ADAMS+SPARKES Town Planning Report (Gympie Terrace) 160401

                  PLM                         Document(s)/Plan(s)                           Title
                  Supporting                  PROPOSAL      PLANS   OF                      INITIAL PERSPECTIVES
                  Information                 DUPLEX DESIGN                                 SITE PLAN
                                              PROJECT NUMBER 16-024                         GROUND FLOOR CONCEPT PLAN
                  (Provided             by
                  Applicant)
                                              BY ICON BUILDING DESIGN                       FIRST FLOOR CONCEPT PLAN
                                              DATED 27/06/16                                CONCEPT SECTION A




                  4. ADVICE & INFORMATION
                  Planning                                    Officer Name Denis Wallace

                  The proposed duplex use is a consistent use in the Attached Housing zone and subject to a
                  code assessable application process.

                  The building design appears broadly compliant with the design and character requirements
                  sought for units within Noosaville with respect to materials, articulation, roof form and the like.

                  The relaxation required for building height was discussed as is likely to be supported, given
                  the minimum floor height requirements for the site and floor to ceiling heights proposed are
                  not excessive.

                  Site cover under The Noosa Plan does include pools and decks >1m above ground. It is
                  acknowledged the building presents similarly to a filled site. Plans should be submitted
                  detailing total site cover; building site cover; and pool/deck/etc. site cover.

                  The front fence/deck/pool layout should be amended to reduce structural bulk and trafficable
                  areas at height within the setback and options were discussed. A layout with the pool edge
                  effectively forming the front fence would remove much of the structural bulk and allow
                  improved landscaped areas.

                  Edge conditions around the site would be important considerations and should be detailed in
                  the application.

                  Reduction in the floor height of the garage may provide an improved layout in respect of
                  driveway ramp angles, retaining heights, and the like.

                  A duplex application is likely to be lodged for 109 Gympie Terrace soon, with that site also
                  likely to be filled.

                  Proposal looks marginal for landscaping. The Landscaping Code calls for a minimum of
                  264m2, including a minimum 158.4m2 of softscaping.

                  The potential for a shared driveway with 113 Gympie Terrace (also being handled by Paddy &
                  Brad) was discussed in detail. The benefits of a shared arrangement are broadly agreed and
                  allow greater flexibility for building layout, setbacks and landscaping. A combined application
                  for 2 x duplexes and access easement could be lodged.

                  Council officers can provide updated advice on amended proposal plans. Feel free to contact
                  me on ph. 5329 6239 to discuss any aspect of this advice further.

                 This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
                 discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
                 applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
                 approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
                 development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
                 assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
                 FM6082/8-18/04/2013                                                                                                      Page 2 of 3
Document Set ID: 20098719
Version: 1, Version Date: 13/07/2016                                                                                             Print Date: 13 July 2016, 4:05 PM