00156B56.001

‘         TOWN PLANNING REPORT                                                                                                ie
                                                                                                                            ken hicks |

                    Specific Outcomes                      Probable solutions                         Proposal

          Setbacks
          08 Buildings and other structures are       $8.1 Buildings and structures      Complies - the setbacks for the
          appropriately designed and sited to—        comply with the minimum            Visitor Mixed Use Zone on the
          a)     provide amenity for users of the     setbacks identified in Schedule 1  northern side of Hastings street are
                 premises as well as preserve the     Minimum Boundary Setbacks.         as follows:
                 visual and acoustic amenity of                                                a} 2m, average of 4m fram the
                 adjoining and nearby properties;                                              front boundary to Hastings
          b)     preserve any existing vegetation                                              Street for the ground floor and
                 that will buffer the proposed                                                 2ndstorey;
                building;                                                                      b) 7m from the front boundary
          c}     allow for landscaping to be                                                   to Hastings Street above the
                 provided between buildings;                                                   2nd storey; and
          d)     maintain the visual continuity and                                            Cc} 10m from the front
                 pattern of buildings and landscape                                            boundary to The Parade
                 elements within the street;                                                   (Beach}.
          e}     protect public safety and property                                           .
                 within erosion prone areas by                                           The development will comply with
                 ensuring such areas are maintained                                      all of the abovementioned
                 largely free of development; and                                        setbacks.
 ©        f)     protect the naturat character and                                           ‘
                 visual amenity of coastal areas and                                     Alternative Solution - side boundary
                 watercourses.                                                           setbacks specified for Visitor
                                                                           :             Accommodation Type 4
                                                                                         Conventional are half the building
                                                                                         height in metres. Excluding the
                                                                                         ground level shops to Hastings Street
                                                                                         the building varies between about
                                                                                          10.1m to 14.5m in height. This would
                                                                                         require side setbacks from 5-7.25m.
                                                                                         Given the total width of the site is
                                                                                         only 13.4 m these setbacks would
                                                                                         be impossible to achieve and woutd
                                                                                         render the site undevelopable.
                                                                                         Reduced setbacks are therefore
                        :                                                                necessary for site development and
                                                                                         have been approved in the past by
                                                                                         Council with other narrow sites in the
                                                                                         street. The proposed side boundary
                                                                                         setbacks vary from about 2.1m to
                                                                                         over 3m. Theses varying setbacks
                                                                                         are proposed to provide articulation
@                                                                                        and interest along the side walls of
                                                                                         the building. The proposed
                                                                                         setbacks will result in a significant
                                                                                         improvement to the existing                   :
                                                                                         situation which sees the 3 storey
                                                                                         building with set backs of
                ‘                                                                        between 1.1m (and zero m to a set
                                                                                         of external fire stairs} on the eastern
                                                                                         side boundary and 1.3m to the
   :                                                                                     western side boundary. As
                                                                                         demonstrated by the proposal plans
                                                                                         the proposed setbacks are
                                                                                         consistent with the setbacks of the
                                                                                         adjoining developments. The
                                                                                         resulting space between buildings is
                                                                                         consistent with the existing
                                                                                         character of the street and will
                                                                                         ensure an acceptable
                                                                                         development form and outcome is
                                                                                         achieved. The proposal meets the
                                                                                         intent of Specific Outcome 08.
          Site cover, gross floor area and pilot ratio
          O9 The site cover, gross floor area and plot | No solution provided            Complies - The scale of the building
          ratio of buildings and other roofed                                            is consistent with Hastings Street
          sfructures—                                                                    development and in particular with
          a      results in a building scale that is                                     that of the most recent

          June 2007                 Material Change of Use for Retail Business Type 2 Shop & Salon and         Page 13 of 33
                                               Visitor Accommodation Type 4 Conventional
                       .                            33 Hastings Street, Noosa Heads