MCU250042 - Response to Information Request · MCU25/0042

The façade has been broken down through a series of horizontal interventions and pushing/pulling of the plan.

Horizontally the façade features an extruded planter which casts deep shadows on the articulated lower-level
wall and creates a significant break in the verticality of the built form.

The planter allows for greater articulation through the addition of planting at the upper level – further
reducing the appearance of ‘bulk’. The next well defined horizontal element is the upper-level roof which adds
another deep shadow to the upper level wall. The roof edge is specified in a dark finish to assist in receding
rather than the current trend of ‘white-washing’. Materiality preferences ‘natural ’materials over ‘finished ’
materials. The palate referencing native vegetation (greyed off timber cladding) and grey toned stonework
that references the quaternary sandstone and granite geology found on Noosa Headlands.

The plan articulation for the lower level (ground level) front façade features vertical privacy screening and a
defined setback to the front entry door, this setback creates a deeper shadow-line which helps to signify the
entry-point to the home. The bulk of the lower (ground) level plan sits to the south of the site which reduces
the appearance of bulk when viewed from the street and allows natural light to enter the home from the north
– aligning with sustainable design principles.

Visual interest has been addressed via the above-mentioned design interventions, through form – pushing and
pulling of the plan shape, through shadows and eaves, and through materiality: greyed off timber, dark eaves
flashings, stonework, batten screening and a selection of cast-in-place concrete and board-formed concrete,
complimented by native planting and the retention of key street/kerb trees.

Issue - Rear setback
AO 12.1 of the Medium Density Residential Zone Code requires a 6.0 metre rear setback.
The proposed development indicates a 2.4 metre rear setback to the contained planter and a
3.0 metre setback to the kitchen, dining and living area at first floor level and a similar set back to the upper level
balcony and plunge pool. The current rear setbacks are not supported.
Council have significant concerns that the proposed design and setbacks provide opportunities for direct
overlooking into adjoining premises to the north as well as potential acoustic issues resulting from the upper level
plunge pool and balcony within the setback.
The reduced set back also limits opportunities for any meaningful vegetation to occur at the rear of the property
and between buildings.
Information Required
1.         Submit amended plans and elevations which increase the rear setback to as stated under PO12
           of the Medium Density Residential Zone Code.

RESPONSE:

The client held discussions about the rear setback with Noosa Council Planning prior to starting the designs
and again before finalising the design, and Council acknowledged the advantages of building at the rear of the
block due to its unique size and shape.

The privacy of adjoining homes and units have been carefully considered so that the proposed design does not
overlook any of the neighbours ’private open spaces.

The following provides an assessment of the proposed setback in relation to adjoining properties.

Northern neighbour (21 Attunga Heights):
Privacy is achieved via positioning the proposed alfresco directly adjacent to the neighbours zero lot boundary
garage wall. The proposed living room features a full height block wall facing the neighbour providing privacy
for both the client and the neighbour. Proposed planting will provide visual amenity for the neighbour.

The proposed design mirrors the neighbours design and setback, in that the house is set to the rear and the
private open space is set to the north side (refer image below).