2018-10-15 General Committee Agenda

GENERAL COMMITTEE MEETING AGENDA                                                        15 OCTOBER 2018


Matters Raised                                       Comments
The Val Crescent road surface is not suitable        If approved this would be addressed as part of the
for heavy construction traffic. Construction of      operational works application. Any damage to the road
this scale will require large articulated delivery   is the responsibility of the developer. If approved,
vehicles and raises safety issues with the           Council would require a substantial bond of $50,000 to
Goodchap Street / Val Crescent roundabout.           ensure compliance with conditions of any approval.
Property Value
Devaluation of Val Crescent properties.              This is not a planning matter.
Built form
The proposal conflicts with the Noosa Plan.          This is addressed in the body of the report. The
No expectation a 90 bed aged care facility           Planning Act 2016 allows planning applications to be
would be built in Val Crescent given that it is      lodged with Local Government whether or not the use is
zoned for Detached Housing. The expectation          consistent in the subject zone. The report concludes
is 11 dwellings over 11 lots.                        there is a significant need for aged care facilities which
                                                     in part justifies the conflict with the Planning Scheme.
A 90 bed aged care is an overdevelopment of
the site. It is a high density commercial            While a large scale building, the proposal is well
development in a residential area with service       designed and unlikely to significantly dominate the
levels equal to a commercial development.            surrounding area.
                                                     It is a quiet residential use and the impacts of the
                                                     commercial aspects on Val Crescent have been
                                                     minimised. This has been addressed further in Section
                                                     3.3 of this report.
The size, mass and bulk dominates the                This is addressed in the body of the report. It is agreed
streetscape and is a significant departure from      the proposal does not present as 11 detached houses.
The Noosa Plan and will look out of place on         To address the size, mass and bulk, the building is low
the site which is characterised by detached          rise, articulated, uses a variety of external finishes, and
houses.                                              proposes significant landscaping and generous
The proposal does not give the physical              setbacks.
appearance of detached houses and change             Generally individual dwellings would be constructed
the nature of Val Crescent where there is no         within the subject zone. However, it should be noted that
units or other multiple dwellings.                   a large detached house could be constructed over
                                                     multiple lots resulting in a greater scale of development
                                                     which may not trigger a planning application to Council.
                                                     This is addressed in the body of the report.
The proposed ‘cookie cutter’ unit style doesn’t      This is addressed in the body of the report. The
fit the Noosa style of development.                  proposed design is considered ‘Noosa Style’ with the
                                                     built form articulated, providing eaves and a mix of
                                                     external material finishes to add interest.
Insulted by the impressive circular driveway on      The development provides variation and articulation in
Goodchap Street whilst the ugly commercial           design and the ‘commercial access’ and associated
access is located in Val Crescent, subjecting        delivery area is below road level with good landscaping
local residents to noise and congestion.             screening the development from the street.
Ambient light from the development will              A condition has been proposed to could ensure no
change the night time amenity of Val Crescent.       negative impact from light spill.
Rooms and balconies overlooking our yards            The development is setback 3.2m from the adjoining
and walkways and courtyards along the fence          residential uses with no windows to these areas of the
line creating major privacy concerns.                building except for a small balcony and windows
                                                     setback 18m. The courtyard is likely to be at or slightly
                                                     below natural ground level and should not create any
                                                     overlooking. A condition has been proposed to could be
                                                     imposed to provide screening devices to ensure privacy.




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