L01 Statement to NSC

4. ASSESSMENT
The Noosa Plan 2020 includes the site in the Coastal Communities Local Plan area and provides the site
with a Low Density Residential zoning. The assessment table for the Low Density Residential zone
details that a Dwelling House is accepted development except where it does not comply with the
relevant parts of the code and then becomes code assessable development. The proposed dwelling
has been assessed against the relevant provisions of the Low Density Residential Zone Code and
the Low Density Housing Code and does not comply with the Acceptable solutions with regard to
setbacks.

The site is also mapped as being located in the Coastal Protection and Scenic Amenity Area as per
the Coastal Protection Overlay map. The Assessment table for this Overlay details that the proposal
requires code assessment against the Coastal Protection and Scenic Amenity Overlay Code.


4.1 Low Density Residential zone

Setbacks

The Low Density Residential Zone code details that buildings and structures are to have the following
setbacks:

        Frontage:                  6m
        Side boundaries:           1.5m up to 4.5m height
                                   2m between 4.5m -7.5m height
                                   2m plus 0.5 m for every 3m or part therefore above 7.5m height.
        Rear boundary:             3.0m setback up to 4.5m in height and 6.0m setback between 4.5m -
                                   8.0m height

The proposal does not fully comply with the front boundary setback requirements as a walkway from the
property boundary extends to the front door of the dwelling. The project architect advises that this walkway
is a result of the design taking into consideration the slope of the site, building height requirements and
carparking/driveway gradients. As the walkway is greater than 1 metre in height it is to be assessed
against the Performance outcomes.

The applicant also proposes 500mm eaves on the second floor that will extend into this upper setback
area and as the Noosa Plan 2020 now details that setbacks are to be measured horizontally from the
outermost projection of the building to the boundary the proposal is required to be assessed against the
Performance outcomes for both the eaves and the walkway.

A review of the proposal against Performance Outcomes PO9 is detailed below:

      Buildings and structures are designed and sited to:

            a) provide a high level of amenity to users of the subject site and adjoining premises,
               including provision of visual and acoustic privacy and access to sunlight; - The proposed
               eaves intrusion will have no impact on adjoining premises. The proposed walkway
               provides a level access to the site and is located away from the existing residential
               dwelling to the south and will not impact on visual or acoustic privacy as it provide the
               same function as an at ground pathway.

            b) not unreasonably obstruct views or cause overlooking of private open space or habitable
               areas of adjoining premises; The proposed areas of intrusion relate to eaves and a
               pedestrian walkway and do not overlook private open space areas of adjoining premises
               noting that the site to the north is vacant.

            c) provide adequate distance from adjoining land uses; - the proposed areas of intrusion do
               relate to upper level eaves that will not be readily visible to the surrounding properties
               whilst the walkway is at the front of the site well away from established dwellings.



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