Cover Letter - Assessment · EXE23/0035

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 Zone:                                     Medium Density Residential Zone
 Overlays:                                 + Landslide Hazard (High Hazard Area)
                                           + Bushfire Hazard (Potential Impact Buffer)


2.     Proposal
The application seeks a Concurrence Agency Response in relation to additions to a dwelling house. The
additions relate to extending an existing second storey deck on the northern side of the dwelling. The deck
would be established above an existing deck on the ground level. The deck would have a setback of 3.4m
from the northern side boundary and 3.118m from the rear (eastern) boundary. The rear setback would be
consistent with the external walls of the dwelling and the lower deck on the ground level. The proposed
building works trigger a concurrence agency response under the Planning Regulation 2017 because they
fail to comply with the following assessment criteria:
Table 2.1

 Non complying items the applicant is             Non-complying elements           Assessment
 applying for:
 Medium Density Residential Zone Code             Acceptable outcomes              Performance outcomes
 The setback of the outermost projection of       AO12.1                           PO12
 the deck to the rear (eastern) boundary is 3.118
 in lieu of 6m.




Figure 1 - Site Plan

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Figure 2 - Southwest Elevation

Please refer to Appendix A – Proposal Plans for further details.


3.    Site Details
The subject site comprises a rectalinear shaped lot which has a 26.7m frontage to Attunga Heights to the
west and follows the curve of the cul-de-sac head. The rear (eastern) boundary adjoins a reserve which
runs behind the residential zoned properties that front Attunga Heights and abuts the Viridian Noosa
Residences. The site is improved by a 2 storey dwelling house. The site slopes steeply downhill to the
northeast, away from the site’s frontage, at an average gradient of 23%.

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Figure 3 - Aerial Photograph if site and surrounds



4.    Assessment
      4.1 Framework for Assessment

      Categorising Instruments for Statutory Assessment

      For the Planning Act 2016, the following Categorising Instruments may contain Assessment
      Benchmarks applicable to development applications:
      + the Planning Regulation 2017
      + any Variation Approval
      + the Planning Scheme for the local government area
      + any Temporary Local Planning Instrument

      Of these, the planning instruments relevant to this application are discussed in this report.

      4.2 Assessment Benchmarks

       Applicable Assessment Benchmarks
       Noosa Plan 2020
                                                         + Acceptable Outcomes AO3, AO8, AO10,
                                                             AO11, AO12, AO13, AO14, AO15, AO16, AO17,
                                                             AO18, AO19, AO20, AO21, AO22, AO23 and
                                                             AO24 of the Medium Density Residential
                                                             Zone Code

                                                         + Acceptable Outcomes AO2, AO3, AO4, AO7,
                                                             AO15, AO16, AO18 and AO22 of the Low
                                                             Density Housing Code

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The application has been assessed against the applicable outcomes of abovementioned codes and found
to be compliant with each, with the exception of AO12.1 of the Medium Density Residential Zone Code. An
assessment against the correlating performance outcome PO12 is provided below:

Medium Density Residential Zone Code
Performance Outcome PO12 – Setback
While not meeting Acceptable Outcome AO12.1 of the Medium Density Residential Zone Code for the
reasons described in Table 2.1 above, it is considered that the proposal complies with Performance Outcome
PO12 of the Code for the following reasons:

+    the deck would provide a high level of amenity for the users of the subject site in that:
     o it would provide increase the width of the deck to 4.74m, which would support a family dining table
          to meet the outdoor living needs of the occupants;
     o the deck would enhance liveability of the dwelling and promote outdoor living; and
     o it would better respond to Noosa Shire’s subtropical climate;
+    the deck would not unreasonably obstruct views or cause overlooking of private open space or
     habitable areas of adjoining premises as it is well setback from the northern side boundary and adjoins
     a vegetated reserve to the east;
+    the deck is separated by the closest adjoining dwelling to the north by a distance of approximately
     9.4m and provides a greater than required setback to the side boundary;
+    the deck will preserve the landscaping located along the rear and southwest side boundary and will
     maintain adequate landscaping at the ground level; and
+    the proposed additions are not visible from the street frontage, and will be consistent with the
     alignment of the existing dwelling to the both the rear and side boundaries.


Proceeding

This office trusts that the information supplied comprehensively addresses all of the issues relating to the
concurrence agency referral. Should you have any questions in relation to the proposal, please do not
hesitate to contact the undersigned on 0423 952 928 or via email [email protected] sincerely,




Marcus Brennan
B. Urb. Reg. Plan.