MCU180015 - Submission - Narelle Kearney · MCU18/0015

the Noose Heads Locality Code) where applied correctly to the part of the site in the Attached housing zone. As
this amounts to approximately 2,100m2, the equivalent allowable site cover would be 840m2. The development
application proposes a site cover of 1,675m2 This is the equivalent of 80% of the area anticipated for multiple
dwellings and therefore twice the amount of site cover permitted under 010 of the Noosa Heads Locality Code.

Excessive density is also reflected in plot ratio which is proposed at 1,85 times the allowable area for multiple
dwellings in the Attached housing zone. 011 of the Noose Heads Locality Code allows a maximum plot ratio of
0.45 times the allowable site area in the Attached Housing zone, This is another example of excessive
development density that is proposed at the expense of loss of habitat.

The combination of significant non-compliance with site cover and plot ratio results in overdevelopment of the
site which results in unreasonable noise and traffic amenity impacts that are not consistent with what is
anticipated in the planning scheme and is not line with community expectations.

Part 9 Noose Heads locality Code

   9.7.2 The overall outcomes sought for the Noose Heads Locality are the following—
      a) New uses and works are located, designed and managed to—
         i.     compatible with other uses and works;
         iii. avoid significant adverse impacts on the amenity enjoyed by users of other premises. including
         acoustic and visual qualities;

Comments: the proposed development is beyond community expectations in terms of density as reflected in
site cover, and plot ratio which will create adverse impacts on the amenity enjoyed by users of other premises,
including acoustic and visual qualities.

   Table 9.11

   9.8 Effects of Use

   Amenity
   01 Uses are located, designed and operated to avoid significant adverse changes to the light, air quality,
   noise accessibility, or other conditions enjoyed by users of associated, adjoining or nearby uses.

Comments: the scale of development in regard to the proposed location of multiple dwellings along the western
boundary of the site is clearly in conflict with the intended zoning pattern and therefore the expectations of
residents in the surrounding area. This will result in adverse changes to the level of amenity experienced by
nearby residents that is not consistent to what can be reasonably expected from the planning scheme as is
reflected in zone map 0M6.

   9.9 Built Form

   Density
   06 The density of development within the site area—
    c) has a low site impact to enhance the opportunity to maintain natural site characteristics, including
    native vegetation and natural landforms.

Comments: the density of the proposed development creates a major site impacts through large areas of
environmentally sensitive vegetation being removed and impacts to the coastal dune landform through
extensive excavation.

   Site cover, gross floor area and plot ratio
   09 The site cover, gross floor area and plot ratio of buildings and other roofed structures—
      c) maximises the retention of existing vegetation and allows for soft landscaping between buildings;


Page 10