16216_Final Planning Report_150217

PROJECT URBAN – 16216                                                                     February 2017

Although the proposed layout complies with the side boundary setbacks for the Community
Services Zone, the applicant is aware that Council’s setbacks for Multiple Housing are greater. In
this respect, the Council’s preferred minimum side boundary setback for this type of use is
typically half the building height in the relevant location. In this case, the height of the proposed
residential building varies as a result of the changes in natural ground levels across the site and
as such, it is just under 6m and 7m on its western and eastern sides respectively. On this basis,
the Plan seeks minimum setbacks of 3m and 3.5m along these respective boundaries. Proposal
plan SD03 shows that the minimum setback to the western boundary is 2.34m but the majority of
the building is actually setback 2.8m. Along the eastern boundary the minimum setback is 2.695m
adjacent to the stairs but the majority of the wall is setback more than 3m from the boundary.
The above analysis shows that the proposed side boundary setbacks for the residential building
do fall just below the Council’s preferred minimum requirements but, given that the building
immediately abuts public car parks on either side, it is considered that these minor
encroachments can be supported.

8.4.3 ALTERNATIVE SOLUTIONS

Probable Solution O4 - Maximum Building Height
Although the proposed building comply with the maximum building height in storeys and from
natural ground levels, sections of the residential building are more than 8m above the finished
ground level and therefore do not comply with Probable Solution S4.1. The proposal has
therefore be assessed Specific Outcome O4 and has been found to be compliant for the following
reasons;

          the proposed residential building is two storeys in height and is less than 8m above
          natural ground level. As a result, the proposed development retains a low rise
          appearance,

          those sections of the residential building that exceed the preferred 8m maximum height
          limit above finished ground level do so because of the basement level below which is cut
          into the slope at the rear of the site;

          the residential building is screened from Doonella Street by the commercial buildings at
          the front of the site;

          the site directly adjoins the Business Centre where a 10m height limit is permitted; and

          as the residential building sits on the northern part of the site and is set back more than
          5m from the rear boundary, it will not have adverse impact on the amenity of the only
          adjoining building located in the Business Centre to the north of the site.

As result of the above, it is considered that the proposed development is consistent with the scale
of development surrounding the site and will not visually dominant Doonnella Street or have an
adverse impact on the amenity of the adjoining properties.


7.5 DEVELOPMENT CODES


In accordance with the applicable Table of Assessment, the following Codes are applicable to the
proposed development:

Development Assessment Report - Material Change of Use                                     Page 19 of 25
(Multiple Housing Type 4, Commercial Type 1 Office/Type 2 Medical)
30-32 Doonella Street, Tewantin QLD 4565
Lot 32 on RP893427 & Lot 903 on T1631