2020-12-08 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                  8 DECEMBER 2020


The street awnings are also different for each building, one with the awning pitch seen while the
other is a parapet style with the pitch hidden. The awning wraps around the buildings to provide a
covered walkway to each side of the driveway for pedestrian access to the rear car parking area.
The applicant proposes a 2.5m wide street awning which allows approximately 1.5m to back of
kerb for street trees. Council’s consultant architect expressed the importance of street trees and a
wide awning in this location as the surrounding development provides only wide awnings and no
street trees. The proposal provides sufficient area for healthy street trees and gardens while a
reasonable width for a street awning. It is important to note that given the road reserve is controlled
by the State, the street awnings are required to be cantilevered. The proposal complies with this
provision and has provided non-structural posts for architectural merit.
The multiple dwellings on the upper level are defined as small dwellings being less than 90m². The
2 bedroom, 2 bathroom units range between 80m² and 85m² GFA and include a northern veranda
slightly greater than 12m² for outdoor open space. Privacy is provided to the street by the front
screen and a solid wall between units. Each unit has flow through ventilation with openings
provided to the north and south ends of the living space and 2 openings in each bedroom. The
residential waste collection container storage is located close to the units near the units’ covered
car parking.
Landscape and building setbacks
The proposal seeks a 0.6m/1.1m setback to a residential zone (eastern boundary) whereas the
code seeks a 3m setback. The proposed eastern elevation provides an interesting façade including
alternating spaced timber battening (suitable for a vine) and textured paint finish for a length of
approximately 19m. While the neighbouring property to the east is zoned residential, a veterinarian
business is currently operating from the site and the Noosa Plan 2020 has rezoned the site to
District Centre zone where a zero setback is required to this boundary.
Notwithstanding the new Noosa Plan 2020 zero setback requirements, the proposal is consistent
with the setback pattern in the street which consists of zero setbacks to some properties separated
by a driveway. Noting that the subject site is 3 lots, the proposal generally provides a similar
setback and streetscape outcome and is considered consistent with other development in the
street.
Building height
The planning scheme seeks an 8m building height whereas the proposal seeks a roof ridge height
of 8.35m. Development in the surrounding area is constructed to a maximum height of 8m and it
is considered the proposed encroachment would be out of character with surrounding development
and is not recommended to be supported.
Bicycle spaces/end of trip facilities
A condition could be imposed to ensure the proposal meets the requirements.
Site Cover and Plot ratio
The codes do not provide a site cover for the Business centre but seeks that the building scale be
compatible with that of surrounding development. The proposal seeks a site cover of 31.2% being
consistent with other development nearby as demonstrated in the Table below.
 Address – site cover expressed as %
 2 Diamond St (Servo) – 36%                         4 Diamond St - 33%
 12 Diamond St.(Vet) – 29%                          15 Diamond – 25%
 11 Diamond – 33%                                   9 Diamond – 43%
 7 Diamond – 22%                                    1 Diamond St - 44%
The codes seek a maximum Plot ratio for the Business Centre zone of 1900m² for the subject site.
The application seeks 1011m² over 2 buildings, significantly below that permitted for the Business
Centre zone. The proposed scale of the development is consistent with that on neighbouring and
surrounding properties.
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