4_DA Report_FINAL

Square has demonstrated that the increase in plot ratio is consistent with the overall scale of surrounding
buildings. Examples of developments within the locale include:

•   8 Kingfisher Drive (MCU06/0219) – Approval for a 2 storey building on a vacant site with 2 restaurants, 1
    shop and 3 office tenancies. The plot ratio of the development was 1.13:1

•   216 David Low Way (MCU06/0215) – Approval for a 2 storey mixed use development including shop,
    office and caretakers residence. The development was approved under the Superseded Scheme, which
    included density bonuses, the following grounds were considered to justify the plot ratio exceeding the
    0.8:1 requirement of The Noosa Plan
The comments in the officer’s report for the previously approved scheme confirmed that the deviance from
the plot ratio threshold was justified based on the high quality urban design outcomes that the building was
able to achieve. The same applies to this proposal. The increase in plot ratio is consistent with the overall
outcomes for the locality and does not present an appearance of excessive bulk in relation to adjacent
properties which satisfies Specific Outcomes O6.

5.3.       ROOF FORM
Probable Solution S12.1 sets out:

       S12.1 The main roof of the building has a roof pitch no less than 5 degrees and has minimum
       600mm eaves to at least 75% of the perimeter of the building;

       AND

       S12.2 Buildings and structures do not include roof top terraces.

Response:

The proposal has been designed to incorporate a flat roof and a roof terrace, obscured by timber
panelling and soft landscaping. This is the same approach that was previously been approved by
Council in 2012. Despite the fact that the roof and roof terrace have previously been determined as
being acceptable, as the proposal does not meet the criteria set out above, it is also necessary to
consider the proposal against the Specific Outcome.
Specific Outcome O12 of the Eastern Beaches Locality Code states that:

       O12 Roof forms—

       a) contribute positively to the local skyline;
       b) complement the beachside character of the locality;
       c) use soft and articulated pitched or curved roof forms;
       d) avoid low pitched (e.g. less than 5 degrees) or box profiles/parapets; and
       e) do not create opportunities for residents to overlook the private open space areas of
          neighbouring properties.
Response:
The proposed building is considered to meet the Specific Outcome as follows:

•   As outlined previously in sections 5.1 and 5.2, the proposed building will contribute positively to the
    surrounding context of the neighbourhood centre. The design, proposed uses and materials will ensure
    that the building makes a positive contribution, not only in built form terms but to the economic vitality of
    the centre as well.

    The element of the building that exceeds the 8m height limit (the lift overrun only) is not visible from the
    street and will have no impact on the local skyline. The street height studies prepared by Cox
    Architecture clearly demonstrate this.




URBIS
181214_REPORT_FINAL                                                                           SPECIFIC OUTCOMES   21