Development Assessment Report

PROJECT URBAN – 22070                                                                        October 2022



The proposed development outcome is considered to comply with performance outcome PO14
as it incorporates a high standard of architectural and landscaping design and creates attractive
and functional buildings, streets and places; addresses and enhances the streetscape by
incorporating articulation and individual design elements that add visual interest to the
development; has a form and architectural scale that does not dominate the streetscape or the
surrounding properties; and does not detract from the visual amenity of adjoining properties such
as the impact on views, access to sunlight or overlooking. The overall presentation to
surrounding streetscape and adjoining spaces will not present as a large single bulky
development.

AO17 Basements:
(a)  are limited to one access a maximum of 6 metres wide; and
(b)  do not encroach into building setback areas.

Performance Solution:
Due to the size of the site and operational requirements of the use, two separate vehicular
access points to the basement are proposed, neither of which encroach into building setback
areas. One access is front of house for guests and visitors and the other access is back of
house for service vehicles and staff.

The proposal complies with performance outcome PO17 as the basements visually integrate with
the building; do not dominate the street or building design; are screened through landscaping and
other built from elements; and do not present as a storey to the street.

AO18.1 Front fences or walls are set back an average of 1 metre and are articulated to provide
visual interest by stepping the design at a maximum of 5 metre intervals.

Performance Solution:
While front fencing is setback more than 1m and is articulated, it has lengths of up to 8m. The
acceptable outcome appears to more relate to situations where built to boundary fencing
elements are included, rather than the proposed outcome which has the fencing setback behind
a 1.5m landscape width.

The proposed fencing outcome complies with performance outcome PO18 as it will contribute to
the attractiveness of the streetscape; be compatible with the existing streetscape character;
provide planting in front of solid fences and walls; and ensure plantings between the front fence
and the footpath does not create an impediment for pedestrians using the footpath.

AO20.2 Development does not include roof top terraces.

Performance Solution:
A roof terrace and garden is proposed to part of the rear portion roof level of the western resort
wing. The context of the roof terrace and garden is seen on sections E and F. As shown, the
level of the roof garden is lower than the roof levels of adjoining parts of the built form and will not
result in any dominant impact as the highest part of the building. Higher level roof components
will ensure articulation in overall roof form.
DEVELOPMENT ASSESSMENT REPORT                                                                    Page 23
Other Change - Material Change of Use
3 - 7 Serenity Close, Noosa Heads