ADAMS+SPARKES Town Planning Report

Material Change of Use and Operational Works to Establish Multiple Housing (Type 2 Duplex)                17
25 Edward Street, Noosaville



        of 5.55m (See Figure 12 below). It is noted that this non-compliance applies only to lower and upper
        awnings as demonstrated by Figure 12 (below), with the upper wall setback 6.15m and the garages (on
        the lower level) setback 6.6m from Edward Street.




        Figure 12 Front setback (Source: Icon Building Design, 2017).


57.     Given this non-compliance, the proposed development addresses Specific Outcome O9 by varying the
        setback of the upper and lower level to create visual relief and avoid creating large continuous wall
        planes. Additionally the proposed development will maintain the pattern of buildings within the street
        as per Specific Outcome O9 through the provision of a front setback that is greater than that of both the
        existing dwelling and dwelling adjoining to the south. Furthermore, in accordance Specific Outcome O9,
        landscaping to enhance the visual continuity of landscape elements within the street is proposed.
        Specifically, the landscape elements of Edward Street will be enhanced by the Pandanus Screw Pine and
        a Red Edged Pandanus proposed in the northern and southern corners of the site respectively (Refer to
        Appendix II).

5.4.1.3 Probable Solution S52.1 - Garages and Carports
58.    The proposed development does not comply with S52.2 as the garages are not stepped back a minimum
       of 600mm from each other, nor are they separated by at least 1.5m. Accordingly, Specific Outcome O52
       has been addressed to ensure the garages are visually integrated with the building and do not dominate
       the street front. As discussed above, the garages are setback from the upper level thereby minimising
       their dominance to the street front and facilitating their visual integration in accordance with O52 (b)
       (See Figure 14 below). Additionally, the garages incorporate sections of windowed paneling to create
       visual interest and articulation. Furthermore, in accordance with O52 (c), as outlined in Section 5.4.1.2
       (above), landscaping is proposed along the frontage that will screen the garages and manoeuvring areas.
       These aspects of the design will limit the appearance of the garages when viewed from Edward Street
       and minimise their perceived bulk and adequately address Specific Outcome O52.




Project No – 170414