2014-08-25 General Committee Agenda

GENERAL COMMITTEE MEETING AGENDA                                                   25 AUGUST 2014


1.    Building Setbacks for houses

1.1   How we define & measure setbacks

Both the Queensland Development Code (QDC) and the Queensland Planning Provisions (QPP)
define setback for a building or structure as the shortest distance measured horizontally from the
outermost projection of a building or structure to the vertical projection of the boundary of the
lot. In turn, the outermost projection of any part of a building or structure including, in the case
of a roof, the outside face of the fascia, or the roof structure where there is no fascia, or attached
sunhoods or the like, but does not include retractable blinds, fixed screens, rainwater fittings, or
ornamental attachments.

When the next planning scheme is prepared it is most unlikely variance from this definition would
be accepted by the State.

In the preparation of the Noosa Plan, concern about a trend for buildings with no eaves or
awnings led to the planning scheme giving specific dispensation for eaves, roof overhangs and
awnings provided they encroach no more than 600mm into the setback distance. Therefore
setbacks are more typically measured to external walls not the outmost projection and this often
results in better housing design.

1.2   Background to rear setbacks for Duplexes and Units

Historically, the 1983 Noosa Planning Scheme did not separately define a duplex dwelling but
setback requirements for multiple dwellings and accommodation buildings were as follows:

The distance from any part of the building, except eaves which overhang a wall for less than 1
metre to any boundary of the site, is not less than half the height of the building provided that the
minimum distance to a side boundary shall be not less than 1.5 metres and the minimum
distance to a rear boundary or street alignment shall be not less than 6 metres except where the
Council may otherwise determine in exceptional cases.

The 1990 planning scheme had a separate definition for Duplex dwelling and required a 6 metre
rear setback with side boundary requirements defaulting to compliance with the Building Act.

It is neither illogical or unusual to differ setback requirements for houses compared to duplexes
or units. The building bulk of units and duplexes is nearly always greater than a detached house
and specific setback requirements for house setbacks had not been considered necessary.
Maximum site cover for houses, duplexes and units all differ as well for instance.

1.3   Standard QDC setbacks

The standard Queensland-wide setback provisions for lots greater than 450m2 are specified in
part MP 1.2 of the Queensland Development Code. The side and rear boundary clearance
provisions are somewhat complex and reproduced in entirety below. For the vast majority of
situations these provisions serve well and there may no need for the Noosa Plan to deviate from
these.

Officers are not aware of neighbour complaints arising from low set homes and very few arising
from highset homes.

Despite occupancy levels being low the size expectations for houses has increased and there is
no suggestion this is reversing. The majority of homes are low set as high set homes are both
more expensive and suitable for a much smaller market.



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