MCU Proposal Report 2013 · MCU13/0211

Proposal Report            Proposed Material Change of Use of Premises for 4 X Multiple Housing - Type 2 Duplex with Reciprocal Access
                           Easements , Reconfiguration of a Lot (Boundary Alteration) and Operational Works (Landscaping) at 126 to 132 Gympie
                           Terrace, Noosaville described as Lots 1, 2, 3 & 9 on MCH 3881
Applicant:                 N.C. Oliver Properties Pty Ltd
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             A comparison of the proposal against the Specific Outcomes of the Code is detailed below:

                           O8 Buildings and other structures are appropriately designed and sited to—
                           a) provide amenity for users of the premises as well as preserve the visual and acoustic
                           amenity of adjoining and nearby land uses;

                    The reduced setback to Mill Street and lot 4 rear boundary will provide substantial areas for
                    landscaping that will enhance and preserve the amenity of the adjoining roadways and open
                    space of Chaplin Park. Mill Street itself is relatively wide and the reduced setback will not affect
                    the character of the area.

                    The reduced rear setback of lot 4 relates to an upper level deck with the majority of the building
                    setback 6 metres. The lot faces onto Chaplin Park and the reduced setback will not impact on
                    the character of the park.

                    The reduced side setback between adjoining garages still enables a visual and physical
                    separation between the units does not impact on nearby uses.

                           b) provide adequate distance from adjoining land uses;

                    Council has normally accepted a reduced setback of 4.5 metres on corner sites. In this instance
                    the building intrudes into the 4.5 metre setback along Mill Street for two sections of the building.
                    The area of intrusion is relatively minor with most of the building setback 4.5 metres. Mill Street is
                    relatively wide with the nearest building over 25 metres away.

                    Part of a deck on Lot 4 extends within the required 6 metre rear setback. The deck is well setback
                    from the adjoining units to the east of the site with pool and landscaped terraces separating the
                    use from Chaplin Park to the north.

                    It is noted that the garages between the proposed unit developments does not comply with the
                    required setback. The garage location and setback is considered appropriate and provides an
                    appropriate separation between the two adjoining unit developments

                           c) allow space for required vehicle parking;

                     The intrusion does not impact on carparking and it is noted that the proposal provides in excess
                     of scheme requirements.

                           d) preserve any existing vegetation that will buffer the proposed building;

                     Existing vegetation within the Mill Street road reserve will be maintained where appropriate
                     however due to the minimum floor heights required for the development the existing vegetation
                     on site will be required to be removed.

                           e) allow for landscaping to be provided between buildings;

                     The proposal in combination with the adjoining premises enable areas of usable landscaping to
                     be provided on site as well as between buildings.

                        f) avoid large areas of continuous wall planes by varying the building setbacks and using
                     appropriate techniques to provide visual relief; and

                     The units have extensive articulation with the minor setback intrusion adding to the overall
                     stepping of the development on site.

                        g) protect the natural character and visual amenity of the Noosa River system and other
                     watercourses.

                     The proposed units are consistent with the style of development envisaged for the area.




       martoo consulting - Town Planning + Urban Design Consultants                                                                                                            10