2015-10-13 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                               13 OCTOBER 2015


     b)    have a maximum building height of—
           i) for Visitor Mixed Use Zone— 3 storeys; or
           ii) if in the Noosa Heads Locality Attached Housing Zone—
                   • Lot 4 on SP100064 in Serenity Close Noosa Heads— 4 storeys
                   • Otherwise— 3 storeys
           iii)    if in the Noosaville Locality and the Attached Housing Zone with frontage to the
                   following streets: - Russell St, William St and Howard St, or Weyba Rd, James St
                   and Albert St north of their intersections with Elizabeth St (as well as properties
                   fronting Gympie Terrace or Noosa Parade between Weyba Road and Russell
                   Street)— 3 storeys;
           iv) otherwise– 2 storeys;
     c)    do not visually dominate the street, surrounding spaces or the existing skyline;
     d)    preserve the amenity of surrounding land including privacy, views and access to
           sunlight;
     e)    respect the scale of surrounding vegetation; and
     f)    respond to the topography of the site by stepping down the slope or sitting above the
           ground level on stumps, for sloping sites.
A small portion of the proposed roof is approximately the same height (varies from equal
height to 1.3m lower) as the northern neighbour’s roof, but is higher than the southern
neighbour’s roof (approx. 4m higher). Notably, these two 2 storey detached houses on
adjoining sites have development potential of 3 storeys and 12m for a duplex or unit
complex. Given the extent of 3 storey and 12m development in the surrounding area and 1
of the neighbouring properties is a similar height; the proposal presents a building height
consistent with structures in the surrounding area.
However, the proposed site cover (building footprint) of 40% exceeds that of other 3 storey,
12m high development in the surrounding area where site cover is only 35%. In Sunshine
Beach, The Noosa Plan and previous planning schemes required a reduced building
footprint in lieu of additional building height. For example, a 2 storey, 8m high development
is permitted 40% site cover, whereas a 3 storey, 12m high development is permitted only
35% site cover.
Although the proposal is well designed, it is considered the proposed building height
combined with 40% site cover results in a scale of development that has the potential to
dominate the seaward side of Park Crescent. Notably the adjoining properties have
development potential for a duplex or units which are subject to 35% site cover. In terms of
development potential for the subject site the proposal would generally comply with the
provisions for a duplex on site if the site cover was reduced to 35%.
Substantial excavation is required near Park Crescent for the subsurface portion of the
house. There are some built form elements which respond to the site’s topography, such as
the stepped roof form, the upper level mezzanine and the ground floor is split level. The
proposal’s habitable spaces sit above an open undercroft area supported by masonry walls.
Generally, the proposal has been designed to maximise views and generally responds to the
sites topography. Figure 4 below depicts the proposed development, the sites topography
and the 12m height limit.




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