Ext to currency lot 323 (37 Douglas formerly 35 Douglas st)- Planning Report

As discussed in the Council Officers previous extension report, approval is sought for a ground floor
site cover of 49% and 1st floor site cover of 35%. This means the ground floor exceeds the require 40%
by 9% and the upper floor 5% less than the maximum allowed.

Based on the architectural design of the dwellings, the small exceedance of site cover is equivalent
to a gross floor area of 21m² on the ground floor which does not impact on any neighbouring
properties and is not readily seen from the surrounding area. The upper floor is 12m² less than allowed
which is the level that is mostly seen from the street and neighbouring properties.

Overall, the architecturally building design will not present bulky to the street or neighbouring
properties. In fact, dwelling houses adjoining to the east at 39, 41 and 43 Douglas Street and to the
rear at 50, 52 & 54 Ferguson Street all have site cover of near 50% demonstrating the proposal will
be consistent in bulk and scale to the adjoining and nearby properties and comply with PO 10 of the
Medium Density Residential zone code.

3.3 Plot ratio

While the Plot ratio does not comply with the Noosa Plan 2020 AO11 of the Medium Density
Residential zone code requirement of 0.4:1, the proposal is an architectural design that has
considered all aspects of amenity. The scale and bulk is compatible with surrounding development
as demonstrated above in section 4.2 of this report.

3.4 Roof Form

The Acceptable Outcome AO19 of the Medium Density Residential zone code seeks no roof terraces.

The dwellings include roof top terraces, however the siting of the terrace areas are an appropriate
response to address overlooking onto private open space areas of adjoining dwellings. The
proposed roof deck and lanai are situated towards the front of the site, such that there is likely to
be minimal overlooking to the adjoining properties (31 & 39 Douglas Street) with their outdoor open
space areas situated towards the rear. This proposal was assessed under the superseded planning
scheme and determined to comply with similar provisions to that of the current Medium Density
Residential zone code PO19.

3.5 Additional elements

The approval conditions require front fences and walls setback an average of 1m, decks and
balconies not to be enclosed, sustainable building design elements such as for hot water and water
conservation, the retention of mature trees onsite and a required Operational Works Approval
required for access, civil, SW, frontage works, earthwork and landscaping which is not normally
associated with a dwelling house.

4. Conclusion

The proposal is an architecturally designed house where the architect Middap Ditchfield P/L has
provided a design that has well considered privacy, bulk and scale and streetscape of the proposal.



RG Strategic              Planning Report – Extension to currency period application – Lot 323        6