Development Assessment Report

 PROJECT URBAN – 20281                                                                                   March 21



    •    Site Characteristics – Due to the steep slope of the site from the east (high point) to west (low point)
         the main living areas and decks of the apartments are orientated towards the downhill side, facing
         west, which also faces the street frontage and provides excellent passive surveillance.

    •    Building Design – the building design incorporates the following key principles of sustainable
         design:
             o Apartments have openings on a minimum of 3 sides, and despite having limited breezes due
                 to the site location, are designed to capture as much breeze as possible;

              o    deep decks and balconies on the east and, particularly on the west, facades provide excellent
                   shade to the main glazing/sliding doors;

              o    a simple plan arrangement enables wide sliding glass doors to create maximum flow
                   between main deck areas and internal living areas;

              o    there is a mature gum tree in the front of the site which cannot be retained due to site safety
                   reasons. Mature tree species will be planted in its place;

              o    Units achieve full cross ventilation (east-west) combined with ceiling fans in living rooms and
                   bedrooms will mitigate the requirement for air conditioning;

              o    all synthetic claddings, paints and finishes will utilise low or no VOC levels and will be
                   sustainably sourced from local suppliers and manufacturers where practicable;

              o    as all units have at least 3 sides exposed to the outside there will be an abundance of natural
                   light and air flow provided, particularly to the upper floor apartments (one unit per floor);

              o    the apartments are all designed to be user friendly and achieve excellent indoor air quality
                   and climatic comfort.

Within the Landscaping Code, there is a provision which outlines that basement carparks, do not extend
beyond the above ground footprint to allow for deep planting. See below -

7.6.1      ALTERNATIVE SOLUTIONS

Acceptable Outcomes AO2.2 and AO9.2 – Landscaping Code

AO2.2 reads as follows:

        “ Below ground components of buildings, including basement carparks, do not extend beyond
        the above ground footprint to allow for deep landscaping particularly within building setback
        areas” .

Due to the site topography and for the building footprint to work efficiently a small portion on the western
side of the semi basement level will protrude above the ground. As this small element of the semi basement
does not comply with AO2.2, the proposal has been assessed against PO2.

PO2 reads as follows:

        “ Site layout and building and landscape design—
             a) provides for soft landscaping to be established in and around the development;
             b) maximises the retention of large canopy trees;
             c) minimises the extent of impervious paved areas;
             d) provides for suitable plant layouts and densities;
             e) facilitates the adoption of appropriate planting techniques; and
             f) considers on-going maintenance requirements to assure the establishment and
                 ongoing survival of plantings

 Development Assessment Report                                                                          Page 21 of 25
 Material Change of Use for a Multiple Dwelling – 4 Units
 31 Bottlebrush Avenue, Noosa Heads QLD 4567