Planning Report · MCU17/0009

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



The proposed development partially complies with the Probable Solutions S8.1 (building setback) and S15.1
(roof form). Mentioned previously (Section 5.3 in this planning report), the proposed duplex design does not
meet the minimum setbacks as specified in Schedule 1 in the Noosa Plan 2016. The justification for such
deviation has been presented and it is noted that the proposed development complies with the Specification
Outcomes (O8) in the Code. In order to achieve the articulated skillion roof form (compling with the 5º
minimum fall) which respects the character of the locality, the proposed design incorporates eaves to the front
and rear walls of the duplex. Both inconsistences will have negligible impact on the character of the
streetscape and adjoining properties

The proposed design partially complies with Specific Outcome S40.3 (front fences and walls). Included in the
entry and fencing element of this development is a part-solid part-open construction front fence of 1.8m high.
The lower part of the fence is to be constructed of 1.2m high concrete blocks, with the top of the fence
constructed from aluminum posts (0.6m high). It is necessary that the lower section of the fence is to be
constructed from a solid material as it reinforces the wall of the two plunge pools and landscape gardens. The
proposed design of the entry and fencing element complies with the Specific Outcomes (O40) of the Code and
permits casual surveillance to the street. It is noted that surrounding duplex development have adopted a
similar front fence configuration.



    7.4.3          Natural Hazards Overlays Code
Comment: The Natural Hazards Overlay applicable to the existing development is the Low Potential Acid
Sulfate Area 5-20m AHD overlay. The development achieves the specific outcomes of the Natural Hazards Code
as contained within Table 13-14. The required excavation and management of the acid sulfate soils will be
detailed in the following Operational Works Permit.



    7.4.1          Landscaping Code
Comment: The proposed development has been assessed and is consistent with the Probable Solutions
described in Table 14.55 and Specific Requirements 14.134 in the Landscaping Code. Each unit contains two
decks to the rear of the site, overlooking Council’s dedicated open space area, and one terrace to the front of
the site which joins the landscaped garden and plunge pool. These areas exceed the private open space
requirements as detailed in the Code. Planting will be in accordance with the Landscaping Code.



    7.4.2          Driveways and Carparking Code
Comment: The proposed development has been assessed and is consistent with the Probable Solutions
described in Tables 14.49-14.51. The proposed complies with the required carparking spaces and the garage
areas of both units do not extend beyond the above ground footprint. The shared driveway borders the
northern boundary and incorporates a queuing area. The driveway has been designed to drain into the
landscaped areas on site.



    7.4.3          Earthworks Code
Comment: The following Operational Works Permit will detail how the development will comply with the
Probable Solutions as described in the Earthworks Code Table 14.52.


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GRA VER 1 310117