132005.1133.2 Extension to relevant period - Noosa Springs Precinct F

KHA DEVELOPMENT MANAGERS                                                                     TOWN PLANNING REPORT 10983



Specific Outcomes                           Probable solutions                          Proposal
f) provide for planting in front of high    construction.
solid fences and walls; and
g) ensure planting between the front
fence and the footpath does not create
an impediment for pedestrians using the
footpath.



Comment: This assessment has determined that the proposal generally complies with all probable
solutions and specific outcomes. Where probable solutions are not met compliance with the specific
outcome is demonstrated. Discussion on specific outcome non-compliances is included in section 4.3
below.


4.3 PLANNING GROU

The approved development does not comply with specific outcomes 07 and 012 and potentially in
part 033 & 034 of the Noosa Heads Locality Code. Sufficient planning grounds to justify approval of
the relevant period despite these conflicts are as follows:

07 Height

The proposed development contains a number of buildings that are 3 storeys and 12 metres in
height. While the proposed development exceeds the current planning scheme requirement of 2
storeys, the site is unique in that the development is part of the overall Noosa Springs development
previously supported by a Plan of Development.

The planning scheme refers to a Resort Hotel being allowed in the Precinct F area, but all of the
applicable planning provisions from the Plan of Development did not carry through under the Noosa
Plan. However, given that this does form part of the history surrounding the long term development
of this area, it is a relevant consideration of this application.

In any event, the current planning scheme was in a draft form and was also considered at the time
the development proposal was assessed and it was determined that the height would not cause
adverse amenity impacts upon the surrounding area. This is because of the following:
    •   integration of the buildings on the site being a disused quarry and its location being an
        enclave and largely separate from other development in the locality means that the
        development will not dominate the streetscape or the surrounding spaces;
    • the maintenance and enhancement of mature vegetation along the ridge line, with the
        proposed buildings being 15m from the rear property boundary means that the proposed
        development maintains the vegetated skyline;
    • the proposed development will be integrated with mature vegetation on the site and which
        results in the proposal being respective of the scale of the surrounding vegetation;
    • the visual amenity impact has been considered by an expert and it has been confirmed that
        the proposed development will not adversely impact upon the amenity of the locality; and
    • the additional building height also has the added advantage of reducing the development
        footprint/site cover, which is desirable to retain as much vegetation on the site as possible,
        but also to allow for additional landscaped open space within the development.




Extension To Relevant Period                                                                                    Page 16
Development Permit for Material Change of Use - Multiple Dwelling Units & Associated Facilities
Leslie Drive, Noosa Heads (Lot 3 SP221524)