08/1927 - Report for Detached House at 20 Grosvenor Terrace, Noosa Heads [As Published] · 132008.1927

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2      ASSESSMENT

2.1    DETACHED HOUSE CODE

The proposal complies with the acceptable solutions of the Detached House Code, apart from
provisions for streetscape and character, which is assessed as follows:

2.1.1 Streetscape & character – Garages, carports and other class 10a buildings

Garages carports and other class 10a buildings
O15 Within the Detached Housing, Semi-Attached S15.1 Within the Detached Housing, Semi-Attached
Housing, Attached Housing and Visitor Mixed Use Zones, Housing, Attached Housing and Visitor Mixed Use Zones,
garages and carports are designed and sited to visually garages, carports, and other class 10a buildings-
integrate with the dwelling unit and avoid dominating the a) have a front boundary setback of at least 6m; and
street by-                                                   b) garage doors that face the street and are visible from the
                                                             road frontage have a maximum width of 6m within any one
a) minimising the width of the garage or carport; and        plane, with additional garage doors setback an additional
b) minimising projection of the garage or carport forward of 1m from the frontage to break up the width of the garage
the main face of dwelling unit.                              façade.


The proposed garage and trailer storage does not comply with Acceptable Solution S15.1 of the
Detached House Code. The Code requires a 1m setback for the trailer storage area (3rd garage)
whereas the proposed additional trailer storage area is setback only 600mm from the 6m plane of
the main double garage door.

The garage and trailer storage has no common wall with the dwelling, however it is joined by an
enclosed walkway articulated at approximately 40 to the main dwelling, which complements the
triangular shape of the lot. The FFL of the garage building is 1.08m lower than the main dwelling,
which adds to the buildings visual interest. The additional 600mm setback to the wall of the trailer
storage is maintained in the roofline, which provides some further articulation.

The proposed dwelling, because of the cul-d-sac configuration, is not sited parallel to the street.
Therefore, the triple garage does not dominate the view from the street nor does the garage
protrude forward from the main dwelling towards the street.

Considering the garage building separation from the main dwelling, the lots triangular shape, the
garage roofline, different floor height and the 600mm setback from the main double garage door,
the garage building does not dominate the development or the visual amenity from the street and
therefore satisfies Specific Outcome O15 of the Detached House Code. The siting of the trailer
storage area is recommended to be supported.

2.2    NATURAL HAZARDS OVERLAY CODE – MEDIUM BUSHFIRE HAZARD

A Medium Bushfire Hazard area affects the site, however detached houses are exempt from
assessment against this code and reticulated water is available to the subject site.

2.3    BIODIVERSITY OVERLAY

The Environmental Enhancement Overlay affects the site, which triggers assessment against the
Biodiversity Overlay Code. However, the vegetation has been assessed with the Lot
Reconfiguration and Material Change of Use with the lots being considered building envelopes and
therefore negating the necessity for further assessment.

3      LAND DEVELOPMENT COMMENTS

The property is located at the end of a cul-d-sac at Grosvenor Terrace and was established via a
conditional Reconfiguration of a Lot (RoL) approval (23116DA).