2017-01-16 General Committee Agenda

GENERAL COMMITTEE MEETING AGENDA                                                16 JANUARY 2017


It is noted that while basement carparking area is to be provided, the basement is about 2m in
height above the natural ground level at the southern end of the site fronting Doonella Street and
is more than 1m in height above the natural ground level for about 15m fronting Pelican Street.
The proposed development remains two (2) storeys in height. However, at the ground level the
proposed basement area fronting Doonella Street and extending partly along Pelican Street, is not
a basement by definition and is generally an unappealing concrete structure located near the
boundary. This part of the development relies heavily on some timber battening and landscaping
to screen the development from view.
Setbacks
The specific outcome O5 states:
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 privacy
      of adjoining and nearby land uses;
b)    preserve any existing vegetation that will buffer the proposed building from adjoining uses;
c)    allow for landscaping to be provided between buildings; and
d)    maintain the visual continuity and pattern of buildings and landscape elements within the
      street; and
e)    help protect the natural character and visual amenity of the Noosa River system and other
      watercourses and lakes.
For land included in the Community Services Zone, development is to have a 6m building setback
to any road frontage under the acceptable solution.
The main basement carpark area is setback about 2m from Pelican Street and about 4.0m to the
Doonella Street, in part only. The proposed outdoor stairs (Stairs 3) are setback less than 1m from
Doonella Street, but this is for a short distance only. The general building line for the proposed
basement area follows the existing building setback line for the length of Doonella Street.
The closest part of the proposed new extensions at the first floor level above the basement carpark
is setback about 12m to Pelican Street, to the edge of the proposed smokers terrace. There is a
proposed small extension to the function room, which provides for an enclosed Children’s Lounge.
This small extension generally maintains the same building setback line as the basement and is
less than the outermost projection of the existing building at this part. The relocated generator
enclosure is setback about 2m from the edge of the new basement area and therefore is located
about 6m from Doonella Street. The balustrading for the first level is in line with the basement
under.
From a town planning perspective, it is desirable to have a greater setback to the road frontages,
in particular in Pelican Street; however, the new basement structure is to remain open at least in
part, which will help to reduce the bulky appearance. Further, timber battening and substantial
landscaping is also being proposed. Given the size of the subject land, greater building setbacks
could be achieved at least to Pelican Street, however it is accepted that this would affect the other
developments on the subject land. It is evident that the applicant is seeking to maximise the
development opportunities on the subject land.




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