2020-02-17 General Committee Agenda

GENERAL COMMITTEE MEETING AGENDA                                                    17 FEBRUARY 2020


Locality Provisions
The subject site is located in the Eastern Beaches Locality and is zoned Detached Housing. The
proposed use is identified as a consistent use within the zone.
Land Use & Works Provisions


Building Works Code
The application has been assessed against the building works code. The pertinent issues arising
out of the assessment against the code are discussed below:

Code Outcome                             Discussion

Setbacks                                 The probable solution for this Specific Outcome requires
                                         development to meet the minimum setbacks stated in
O1 Buildings and other structures are
                                         Schedule 1 – Minimum Boundary Setbacks.
appropriately designed and sited to—
                                         Schedule 1 provides that premises in the Eastern Beaches
a) provide amenity for users of the
                                         Coastal Protection Area have a minimum setback no further
   premises as well as preserve the
                                         seaward than the coastal building line or in accordance with
   visual and acoustic privacy of
                                         the Coastal Protection Area provisions of the Natural
   adjoining and nearby land uses;
                                         Resources Overlay Code (which requires a 6m setback from
b) preserve any existing vegetation      the rear boundary), whichever is the greater.
   that will buffer the proposed
                                         The proposed development is seeking approval for a 4.1
   building from adjoining uses;
                                         metre minimum setback to the outermost projection (OMP) of
c) allow for landscaping to        be    the building. The proposed upper level balcony and ground
   provided between buildings;           level deck are cantilevered into the setback area to a setback
                                         of 5 metres to the face of these building elements. The roof
d) maintain the visual continuity and
                                         overhang on the upper level extends a further 900mm to result
   pattern    of    buildings     and
                                         in the 4.1 metre setback to the OMP. The basement wall
   landscape elements within the
                                         setback remains consistent with the 6.0 metre setback.
   street;
                                         Consequently, no part of the building structure touches the
e) for class 10a buildings, do not       ground within the setback area.
   visually dominate the street;
                                         The cantilevered building design is unlikely to result in any
f) avoid any significant adverse         significant adverse impacts on the natural values of the
   impacts on the natural values of      foreshore or the natural cycles of erosion and accretion in the
   watercourses        and      their    dune areas. The lower deck extends for the full width of the
   foreshores, including those of the    building with a finished floor level approximately 900mm above
   Noosa River and its lakes; and        the ground. The upper balcony is approximately 4.05 metres
                                         above ground level and the roof overhang another 3.2 metres
g) do not interrupt the natural cycles   higher again. Visual continuity will be maintained as adjacent
   of erosion and accretion of           premises are setback similar distances from the rear
   watercourses      and    foreshore    boundary.
   areas.
                                         No significant vegetation exists on the site. The applicant is
                                         proposing a combination of turf and native planting in the
                                         reduced 5 metre setback area.           Planting will assist in
                                         stabilising the sandy soils, minimising potential erosion.
                                         The proposal is considered to comply with O1 of the code.




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