Information Request Response_190521

        The proposal also does not comply with corresponding Performance Outcome PO14 of the
        High Density Residential Zone Code, as the side elevations present as bulky single plane finishes.

        Information Required:
        11. Provide updated plans complying with Performance Outcome PO14, specifically by
            incorporating materials and finishes that complement the surrounding area and integrate
            with the surrounding natural and built environment; and
        12. A variety of external finishes to provide an interesting built form and avoid bulky single
            plane finishes.

Applicant’s Response:
The amended Proposal Plans now include further details of the suggested materials and finishes for the
building. It is considered that the proposed materials together with the range of features included in
the amended design will add interest and articulation to the elevations which will ensure that the
proposal is not only sympathetic to the prevailing character of the local area but will also integrate
successfully with future developments within the street. For these reasons the amended proposal is
considered to comply with Performance Outcome PO14 of the High density residential code.

Council Issue - Amenity

        “It is unclear as to whether the proposal will result in overlooking or will result in the reduction
        of sunlight to private open spaces of adjacent dwellings, as per Acceptable Outcome AO16.1.”

        Information Required:
        13. Provide evidence that the proposal will not unreasonably impact on the amenity enjoyed by
            users of adjoining or nearby premises, including privacy and access to sunlight.


Applicant’s Response:
The attached proposal plans illustrate that the upper levels of the building comply with the Council’s
preferred side setbacks except for some sunhoods. Given the nature and minor scale of the
encroachments along the side boundaries, it is evident that they will not result in any overlooking or any
additional overshadowing impacts when compared with a fully compliant building.

With regard to the setback encroachments resulting from the balcony on the upper level at the rear of
the building, it is important to note that the application site is well below the property adjoining the rear
boundary, the rear portion of the building is well below the existing natural ground level and the building
is significantly lower than the maximum 12m height limit for the site in this location. Given this
relationship to the adjoining sites and the proposed privacy screens, it is concluded that the proposed
setback encroachment at the rear of the site will have no adverse impact in terms of overlooking or
overshadowing to the properties to the rear and either side of the proposal.

Finally, the setback encroachment at the front of the site relates purely to the unenclosed section of the
upper level deck. Given the limited height and design of the balustrading around this deck, any
additional overshadowing impacts created by this element of the building will be negligible.
Furthermore, as the deck is orientated towards Noosa Junction it is considered that there would be no
discernible increase in potential overlooking to the properties either side as a result of this small section
of the deck.

For the reasons outlined above the proposal is considered to satisfy Acceptable Outcome AO16.1.

Council Issue - Landscaping

        “The proposal does not comply with Acceptable Outcome AO10.2 of the Dual Occupancy and
        Multiple Dwelling Code, as the proposal does not provide landscaping to a minimum of 35% of
        the site area and 60% of this is soft landscaping. The proposal also does not comply with
        Performance Outcome PO10 of the Dual Occupancy and Multiple Dwelling Code as the