Planning Report · MCU17/0009

                                                                           MCU to establish Multiple Housing – Type 2
                                                                                       23 Grant Street, Noosa Heads



consistent with neighbouring developments. The proposed does not present an appearance of excessive bulk
to adjacent properties, roads or other areas in the vicinity of the site. The duplex development addresses the
difficulties of the steep sloping site whilst offering a high level of residential amenity and streetscape appeal.
The built form of the development is respectful of the scale of the surrounding residential development.




5.2        Building Height
The subject site slopes steeply away from the Grant Street frontage (average NGL 18.69m) towards the rear of
the site (average NGL 11.63m) at an average grade of 21%. In order to address the constraints of the sloping
site, part of the proposed duplex development consists of three storeys. The visual appearance of the third
storey is however minimised as the majority of the ground level is excavated into the site and concealed from
view as illustrated in Drawings DA-07 and DA-08 (Appendix A). Consequently, the proposed duplex only
represents three storeys at the rear of the site and is not visible from Grant Street (refer to proposed model
images in Appendix A).

The overall height of the development complies with the specified maximum height limitation of eight metres
for the Semi-Attached Housing Zone (Table 9.11, Probable Solution S7.1). Drawing DA-07 illustrates that the
bulk of the building mass maintains a large setback from the street and that the development represents a
building height from the street of no more than four metres. As demonstrated in Figure 4 and in the
illustrations (Appendix A), the proposed development presents a building height consistent with structures on
surrounding land and does not present an appearance of excessive bulk to adjacent properties. The proposed
configuration enables the development to orient the primary living areas to engage with the street which
enhances the visual amenity and streetscape character of the precinct. A relaxation of the maximum number
of storeys (to permit the proposed three storeys) does not present any adverse impacts on adjoining
properties.



5.3        Building Setback
Table 1-1 of Schedule 1 in the Noosa Plan 2016 specifies the minimum set-backs required for development
located in the Semi-Attached Housing Zone. In order to design a development that suitably addresses the steep
slope of the site whilst being sympathetic to the locality’s aesthetic, part of the proposed development has
encroached on the minimum setbacks specified for the site. The bulk of the building’s mass maintains a
minimum of 6.0m setback from the street frontage (Grant Street) as demonstrated in Drawings DA-07, DA-08
and DA-09. However, the location of each unit’s plunge pool and entry gate is located in the 6m front boundary
setback. The southern wall has an average minimum setback of 2.0m from the boundary with the exception of
the garage and drying area which are built to the boundary. A minimum of 3.5m and 7.7m setbacks are
provided from the building walls to the northern and western boundaries respectfully.

The encroachment of the proposed development on the eastern and southern boundaries has been lessened
through the extensive integration of soft landscaping treatments (refer to Grant Street Front Elevation model
in Appendix A). The proposed development results in a building scale that is compatible with surrounding
development and does not create opportunities for residents to overlook the private open space areas of
neighbouring properties.




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GRA VER 1 310117