Town Planning Report

 Table 6.3.3.3—High Density Residential Zone Code
 Performance outcomes                                                    Acceptable outcomes                                               Response
                                                                                                                                                     level of amenity and local services within close proximity
                                                                                                                                                     to the site.
                                                                                                                                                    provides a high level of residential amenity for current and
                                                                                                                                                     future residents of the site and adjoining lots. The design
                                                                                                                                                     include a high degree of landscaping and open space
                                                                                                                                                     providing future residents access to outdoor living.
                                                                                                                                                     Suitable setbacks are proposed in order to achieve
                                                                                                                                                     separation from adjoining uses and achieve privacy for
                                                                                                                                                     future and current residents. Height variation in the site
                                                                                                                                                     and design of the building further improves privacy and
                                                                                                                                                     directs views away from adjoining lots and towards the
                                                                                                                                                     coastline to the east.
 PO8                                                                     AO8                                                               Performance Outcome
 Plot ratio:                                                             For a dwelling house plot ratio of development does not exceed:   The proposal achieves a plot ration of 0.92. This exceeds the
      (a) for sites with frontage to Serenity Close, Noosa Heads —            (a) 0.65:1 for sites up to and including 7,000m2; or         prescribed site cover identified in PO8 of the High Density Residential
            does not exceed 1:1; or                                           (b) 0.6:1 for sites over 7,000m2.                            Code. The wording of the Performance Outcome is worded in a way
      (b) for development in all other areas does not exceed:                                                                              that cannot be complied with without meeting the 0.7 Plot Ratio for
                 i.   0.65:1 for sites up to and including 7,000m²; or                                                                     site up to 7000sqm. As the proposal is unable to meet the
                ii.   0.6:1 for sites over 7,000m²; or                                                                                     requirements of the Performance Outcome assessment against the
      (c) for small dwellings or for development which provides a                                                                          Overall Outcomes of the High Density Residential Code.
            ratio of at least three small dwellings to every one other                                                                     The proposal is seen to meet the Purpose of the High Density
            dwelling, does not exceed:                                                                                                     Residential Code as detailed in section 6.4.3 of this report.
                 i.   0.75:1 for sites up to and including 7,000m2; or
                ii.   0.7:1 for sites over 7,000m2.                                                                                        The plot ratio proposed does not result in substantial building bulk
                                                                                                                                           and provides a design and layout to accommodate permanent
                                                                                                                                           residents. The bulk of the building aligns with the existing building
                                                                                                                                           scale within the street exhibiting a three storey height and
                                                                                                                                           comparable setbacks. The building complies with the building height
                                                                                                                                           of the site remaining below 12m and does not present as overly bulky
                                                                                                                                           within the existing setting of the street. Suitable landscaping
                                                                                                                                           provisions are provided within the front and rear setbacks helping to
                                                                                                                                           soften the building form and contribute to the landscape setting of
                                                                                                                                           the street.

                                                                                                                                           A reduction in plot ration will only serve to reduce the liveable space
                                                                                                                                           within the site and impact on the future residents of the building.




Town Planning Report - 65-67 Elanda Street, Sunshine Beach                                                                                                                                                     34