2015-10-13 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                             13 OCTOBER 2015


      c)    allow for landscaping to be provided between buildings;
      d)    maintain the visual continuity and pattern of buildings and landscape elements within
            the street;
      e)    for class 10a structures, do not visually dominate the street;
      f)    avoid any significant adverse impacts on the natural values of waterways and their
            foreshores, including those of the Noosa River and its lakes; and
      g)    do not interrupt the natural cycles of erosion and accretion of waterways and foreshore
            areas.
Main building
The main building (excluding the carport) meets the required 6m front and rear setback
provision but the house requires half its building height for the side setbacks. This equates to
a 5-6m setback to the side boundaries.
The proposed main building has a 7m front setback, a 7.2m rear setbacks and 3.15m to
each side boundary.
Although a 5m to 6m setback is required to the side boundaries by the Code, the proposed
3.15m side setback provides sufficient area for separation to neighbouring properties and
adequate space for landscaping to provide a buffer between the neighbouring uses. Directly
opposite the site and the surrounding area are large bulky 3 storey/12m high unit complexes
which have setbacks similar to or less than that proposed. It is considered the proposal
maintains the visual continuity and pattern of established building setbacks on the beach
side of Park Crescent and the existing unit complexes in the Attached Housing zone that
surround the site.
The rear deck on the ground floor level has the potential to overlook neighbouring properties.
A condition could be imposed to ensure a screening device is erected and plantings are
provided along southern side boundary to provide privacy to the residents and neighbours.
Carport
Most lots on the seaward side of Park Crescent are steeply sloping with the majority of
garages having front and side setbacks similar to the proposed carport. The proposal allows
for landscaping along the majority of the carports length to screen and soften any impacts.
The carport maintains the visual continuity and established character for vehicle
accommodation along the seaward side of Park Crescent.
Retaining wall - front yard
A retaining wall and feature hardwood wall for the entry courtyard is proposed to be setback
1m from the southern boundary. The retaining wall varies in height from ground level to
approximately 2.6m high but the associated screening hardwood wall will increase the height
to approximately 4m or greater above the natural ground level. Although landscaping is
proposed to screen the wall, it is considered it should be setback to comply with the relevant
setback requirements. A condition could be imposed to ensure the structure complies with
the setback provisions.
Building height in storeys and metres
Detached houses in the Attached Housing zone are required to have a maximum building
height of 2 storeys and 8m. The proposal is 3 storeys and 12m and therefore is subject to
Specific Outcome O8 of the Detached House Code which is shown below:
Height
O8 Buildings and other structures—
      a)    are low rise and present a building height consistent with structures on adjoining and
            surrounding land;




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