ADAMS+SPARKES Town Planning Report (Gympie Terrace) 160401

MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING (2 X TYPE 2 DUPLEXS)
111 & 113 GYMPIE TERRACE, NOOSAVILLE                                                                          23


5.6.5 Gross Floor Area
74. Both proposed Duplex developments do not comply with Specific Outcome O15, with 113 Gympie
      Terrace having a maximum allowable GFA of 246m2 and 111 Gympie Terrace having a maximum
      allowable GFA of 291m2. Both Duplex developments exceed allowable respective GFA, with 113 Gympie
      Terrace having a GFA of 276m2 and 111 Gympie Terrace having a GFA of 321.4m2.

75.    Although the proposed development does not comply with Specific Outcome O15 of the code, the
       proposed development complies with the overall outcomes of the Noosaville Locality Code; as the
       development:
            Contains a subtropical building and landscaping design that promotes the casual outdoor lifestyle,
              through providing an architecturally designed building that positively integrates with Gympie
              Terrace and provides multiple outdoor living areas. Thus providing a high level of residential
              amenity and design quality;
             Respects the scale and character of the area through complying with density, and site cover
              requirements; and,
             Provides appropriate landscaping between buildings, which screens and buffers the built form.

76.    It is also noted that Council officers where generally supportive of a combined dual occupancy in this
       location, as detailed in the pre-lodgement meeting minutes (Appendix II).

77.    Accordingly, the proposal is inline with the communities and Council’s expectations for development in
       this area and complies with the intent of the Noosaville Locality Code.

5.6.6 Flooding and Drainage
78. Both proposed Duplex developments do not comply with Probable Solution S17.3 of the code, with the
      development filling the entire site.

79.    Despite the non-compliance with the code, it is noted that Probable Solution S18.1 of the Natural Hazards
       Overlay Code specifies that the minimum area above the flood level for each lot, is in accordance with
       Table 13.13 (Minimum size of flood free house site areas or development areas for lots). It is noted that
       Table 13.13 requires that 100% of the allotment is to be located above the modelled flood level.

80.    As detailed in Section 2.4 of the planning scheme, an overlay code prevails to the extent of the
       inconsistency. Accordingly, in line with Probable Solution S18.1 of the Natural Hazards Overlay Code,
       100% of the site is required to be flood immune, which exceeds Probable Solution S17.3 of the Noosaville
       Local Plan Code, with which limits filling to a maximum of 1 metre around the building footprint.

5.7    Landscaping Code
81.    Both proposed Duplex developments do not comply with Probable Solution S1.1 of the code, as the
       proposed Site Plan, prepared by Icon Building Design does not demonstrate an active landscaping area,
       which is compliant with Table 14-57.

82.    Despite this, the proposed development complies with Specific Outcome O1 of the code, as the
       development contains an area of approximately 391m2, which is capable of being landscaped that will
       enhance the visual amenity and natural landscape character of the area, reduce bulk and scale of the
       development through vegetated screening and sufficient to screen adjoining land uses.


JASON & SUSAN PAYNE AND AMRITASH RAI
OCTOBER 2016