2018-11-06 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                    6 NOVEMBER 2018


The planning scheme includes specific design requirements for the Mary Street and Thomas
Street precinct and seeks development of a domestic form and scale that is consistent with the
character of the area. The proposed built form is of a residential character consisting of 4
pavilions each less than 300m2 in gross floor area, reflective generally of a domestic form. The
residential character of the built form is also expressed through elements such as verandas,
glazing, shutters, transparent balustrading, eaves and a roof form with a pitch that is significantly
greater than 5 degrees.
Further to the stated outcomes for the locality there are performance based criteria for the
development to be assessed against. The table below details the proposal’s compliance with the
key development provisions of The Noosa Plan:
Criteria             Planning Scheme                    Proposal                         Complies
Population density   320 persons max per hectare =      (122 x 0.6) = 73.2                 
                     73.47
Gross Floor Area     GFA of any single building to be   Northern pod – 295.52m2             
                     max. 300m2                         Southern pod - 212.31m2             
                                                        Eastern pod - 277.05m2              
                                                        Western pod – 299.11m2              
Site cover           50%                                816m2 = 36%                         
Roof form            >5 degree roof pitches             >5 degree roof pitches              
Boundary setbacks:
Frontage (south)     6 metres min                       6.0 metres to front wall            
Side (east)          3.8 metres min (1/2 building       4.8 metres to Outer Most
Side (west)          height)                            Projection                          X
Rear (north)         3.8 metres min (1/2 building       3.6 metres                          X
                     height)                            3.175 metres                        X
                     6 metres min                       3.985 metres                        X
Building height
- in storeys         2 Storeys max                      2 Storeys                           
- in metres          10 metres max (Probable            9.50 metres (Probable               
                     Solution)                          Solution)
                                                        Specific Outcome                    X
Kitchen and dining   5% of GFA (54.2m 2) min            110 m2 combined                     
Common rooms         7% of GFA (75.88m 2) min           82.5m2 formal lounge areas          
                                                        110m2 flexible space
Communal sitting     8% of GFA (86.72m2) min            204 m2                              
areas
Reception area       12m2 min                           48 m2                               
Laundry              3% of GFA (32.52m 2) min           55 m2                               
Car parking          1 per 10 beds @122 beds = 12.2     10 car spaces and 4 scooter         
                                                        spaces in basement.
                     1 per staff @ 3 staff = 3          Additional area for 2 spaces
                     1 courtesy bus space               front of site = 13 spaces           
                     TOTAL = 15.2 spaces                3 staff spaces                      
                                                        1 bus space
                                                        TOTAL = 17 spaces


The development demonstrates compliance with the development provisions within the Noosa
Plan with the exception of height and front, rear and side setbacks.
With regards to height, the overall height of the development is excessive being 9.5 metres at its
highest point, substantially exceeding the height of other buildings in the precinct which average
approximately 8.4 metres and is likely to dominate the streetscape and appear out of place.
While the proposal does not exceed the Probable Solution’s maximum height of 10 metres for the
Business Centre Zone the proposed height is not consistent with the Noosa Plan’s Specific
Outcomes for height, as detailed below. Importantly development must meet the Specific
Outcomes and compliance with the Probable Solution does not mean that the Specific Outcome
is met. In this instance the relevant Specific Outcomes are:

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