planning report Shaw v4. may24 · MCU24/0074

The setbacks and the development as a whole meet the outcomes for the following reasons:
•   Privacy is maintained to all site users, with no overlooking or negative impacts on the surrounding
    residentials uses, with the accommodation orientated towards the frontages and views to the
    Noosa River.

•   Considering the views from neighbouring properties which would have otherwise been impeded
    by a compliant development - The views from neighbouring property are generally along Albert
    Street not over or through the site. The views from the upper levels of the neighbouring residential
    property would be blocked by a compliant 6m and 8m street setback in any case and the
    proposed elements forward of this line would not be seen.

•   Because of the significant setback to the southern boundary, some views are retained rather
    than being impeded if the development were provided to the minimum setback allowed to this
    boundary.

•   Good separation is provided in excess of the code requirements to the adjoining land uses.

•   Each accommodation unit has a larger open space (balcony and common swimming pool) than
    required by the code and more than the quantity of landscaping required by the code. Most of
    this landscaping is along the frontages, particularly Albert Street where the development faces a
    residential development and a Council carpark.

•   The only other consistent mixed use development is ‘DaVos’ sited opposite the site. In
    comparison, the proposal has similar setbacks to ‘DaVos’ but without the hard retaining wall and
    disconnection with the public/private realm with the footpath on a lower level and hardscaping
    for stairs and accessibility. The proposal raises the public realm and provides a soft and gentle
    transition from the lower street level to the flood free raised footpath. It is considered, the
    development is consistent in setback distances and a far superior design outcome than ‘DaVos’,
    by more efficiently using the setback areas for landscaping and dining.

•   The development addresses all three frontages; with activation of Gympie Terrace, Thomas
    Street and the Porte cochere on the residential Albert Street.

•   The building has been pushed towards the street frontages to provide better separation to the
    residential to the south. Activation is provided to two street frontages and non-discriminatory
    access to meet flood immunity.




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