11 Robert St - Planning Report

    e) allow for space and landscaping to be provided between buildings including adequate
         area at ground level for landscaping with trees, shrubs, outdoor living and utilities;

    f)   be consistent with the predominant character of the surrounding area; and

    g) protect the natural character and avoid adverse impacts on ecologically important areas
         such as national parks, waterways and wetlands.

The proposal fully complies with PO12 for the following reasons-

• High level windows mitigate any opportunity to overlook the rear neighbours.

• The portion of the built form that encroaches are, on the ground floor, the entry, lift, stairs and 2
   small terraces and on the upper floor, a bathroom, stairs and void areas and 2 small screened
   terraces.

   The ground floor terrace will not cause visual or noise issues as it is at ground level and will be
   well screened by landscaping. The upper floor terraces are screened, and the balance of the
   area is a bathroom and a void area with high level windows which will not cause overlooking of
   the neighbouring private open space.

• The existing building in this location is 2 storeys and is setback 4.5m and if any views were
   afforded to the neighbour, they would have been impeded historically. In this instance no
   additional views will be impeded as a result of the proposed development.

• The 4.5m plus the neighbouring setback is adequate separation between land uses particularly
   given landscaping on the subject site and neighbouring site will offer good amenity.

• No existing vegetation will be retained; however, significant soft landscaping is proposed along
   this elevation. Noting it is the western elevation, and substantial medium sized trees are
   proposed to help shade the elevation.

• Given the existing setback of the 2 storey multiple dwelling and neighbouring properties to the
   north all have a reduced setback, the proposal is consistent with the predominant character of
   the area and will not cause any additional impacts to surrounding properties.

• It is important to note the site is significantly constrained by a wide zone of influence of the
   existing sewer line along the southern boundary which as part of this development will require an
   easement. It is for this reason that the development requires a dispensation to the rear boundary.

   A previous lapsed development approval 2007/187 responded to this constraint by approving a
   ground floor setback of 3.9m and the upper floor at 3.1m. Noting the planning parameters have
   not significantly changed since this approval with a 6m setback required by Specific Outcomes
   of The Noosa Plan 2006.




RG Strategic                          Town Planning Report – Multiple dwelling                       13