ADAMS + SPARKES Town Planning Report (30 & 32 The Cockleshell)

MATERIAL CHANGE OF USE AND OPERATIONAL WORKS TO ESTABLISH MULTIPLE HOUSING (2X TYPE 2 DUPLEXES)
AND RECONFIGURATION OF A LOT (ACCESS EASEMENT)                                                               16
30 & 32 THE COCKLESHELL NOOSAVILLE


51.    The following sections identify the areas of non-compliance with the Noosaville Locality Code and
       provides justification against the areas of non-compliances.

5.4.1 Specific Outcome 11.9 - Density
52.   Both duplex developments exceed Council’s preferred population density of 100 persons per hectare,
      with the duplex development at 30 The Cockleshell providing a density of 106.4 dwellings per hectare
      and 32 The Cockleshell providing a density of 109.6 dwellings per hectare.

53.    It is noted that the proposed exceedance of density is minor in nature and represents only a partial
       exceedance on the permitted density of the permitted density of 0.4 persons per hectare for 30 The
       Cockleshell and 0.5 persons per hectare for 32 The Cockleshell, which is equivalent to approximately 29%
       of a one (1) bedroom dwelling.

54.    Despite the area of non-compliance with Specific Outcome O7 of the Noosaville Locality Code, the
       development complies with the Overall Outcomes of the code, as the development:
          • Provides an architecturally designed development, which provides a high level of residential
            amenity and presents a considerable improvement to development on the existing sites;
          • Respects the scale and character of the area through complying front setback and site cover
            requirements; and,
          • Provides appropriate landscaping between the sites frontage and existing development to the
            north, south and east.

55.    Accordingly, the proposal remains consistent with the outcomes sought for the Attached Housing Zone
       within the Noosaville Locality.

5.4.2 Probable Solution S9.1 - Setbacks
56.   Due to the potential flood impacts associated with the site, the setbacks have been calculated based on
      the heigh to the building measured from the Finished Floor Level, rather than the Natural Ground Level,
      which does not present an accurate representation of the setback encroachments.

57.    Based on this methodology, Table 6 below, details the required and proposed setbacks, in accordance
       with Schedule 1 of the planning scheme:

       Table 6 Compliant and Proposed Setbacks
        Setback                             Required                            Proposed
        Front Setback                       6 metres                            6 metres
        Rear Setback                        6 metres                            4.16 metres
        Side (north) Setback                Half height of building             1.76 metres (ground level)
                                                                                4.13 metres (upper level)
        Side (south) Setback                Half height of building             1.76 metres (ground level)
                                                                                4.13 metres (upper level)


58.    As detailed in Table 6 above, the proposed development complies with the front and side boundary
       setbacks, with the development only seeking a setback variariation to the rear boundary.




MOHAMMED HUSSAIN, LUCY RANDALL, SUZANNE MAREE JOHNSON COLE AND DR DAVID
ANDREW JOHNSON
DECEMBER 2017