2014-07-22 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                     22 JULY 2014


Land Use
The application has been assessed against the Building Works Code. The pertinent issues
arising out of the assessment are discussed below.
The proposal is 3 storeys and exceeds the required building height in metres with the
majority of the upper level roof exceeding 8 metres. The maximum height of the roof is
proposed at slightly less than 10 metres above the natural ground level. The upper level
does not comply with the required 2.5 metre setback to the western side boundary, being
2.063 metres.
Setbacks
The code sets out the following relevant provisions for setbacks:
         Setbacks
         O1 Buildings and other structures are appropriately designed and sited to —
         a) provide amenity for users of the premises as well as preserve the visual and
            acoustic privacy of adjoining and nearby land uses;
         b) preserve any existing vegetation that will buffer the proposed building from
            adjoining uses;
         c) allow for landscaping to be provided between buildings;

The upper level has the potential to overlook a northern balcony of the western adjoining
property. While existing vegetation and additional landscaping could help to buffer and
screen the proposal, it would not alleviate the potential impact of the increased building
height and the reduced setback. The proposal has the potential to adversely impact on the
privacy of this property.
Height
The Code provides the following Outcomes for structures that exceed building height in
metres and storeys:
         Height
         O10 Buildings and other structures–
            a) are low rise and present a building height consistent with structures on
                adjoining and surrounding land;
            b) have a maximum building height of–
                i) for Visitor Mixed Use Zone - 3 storeys;
                ii) if in the Noosa Heads Locality, Attached Housing Zone—
                            • Lot 4 on SP 100064 in Serenity Close Noosa Heads - 4 storeys;
                            • Otherwise - 3 storeys;
                iii) if in the Shire Business Centre Zone—
                            • Precinct E1 or E2 - 3 storeys;
                            • Precinct REC/MU - 1 storey;
                iv) if in the Noosaville Locality and the Attached Housing Zone - 2 or 3 storeys
                      depending on the location of the site;
                v) otherwise - 2 storeys;
            c) do not visually dominate the street, surrounding spaces or the existing
                skyline;
            d) preserve the amenity of surrounding land including privacy, views and access
                to sunlight;
            e) respect the scale of surrounding vegetation; and
            f) respond to the topography of the site by stepping down the slope or sitting
                above the ground level on stumps, for sloping sites.




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