Development Application part 2 Report/Plans - MCU11/0254

Specific Outcomes                            Probable solutions                          Proposal
   i) for the Attached Housing Zone 2        Weyba Rd, James St and Albert St north      exception of Unit Block B, Unit 19 which
storeys unless located on property with      of their intersections with Elizabeth St    exceeds the 8m height limit by 26cm.
frontage to the following streets: -         where they have a maximum building          This unit is situated at the rear southern
Russell St, William St and Howard St, or     height of 12m;                              corner of the site, with a proposed
Weyba Rd, James St and Albert St north       b) if in the Visitor Mixed Use Zone –       finished floor level and roof level, lower
of their intersections with Elizabeth St,    12m;                                        than the units fronting Hofmann Drive.
where they are not to exceed a               c) if in the Business Centre or Industry    This minor height exceedance of 26cm
maximum building height of 3 storeys;        Zones — 10m;                                will have no detrimental impact on the
    ii) for the Visitor Mixed Use Zone– 3    d) if in the Shire Business Centre Zone –   surrounding area given that the side and
storeys, although present only 1-2           8m, except in Precinct E1 or E2 where       rear boundaries are fully surrounded by
storey façades to Gympie Terrace;            12m;                                        conservation parkland. Notwithstanding
   iii) for the Shire Business Centre        e) in all other zones—8m.                   this minor height increase, we note in
Zone– 2 storeys, except in Precinct E1                                                   accordance with the Noosa Business
and E2 where 3 storeys and Precinct                                                      Centre Planning Review, endorsed by
REC/MU where 1 storey; and                                                               Council at its ordinary meeting of 14
  iv)for all other zones— 2 storeys;                                                     May 2009, Councils current policy
 c) do not visually dominate the street                                                  position for allowable height on the
or surrounding spaces;                                                                   subject site is 3 storeys and 12 metres,
d) preserve the amenity of surrounding                                                   with which the proposal fully complies.
land;
e) ensure that development responds to
the site topography; and
f) are well articulated with strong
horizontal and vertical design elements
to provide an interesting streetscape
and to complement landform changes
and landscapes.


Setbacks
O9 Buildings and other structures are        S9.1 Buildings and structures comply        Complies
appropriately designed and sited to—         with the setbacks identified in Schedule    The proposed development complies
a) provide amenity for users of the          1 - Minimum Boundary Setbacks.              with the minimum boundary setbacks
premises as well as preserve the visual                                                  included in Schedule 1. A 6m road
and acoustic amenity of adjoining and                                                    setback and a 5m side/rear setback are
nearby land uses;                                                                        achieved.
b) provide adequate distance from
adjoining land uses;
c)allow space for required vehicle
parking;
d) preserve any existing vegetation that
will buffer the proposed building;
e) allow for landscaping to be provided
between buildings;
f) maintain the visual continuity and
pattern of buildings and landscape
elements within the street;
g) avoid large areas of continuous wall
planes by varying the building setbacks
and using appropriate techniques to
provide visual relief; and
h) help protect the natural character
and visual amenity of the Noosa River
system and other watercourses.
Site cover, gross floor area and plot
ratio                                                                                    Complies
O10 The site cover, gross floor area and     No solution provided                        The proposed development has a site
plot ratio of buildings and other roofed                                                 cover of 2,383.8m2 (38.51%), gross
structures—                                                                              floor area of 2,575.3m2 and plot ratio of
a) results in a building scale that is                                                   0.41, which is consistent with outcomes
compatible          with       surrounding                                               O11 and O16 and which will result in a
development;                                                                             building scale that is compatible with
b) does not present an appearance of                                                     surrounding development. The building
bulk to adjacent properties, roads or                                                    design has an articulated and pitched
other areas in the vicinity of the site;                                                 roof form that relates to surrounding
c) maximises the retention of existing                                                   building forms and does not present an
vegetation and allows for additional soft                                                appearance of bulk to adjacent
landscaping between buildings;                                                           properties, roads or other areas in the