Development assessment report

PROJECT URBAN – 15104                                                                                     July 2016

Open Space Conservation zone
Overall outcomes                                          Comment
Areas of open space contribute to the desired             Complies: The overall balance of the sites Open
lifestyle of residents by offering a variety of passive   Space Conservation Zone area is maintained and
and active recreational experiences that are              provides for passive recreational experience.
conducive to community interaction and wellbeing;
Natural environmental values of high order and            Complies: The ecological value of the site is
warranting conservation status are—                       maintained.    Refer to the ecological report
i protected for their importance in contributing to       prepared by Core Consultants.
ecological sustainability including maintenance of
water quality and provision of habitat and open
space linkages; and
ii appropriately managed to the general exclusion
of development or any further subdivision of
freehold lots.


7.7 DEVELOPMENT CODES

The following codes are considered relevant to the proposed development:

   Noosaville Locality Plan Code;
   Residential Uses Code;
   Landscaping Code;
   Transport, Roads and Drainage Code; and,
   Engineering Works Codes.

An assessment against the probable solutions and specific outcomes of the codes has been
undertaken. Where probable solutions are not met, an alternative solution is provided, including
sufficient grounds to justify the proposal despite any conflict with specific outcomes.

ALTERNATIVE SOLUTIONS

Specific Outcomes for the Noosaville Locality

Specific Outcome                                          Alternative Solution
O8 provides a maximum building height of 1 storey         Please refer to section 7.8 of this report for detailed
for the REC/MU precinct in the Shire Business Zone.       discussion around planning scheme conflicts.

                                                          Despite exceeding the maximum building height
                                                          prescribed by the code, the proposed 2 storey
                                                          development does not visually dominate the street
                                                          or surrounding spaces. It will be fully screened by
                                                          extensive landscaping and existing vegetation and
                                                          will not impact on the amenity of surrounding land
                                                          or public spaces. The building design responds
                                                          appropriately to the site topography and includes
                                                          well-articulated, horizontal and vertical design
                                                          elements to provide an interesting façade.
O16 provides a maximum plot ration of 0.1 (or             Please refer to section 7.8 of this report for detailed
      2
2,610m for the site).                                     discussion around planning scheme conflicts.

                                                          The proposal constitutes a plot ratio of 0.24
                                                                  2
                                                          (6185m ). Despite this the proposed plot ratio that
                                                          results in a building scale that is compatible with
                                                          surrounding development; does not present an

Development Assessment Report                                                                         Page 26 of 33
Aged Care Facility
Eenie Creek Road, Noosaville