                                                                                                                                                                                                                                                             Page 66