planning report duplex v2 20.8.19 · 131998.981050.1

The adjoining house to the south of the site (27 Elanda Street) is constructed within 2m of the rear
boundary to take advantage of the elevation over the top of the Duke Street properties and enjoy the
ocean views to the east. The existing deck is finished at a lower level than the adjoining development
at 27 Elanda St and maintains the visual continuity and pattern of developments along Elanda Street,
consistent with the predominant character of the area.

There is also substantial mature vegetation along the eastern property boundary, allowing for limited
opportunities to from the decks towards any open space areas on adjoining properties. The
vegetation is to be retained and has enough area to be further supplemented with appropriate
screening species at ground level. The existing deck extension is small scale and appropriately sited
to match in with the existing building and outdoor living areas, whilst also providing for a high level
of amenity to users of the subject site and adjoining premises.

The applicant also seeks retrospective approval for a 4.5m wide x 3.7m high timber screen along
the southern boundary of unit 2. This fence appears to have been constructed more than 20 years
ago as part of the development to restrict overlooking from the first-floor window into the
neighbouring house, as shown in Figure 5.

The relevant outcomes for setbacks require the existing buffer vegetation, as well as the visual and
acoustic amenity to be preserved to adjoining and nearby properties. The adjoining owner has
provided their written approval for the screening element to remain along the boundary, subject to
additional treatment using an acoustic fence wrap as provided in the supplementary attachment.

The inclusion of these elements will preserve the visual and acoustic amenity between neighbouring
dwellings in accordance with the relevant Outcomes of The Noosa Plan.


5.4      Gross Floor Area and Building Height in Storeys

The existing development was approved more than 20 years ago under the Superseded Planning
Scheme. The definitions of the Superseded Planning Scheme allowed for ‘basement’ areas not to
be included as gross floor area or building height in storeys, where the floor level is situated 1.2m or
more below the natural ground and finished ground levels.

The undercroft storage areas are existing within both units, as shown below on the built format plan.




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