L22 Lodge change app with Council.doc · 132008.175.04

Setbacks

The revised plans generally comply with setback provisions except in relation to the third storey building
setbacks for Building A. The existing approval provided a 10 metre setback for the third storey whereas the
revised plans provide the third storey with a 6 metre setback to eaves and 7.2m to the façade. The area of
intrusion is considered minor with the balcony on the corner of the building providing variation to the built
form and street presentation. The proposal has been reviewed against the

PO9 Buildings and structures are designed and sited to:

    (a) provide a high level of amenity to users of the subject site and adjoining premises, including
        provision of visual and acoustic privacy;

    The third storey setback is located within building A which is located at the end of the Serenity Close
    and slopes downwards away from the street frontage. The building façade is well articulated and the
    reduced upper level setback does not impact on the adjoining vacant lot or pedestrian areas.

    (b) not unreasonably obstruct views or cause overlooking of private open space or habitable areas
        of adjoining premises;

    The reduced third storey setback does not impact on the amenity of surrounding vacant lots.

    (c) provide adequate distance from adjoining land uses;

    The reduced third storey setback is well setback from the units to the west and future resort
    development to the north.

    (d) preserve existing vegetation that will help buffer development;

    The reduced upper level setback does not affect vegetation

    (e) allow for space and landscaping to be provided between buildings including adequate area
        at ground level for landscaping with trees, shrubs, outdoor living and utilities;

    The reduced upper level setback does not affect ground level landscaping.

    (f) be consistent with the predominant character of the surrounding area;

    The reduced upper level setback and building design is consistent with the pattern of development in
    the area.

    (g) protect the natural character and avoid adverse impacts on ecologically important areas such as
        national parks, waterways and wetlands.

    The reduced setback does not affect the natural values of the site.


Noosa Plan 2020 – Works Codes

The proposal has been reviewed against the Noosa Plan 2020 Works Code with an updated Stormwater
Management Plan included in Attachment B.

The proposal has also been revised against the Sustainable Building Design Code with the project architect
advising that the building has been designed to incorporate numerous climate responsive development
principles including, but not limited to:

      - Building cores service two apartments at each level to maximise flow through cross ventilation to
      each entire apartment