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)                                                                 17
30 & 32 THE COCKLESHELL NOOSAVILLE

59.    Despite the setback variation sought, the development adjacent to the rear boundary is located within
       the Business Centre Zone.

60.    Both adjoining sites are utilised for business purposes and will not be impacted, nor will impact upon the
       proposed development within the setback variation, with 31 Thomas Street containing a carpark to the
       rear of the site, and 33 Thomas Street containing a single storey building, which does not include any
       outdoor functions between the built form and the boundary.

61.    In consideration of the information provided above, the proposed development is compliant with Specific
       Outcome O9, as:
           •    The amenity of the residents is protected through the inclusion of screening and landscaping
                features;
           •    The development will not impact upon the amenity of adjoining development, given that the
                proposed development adjoins business uses within the Business Centre Zone;
           •    The development contains sufficient space for car parking and landscaping (exceeding both
                requirements);
           •    The development includes setbacks which are compliant with that of existing developments to
                the north and south of the subject site, which are setback approximately 4.18 metres from the
                rear boundary; and,
           •    The setback variations do not result in any impacts to ecological features.

5.4.3 Specific Outcome O13 - Gross Floor Area
62.   In accordance with the methodology specified in Specific Outcome O13 of the Noosaville Locality Code,
      the maximum permitted gross floor area (GFA) for 30 The Cockleshell is 240.8m2, with the maximum GFA
      for 32 The Cockleshell being 240.4m2. The proposed development exceeds the permitted GFA, with the
      proposed duplexes containing a GFA of 269.2m2. This is a variation to the proposed GFA of 28.2m2 for 30
      The Cockleshell and 27.6m2 for 32 The Cockleshell.

63.    Although the development exceeds Council’s preferred maximum GFA, it is noted that the development
       complies with the site cover and front boundary setbacks, accordingly, the development will not result in
       a greater footprint to that of a compliant development.

64.    Although the proposed development does not comply with Specific Outcome O15 of the code, the
       proposed development complies with the overall outcomes of the Noosaville Locality Code, as the
       development:
           •    Contains a building and landscaping design that promotes the casual outdoor lifestyle, through
                providing an architecturally designed building that positively integrates with The Cockleshell and
                provides multiple outdoor living areas. Thus, providing a high level of residential amenity and
                design quality;
           •    Respects the scale and character of the area through complying with site cover requirement of
                40%; and,
           •    Provides appropriate landscaping between buildings, which screens and buffers the built form.

65.    Accordingly, the proposed development will not impact upon the streetscape character, nor impact upon
       the communities and Council’s expectations for development in this area, and therefore complies with
       the intent of the Noosaville Locality Code.



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