2014-07-22 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                     22 JULY 2014


RECOMMENDATION
That Council note the report by the Planning Technical Officer to the Planning &
Organisation Committee Meeting dated 22 July 2014 regarding Application No. PBA14/0011
a Preliminary Approval for Building Works Assessable against the Planning Scheme for
alterations and additions to a detached house and refuse the application on the following
grounds:

1.    The proposed building does not present as low rise and is of a height that is not
      consistent with the predominant height of surrounding buildings in the area.

2.    The proposed building height and reduced side setback is likely to adversely impact
      on the amenity of the adjoining property and be imposing and dominate this property.

3.    The proposed building height is not warranted by the site’s topography having a
      relatively moderate slope nor does the proposal step down the slope.

4.    The proposed development is contrary to the Building Works Code and The Noosa
      Plan and there are insufficient grounds to justify the conflict.


REPORT

1.    PROPOSAL
The application seeks approval for Preliminary Approval for Building Works Assessable
against the Planning Scheme for alterations and additions to a detached house which
exceeds the building height in metres and storeys and does not comply with the setback to
the upper floor required by the Planning Scheme.

The proposal is to retain the existing lower floor (subfloor) structure of the existing dwelling
and utilise the existing rooms for a bedroom, ensuite and music room. The new ground floor
level includes a foyer, outdoor living areas, laundry, and kitchen and associated living areas.
Bedroom 1, a walk in robe, ensuite and an office are located on the upper floor. The external
finishes are varied and include Hebel panels, colour bond and timber. A sliding screening
device is located along the western elevation.

Bedroom 1, the ensuite and the office on the upper level renders a portion of the dwelling 3
storeys. The upper level does not comply with the required side setback of 2.5 metres being
2.063 metres. The upper level roof is proposed between 7.5 metres and 9.9 metres above
the natural ground level. The south west corner of the roof is proposed at 8.9 metres above
the natural ground level.

2.    SITE DETAILS

2.1. Background
The application was originally incorrectly submitted as a Concurrence Agency Referral.
Given the proposal is not a Material Change of Use (not a new dwelling) as the lower floor
(sub floor) is being retained, Schedule 4 of the Sustainable Planning Act 2009 does not
apply. This means that Council is the Assessment Manager and the application is required to
follow a Code Assessable application process rather than a Concurrence Agency Referral
from the Building Certifier.




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