Further Advice Assessment Manager 51983.3225.18

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Issue – Setbacks & Landscaping
All Levels
Acceptable Outcome AO13.1 of the Tourist Accommodation Zone Code requires a 7 metre
setback from the front boundary to Noosa Parade. It is acknowledged that the subject site
adjoins the Sheraton Service Road, however this is parallel to Noosa Parade and as such the
requirement is relevant to this development. In addition, the subject site is located on a
mapped major road under Figure 7.2.5.5 Hastings Street Framework & Character Plan in the
Noosa Heads Local Plan Code. AO4 of the Noosa Heads Local Plan Code requires
development adjacent to the major road network (including Noosa Parade) to incorporate
landscaping that complements the natural species occurring in the local area, protects
existing vegetation within the road reserve and incorporates design elements that add visual
interest to the streetscape.
The proposed setback also limits capacity for meaningful landscaping between dwellings and
along the Noosa Parade frontage. It is also noted that proposal is unable to provide
landscaping in accordance with the existing Operational Works for Landscaping approval
(OPW22/0022). As such, the proposed setbacks to the south / south-western boundary is not
supported. The extent of terraces in these locations must be substantially reduced.
Ground Level
The built to boundary garage raises concerns in regards to the setback to the adjoining unit.
It is acknowledged that the garage is parallel with the adjoining units garage, however the
proposal would result in a 0.6m setback between the dwellings, which is not supported due to
the inability to provide suitable and sufficient vegetation within proximity to the Noosa Parade
frontage.
Level 1
The 0m setback to the eastern boundary for the planter is not supported, and as per the above,
results in a maximum setback of 0.6m from the adjoining dwelling. The planter adds bulk to
the development and is unlikely to be able to be maintained due to the design and should be
removed from the plans.
Roof Level
The planter located on the southern façade of the building encroaches into common property.
This planter adds unnecessary bulk to the development and is not supported.
Advice Required
3.    Provide amended plans increasing the setback to the south / south-western boundary
      in order to provide sufficient landscaping along the street frontage.
4.    Provide setback details to neighbouring villas for all levels (Units 15, 17 and 18).
5.    Provide section plans that include the neighbouring units (Units 15 and 17).
6.    Provide a plan that indicates all vegetation proposed to be removed to facilitate the new
      dwelling unit and detail potential impacts on existing and adjoining vegetation.
7.    Provide a conceptual landscape plan in accordance with the Landscape Code in Noosa
      Plan, taking into account existing OPW22/0022.
Issue – Roof Terrace
The vertical timber battening on the roof terrace is to be roofed with timber beams. It is noted
that the definition for a storey includes ‘a roofed structure that is on, or part of, a rooftop, if the
structure does not only accommodate building plant and equipment’. This portion of the
development would therefore be defined as a storey and is not supported. In addition, the
height of the timber screening is considered unnecessary if being provided for privacy
screening purposes.



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Advice Required
8.    Provide amended plans removing elements of the roof terrace that would constitute a
      storey.
9.    Any privacy screening must not exceed 1.7m in height.
10.   Provide evidence that the roof terrace will not result in overlooking to neighbouring villas.
Issue – Design
The stone wall on the boundary adjoining common property is not supported, as it contributes
unnecessary bulk to the development.
The lift presents as one large/high wall with no articulation and is directly adjoining the
common property and main entry to the development. The proposed location of the lift is not
supported.
Advice Required
11.   Provide amended plans removing the rock wall and relocating the lift.
Issue – Planter boxes
The planter boxes along the western façade of the building contribute to the bulk of the
building. It is unclear how the planting will be maintained in order to contribute to softening the
building.
Advice Required
12.   Provide a Landscaping and Maintenance Plan for the planter boxes, or alternatively,
      remove the planter boxes.
3.    DUE DATE FOR RESPONSE TO FURTHER ADVICE

A response to the further advice is required by 9 September 2023. Email your response to
[email protected].    OTHER DETAILS

Should you have any further queries in relation to the above, please do not hesitate to contact
me on the number above.

Yours faithfully




Tara Norley
Development Planner




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