Development Assessment Report

 PROJECT URBAN – 20281                                                                                     March 21



              •    Sunhoods encroachment marginally into the preferred side setbacks;
              •    the communal swimming pool encroaches 0.5m into the preferred 2m set back to the front
                   boundary.


Given the non-compliances with AO9.01 an AO9.2 compliance with the overarching Performance Outcome,
PO9, is discussed below.

PO9 reads as follows:

         “ Buildings and structures are designed and sited to:

              a) provide a high level of amenity to users of the subject site and adjoining premises,
                 including provision of visual and acoustic privacy;
              b) not unreasonably obstruct views or cause overlooking of private open space or
                 habitable areas of adjoining premises;
              c) provide adequate distance from adjoining land uses;
              d) preserve existing vegetation that will help buffer development;
              e) allow for space and landscaping to be provided between buildings including adequate
                 area at ground level for landscaping with trees, shrubs, outdoor living and utilities;
              f) be consistent with the predominant character of the surrounding area; and
              g) protect the natural character and avoid adverse impacts on ecologically important
                 areas such as national parks, waterways and wetlands.

Comment: The proposal is considered to be consistent with PO9 for the following reasons:

    •    the proposal includes a number of measures to create a high level of amenity for residents within
         and adjoining the site. These measures include full height privacy screens on the decks at the rear of
         the building;, privacy screening along the side of the front deck for the third floor unit; planter boxes
         at the front of the unit on the second level and landscaping along the side, rear and front boundaries;

    •    as the application site is well below the property adjoining the rear boundary and the rear portion
         of the proposed building is significantly lower than the maximum 12m height limit for the site, its
         third level will be perceived as a second storey from this property. Given this relationship, it is relevant
         to note that AO9.1 seeks a minimum 6m setback for the first and second levels of buildings and the
         proposal is compliant with this requirement. Finally it should also be noted that the walls along the
         side of the rear third floor deck will provide privacy to the properties either side of the application
         site. As a result of all these factors, it is considered that the proposed encroachment into the rear
         setback will not result in any material overshadowing or overlooking of the properties at the rear of
         or beside the application site;

    •    given the location and minor nature of the proposed non compliances relative to the height and
         scale of development permitted on the site it is considered that it will not have any adverse impacts
         on local views;

    •    the front of the site looks towards a car park and across Noosa Junction and as such, the reduced
         front setback on the upper floor of the building will not result in overlooking in this direction;

    •    given the topography of the local area, the height of the building relative to the adjoining sites and
         the proposed setbacks on the lower level of the building, it is considered that there are adequate
         separation distances to the adjoining residential uses;

    •    there is no existing vegetation on the site that has value and can practically be retained so the
         application includes a landscape concept plan to demonstrate how the proposal will integrate with
         the existing character of the local area and provide suitable landscape buffers to the adjoining
         properties;



 Development Assessment Report                                                                            Page 18 of 25
 Material Change of Use for a Multiple Dwelling – 4 Units
 31 Bottlebrush Avenue, Noosa Heads QLD 4567