MCU10/2083 Development Application part 2 - Attachment 1 - Town Planning Report & Code Assessment_FINAL_291010

Specific Outcomes                            Probable solutions                          Proposal
a) are low rise and have a visual bulk       have a maximum building height of—          The proposed development is low rise
and an architectural scale consistent        a) if in the Attached Housing Zone – 8m,    and has an architectural scale consistent
with structures on adjoining or nearby       with the exception of those properties      with nearby development. The building
land;                                        with frontage to the following streets: -   does not exceed a maximum building
b) do not exceed a building height of —      Russell St, William St and Howard St, or    height of 8m/ 2 storeys.
    i) for the Attached Housing Zone 2       Weyba Rd, James St and Albert St north
storeys unless located on property with      of their intersections with Elizabeth St
frontage to the following streets: -         where they have a maximum building
Russell St, William St and Howard St, or     height of 12m;
Weyba Rd, James St and Albert St north       b) if in the Visitor Mixed Use Zone –
of their intersections with Elizabeth St,    12m;
where they are not to exceed a               c) if in the Business Centre or Industry
maximum building height of 3 storeys;        Zones — 10m;
     ii) for the Visitor Mixed Use Zone– 3   d) if in the Shire Business Centre Zone –
storeys, although present only 1-2           8m, except in Precinct E1 or E2 where
storey façades to Gympie Terrace;            12m;
    iii) for the Shire Business Centre       e) in all other zones—8m.
Zone– 2 storeys, except in Precinct E1
and E2 where 3 storeys and Precinct
REC/MU where 1 storey; and
   iv)for all other zones— 2 storeys;
 c) do not visually dominate the street
or surrounding spaces;
d) preserve the amenity of surrounding
land;
e) ensure that development responds to
the site topography; and
f) are well articulated with strong
horizontal and vertical design elements
to provide an interesting streetscape
and to complement landform changes
and landscapes.

Setbacks
O9 Buildings and other structures are        S9.1 Buildings and structures comply        Complies – Gibson Road frontage
appropriately designed and sited to—         with the setbacks identified in Schedule    The building wall to Gibson Road
a) provide amenity for users of the          1 - Minimum Boundary Setbacks.              boundary is setback 6 metres as
premises as well as preserve the visual                                                  required. Allowances exist for awning
and acoustic amenity of adjoining and                                                    encroachments into the setback area,
nearby land uses;                                                                        with a cantilevered awning designed to
b) provide adequate distance from                                                        a 1m road setback. This awning will
adjoining land uses;                                                                     provide amenity benefits, maintain a
c)allow space for required vehicle                                                       streetscape presence and provide a
parking;                                                                                 street front outdoor seating area to
d) preserve any existing vegetation that                                                 activate the public realm. A wide road
will buffer the proposed building;                                                       verge ensures the awning is setback at
e) allow for landscaping to be provided                                                  least 7.5m from the road pavement and
between buildings;                                                                       is buffered by existing substantial street
f) maintain the visual continuity and                                                    trees.
pattern of buildings and landscape
elements within the street;                                                              Alternative Solution – Skipper Place
g) avoid large areas of continuous wall                                                  frontage
planes by varying the building setbacks                                                  While the proposal plan shows a
and using appropriate techniques to                                                      building wall setback of 4.5m to Skipper
provide visual relief; and                                                               Place, all but 1m of the wall length is
h) help protect the natural character                                                    setback in excess of 10m to Skipper
and visual amenity of the Noosa River                                                    Place due to adjoining Lot 2 on
system and other watercourses.                                                           RP856186 which adjoins the site for a
                                                                                         10m length from the southern
                                                                                         boundary. The building wall at its closet
                                                                                         point will still be setback about 13m
                                                                                         from the road pavement and buffered
                                                                                         by existing street trees/vegetation
                                                                                         together with new landscaping to the
                                                                                         boundary.      The setback variation is
                                                                                         considered minor, and will comply with
                                                                                         the intent of specific outcome 09.

                                                                                         Similar to the Gibson Road frontage, a
                                                                                         cantilevered awning is proposed with a