20230926_36-38 Duke St_Information_Request_Response (MCU23-0070)

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       PO13
       Buildings and other structures are designed and sited to:

           1.     provide a high level of amenity to users of the subject site and adjoining premises, including provision of visual and
                  acoustic privacy;
           2.     not unreasonably obstruct views or cause overlooking of private open space or habitable areas of adjoining premises;
           3.     provide adequate distance from adjoining land uses;
           4.     preserve existing vegetation that will help buffer development;
           5.     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;
           6.     be consistent with the predominant character of the surrounding area, maintaining the visual continuity and pattern of
                  buildings and landscape elements within the street; and
           7.     protect the natural character and avoid adverse impacts on ecologically important areas such as the beach, Noosa
                  River, national parks and other parklands.

As demonstrated in Figures 2 & 3 above the proposed encroachments are minor and comply with PO13 as the
development:
     Provides high level of residential amenity for the proposed occupants and adjoining residents.
     Does not unreasonably obstruct views from adjoining premises as the proposal is of a similar height, setback and
       provides adequate spacing between adjoining development generally in accordance with or greater than the
       preferred side set back provisions.
     Ensures that the impact on views from adjoining premises is minimal as the neighbouring buildings views are
       predominantly to the south south-east. In addition, the building at 40 Duke St includes blank side boundary walls
       and is oriented away from the subject development. In respect to 28-34 Duke, BJD architects have prepared a
       view analysis and visual impressions which clearly illustrate the minimal visual impact the development will have
       when viewed from the adjoining balconies. This is demonstrated on sheets 26 and 27 of the architectural plan
       package (refer to Attachment A).
     Does not result in overlooking of private open space or habitable areas of adjoining premises as demonstrated in
       response to Item 2 above. Any potential overlooking opportunities have been identified and structural elements
       have been incorporated in the building design to remedy any potential overlooking impacts.
     Provides suitable separation to adjoining premises.
     Includes landscaping provision in excess of the minimum requirements outlined the applicable use code,
       including deep landscaping provided at the rear of the site. Further landscaping is proposed in the form of raised
       planter beds which soften the built form and provide improved visual amenity for the proposed tenants and
       surrounding premises.
     Is consistent with the predominant character of the surrounding area, maintains visual continuity of the
       streetscape and the pattern of buildings. The development maintains visual continuity particularly when viewed
       from Duke St as the building provides a seamless transition between the higher building to the west and adjoining
       premises to the east. It also provides its own expression by incorporating modern design elements and
       articulation to create a contemporary and visually appealing addition to the streetscape.




JFP Ref: M3024P                                                                                                            Page 12