Development Assessment Report

 PROJECT URBAN – 16216                                                                   February 2021

Comment
The above assessment demonstrates that the proposed development satisfies the relevant Overall
Outcomes of the District Centre Zone Code.

A detailed assessment of the proposal against the balance of the Code is also included in the
supporting documents. In summary, this assessment confirms that the proposal generally complies
with the relevant Performance and Acceptable Outcomes in the Code but an alternative solution is
proposed in relation to the standard front building setback set out in Acceptable Outcome, AO17.1
and this is discussed further below.

8.4.1 ALTERNATIVE SOLUTION – ACCEPTABLE OUTCOME – AO17.1
The proposed layout complies with the side and rear setbacks required by AO17.1. The whole
frontage of the building also complies with the 6m setback to the front property boundary but the
staircase which provides access to the residential units on the first floor encroaches approximately
4m into the preferred front setback. This element of the proposal therefore needs to be assessed
against the relevant Performance Outcome PO17 which reads as follows:

        “Buildings and other structures are appropriately designed and sited to:

                a)     provide amenity for users of the premises as well as preserve the visual and
                       acoustic amenity of adjoining and nearby properties;
                b)     allow space for required vehicle parking;
                c)     preserve any existing vegetation to buffer the building;
                d)     allow for landscaping between buildings;
                e)     maintain the visual continuity and pattern of buildings and landscape
                       elements within the street;
                f)     avoid large areas of continuous wall planes by varying the building setbacks
                       and using appropriate techniques to provide visual relief; and
                g)     help protect the natural character and visual amenity of the Noosa River
                       system and other watercourses where relevant.

When assessing the potential impacts of the proposed staircase it is important to consider the
following:

    •    The total length of the three buildings at the front of the site is approximately 54m. In
         comparison, the landing area of the staircase is 3m wide while the stairs from ground level
         which return to the east, extend for approximately 3.5m. Together the landing and stairs
         therefore comprise 6.5m which represents just 12% of the total frontage of the buildings.

    •    A similar staircase was approved at the front of the building approved in MCU17/0014
         which had a minimum setback of 3.3m to the front boundary of the site. The staircase has
         been pushed towards the road to provide a footpath along the front of the building that
         provides level access to the commercial tenancies that are now located at ground level.

With specific regard to PO17 the following should be noted:

    •    given the context of the site, it is considered it will not have any adverse impact on the
         amenity of future residents/tenants either on the site or within the surrounding area;

    •    the staircase has no impact on parking on the site;
 Development Assessment Report                                                              Page 23 of 28
 Material Change of Use & Operational Works
 30 & 32 Doonella Street, Tewantin, Qld 4565
 Lot 32 On RP893427 and Lot 903 On T1631