2015-05-26 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                    26 MAY 2015


Council’s Principal Strategic Planner advises that a report is yet to be developed on a carparking
policy. Instead, Council is currently in the process of considering and preparing a broader
transport strategy for Noosa, and until this strategy is determined it is premature to accept cash
contributions in lieu of the provision of car parking spaces for new applications.
No on-site parking is proposed for the additional shop area, accordingly the proposal does not
meet the Outcomes of the Driveways and Carparking Code.
Site Cover
The Specific Outcomes of the Noosa Heads Locality Code limit site cover of all buildings and
structures to 45% of site area. The existing approved 85m2 building has 30% site coverage. The
additional 100m2 of building area increases the total site cover to 65%.
Even though the development retains some trees at the rear of the building and does not
substantially change the appearance from the street, the proposal far exceeds the site cover
requirements of The Noosa Plan. The majority of existing buildings within the Hastings Street/
Noosa Drive area meet the 45% site cover requirements and the development is not in keeping
with surrounding developments.
The proposal does not meet the Specific and Overall Outcomes of The Noosa Plan pertaining to
site cover.
Setbacks
The site has three street frontages. The Noosa Drive frontage is the most visually prominent, and
there are no substantial changes proposed to this street apart from a new wall along the side
boundary. The majority of the proposed additions are located to the rear of the building along
Halse Lane. The additions are mostly screened by the existing vegetation located between the
road and the building.
The development proposes a small setback incursion into the 2m setback requirement to the
Halse Lane frontage. However, the additions are setback behind the existing shop building,
(which is currently setback 1m from this frontage) and maintains the visual pattern of building
elements along the lane.
Unapproved Building Works
Council’s Building Certifier confirms the existing additions have been undertaken without the
necessary building approvals and do not comply with the Fire Resistance requirements of the
Building Code of Australia (BCA). As such, the existing building would not be covered by any
insurance and there is the substantial risk that a fire could easily spread beyond the site
boundaries.
Works have been proposed to address compliance with the BCA, including constructing a fire
rated wall, new roof framing and sheeting. Much of the new building works proposed as part of
this application require the demolition of the existing additions. To comply with the BCA
requirements, Council’s Building Certifier advises that the northern side of the existing additions
and part of the roof at a minimum will require demolition.
Overlay Provisions
The application triggers assessment against the Natural Hazards Overlay Code for bushfire
hazard risk, and new development to be subject to minimum floor heights for potential flooding.
Any new building works would be required to ensure finished floor levels are above the minimum
floor height requirements. Furthermore, the site is surrounded by existing development and is
determined to have a generally low bushfire risk, consistent with the outcomes of the code.




                                                                                   Page 97 of 171