Planning Report - 23 Edward St Duplex · MCU22/0174

         (e) use understated colour schemes and low-reflective roofing and cladding materials.



Applicant’s Response:

The proposed Dual Occupancy use complies with the intent of the Noosaville Local Plan Code and
the relevant Performance and Acceptable Outcomes. The built form proposed is harmonious with
the Noosaville vernacular and represents a modern riverside design. A traditional roof design has
been utilised as well as generous eaves and garden beds on the second level to suit the subtropical
climate of Noosaville.

The Architectural Plans (Appendix A) detail a variety of external materials proposed. A corrugated
iron roof, weatherboard wall cladding and screening battens are used for vertical and horizontal
elements that create visual interest and articulation.

The development is designed to minimise overlooking of nearby properties with strategically located
screens and balconies.


Medium Density Residential Zone Code
The proposal seeks some minor siting and streetscape variations. The covered entry walkways and
eaves to the rear boundary encroach into the relevant setbacks set out by AO12.1 and the garages
that face the street do not meet AO15.1 and AO15.2m. Assessment is provided below against the
associated Performance outcomes for these aspects of development.

Rear setback



The proposal seeks a 5.2m setback to the rear boundary for eaves. This is considered an extremely
minor encroachment as the elevation faces wests and the wide eave provides shading to the
building as demonstrated in Figure 4 below. Noting that the building is setback 6.79m, which is
greater than the minimum required of 6m. The setback complies with PO12 as the encroachment:

• Does not cause any overlooking of private open space of neighbouring properties as the building
   is setback greater than the minimum distance required.

• No additional noise will emanate from the subject proposal as a result of the eave as the building
   is setback greater than the minimum required.

• Is setback sufficiently so as not to cause shading of the neighbouring property.

• Allows sufficient space for landscaping.

• Given the elevation faces west, it is a good built form outcome with no impacts on the
   surrounding properties.




RG Strategic                         Town Planning Report – Dual Occupancy                        11