Development Assessment Report

PROJECT URBAN – 22070                                                                    October 2022

and access to sunlight; respect the scale of any nearby vegetation, retaining a vegetated skyline;
respond to the topography of the site; and maintain a maximum building height of four storeys.

AO13.1 Except where otherwise specified in a local plan code, buildings and structures meet the
following minimum boundary setbacks:

In the Noosa Heads Local Plan Area (excluding the Hastings Street Mixed Use Precinct):
(a)     6 metres from the front boundary for up to two storeys;
(b)     10 metres from the front boundary for the third and fourth storey;

Performance Solution:
All setbacks comply with the exception of minor intrusions of Villas 7 and 15 into the required
third level 10m front setback. These minor setback intrusions are negligible and to building
corners only, and result due to the varying alignment of the road frontage boundary. There will be
no noticeable setback intrusions with the finished development appearance.

The proposed setbacks will comply with performance outcome PO13 as the buildings will still
provide a high level of amenity to users of the subject site and adjoining premises; will not
unreasonably obstruct views or cause overlooking of private open space or habitable areas of
adjoining premises; provide adequate distance from adjoining land uses; preserve existing
vegetation that will help buffer development; and are consistent with the predominant character
of the surrounding area, maintaining the visual continuity and pattern of buildings and landscape
elements within the street

AO14.6 Development consists of small separate buildings rather than large bulky buildings with
no more than six units attached in one plane.

AO14.7 Buildings incorporate both vertical and horizontal articulation such that no unbroken
elevation is longer than 15 metres without a change in plane of at least 750 millimetres

Performance Solution:
While the villa structures at the street front have been designed in the form of small separate
buildings, with no more than six units attached in one plane, it is not possible for the main resort
room buildings to take the form of small separate buildings as this outcome will not enable
delivery of an appropriate world-class resort accommodation experience. A viable high quality
resort requires consolidation of hotel suites and services in close proximity in order to achieve
efficiency of servicing, maintenance and guest convenience.

The main resort room buildings will not however result in any detrimental impacts and will provide
a visually appealing and integrated design outcome. The buildings are at a lower level and
largely screened by the small scale street front Villas and frontage vegetation and are well
articulated with balconies, stepping façades, varied fenestration, balustrades, and planting. The
bulk of the main building facing the rear park reserve is broken vertically by the inclusion of
recessed external stairwells and planters. These buildings will also be well screened by existing
vegetation to break the facade appearance. The overall development appearance will not
visually dominate the street, adjacent properties, surrounding spaces or the existing skyline.

DEVELOPMENT ASSESSMENT REPORT                                                                Page 22
Other Change - Material Change of Use
3 - 7 Serenity Close, Noosa Heads