08/0811 - MCU - Detached House [As Published] · 132008.811

 

 

2. THE DEVELOPMENT APPLICATION

The applicant proposes to demolish the existing dwelling on site and construct a two storey dwelling
that exceeds site cover requirements as stipulated by the Noosa Plan. The applicant proposes a
site cover of 45.1% for the ground floor and 40.2% for the upper !evel, whereas the Noosa Plan
indicates a site cover of 50% for the ground floor and 30% for the upper storey, or 40% for all
storeys for a building of 2 or more storeys.

Proposal plans are included in Attachment 1 which demonstrates a modern building that
complements the existing streetscape.

3. ASSESSMENT

Outcome 10 of the Noosa Heads Locality Code details site cover requirements for detached
dwellings (Class 1 structures). The Outcome states:

010 Site cover does not exceed—

a) for a class 1 or class 10a structure—
i for a single storey building - 50%; or
ii for a building of 2 or more storeys - 50% on the ground floor and 30% for the
upper storey(s), or 40% for all storeys for a building of 2 or more storeys;

No Probable solution is provided and the applicant proposes a site cover of 45.1% for the ground
floor and 40.2% for the upper floor.

As the proposal does not comply with the Specific Outcome it is relevant to review the proposal
against the Overall Outcomes for the Locality. For the Detached Housing Zone the Plan states:

Detached housing prevails which maintains—
i a low impact, low density development form of domestic scale;
ii a high level of residential amenity;
iii building styles befitting the character of the locality and which respond to, and are
integrated with, site characteristics including slope, vegetation and water frontage where
applicable; and
iv landscaped settings consistent with the character of the locality;

The proposal is considered to comply with this Overall Outcome as:

The proposed dwelling maintains a domestic scale consistent with the area. The
applicant notes that prior to the introduction of the Noosa Plan dwellings within the
surrounding area where entitled to build to a maximum site cover of 50%. Existing
dwellings and new dwellings have been constructed to a site cover of 50%. It is this
50% coverage which has established the ‘scale’ of development in the area. The

proposal! will provide a dwelling that is smaller than the scale of development in the
area.

The proposed dwelling has been designed to provide a high level of amenity for the
owners of the site and to the surrounding area. The dwelling is a contemporary
building that has been orientated to maximise the northern orientation and canal views.
Landscaping is provided to the front and side of the site of the site and creates a high .
residential amenity. The proposed site cover ensures that the development is
consistent with the amenity of the area and the slight increase does not detrimentally
affect the amenity of the area as the majority of dwellings within the area are at 50%
site cover.

The style of the dwelling is consistent with the character of the area where most
dwellings have a site cover of 50%. The proposed dwelling is well articulated with the
second floor having a smaller footprint than the ground floor. This design is consistent
with the intent of the provision which aims to provide articulated buildings in a
landscaped setting.

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