2015-03-03 Planning & Organisation Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                    3 MARCH 2015


Planning Scheme. A preliminary Stormwater Water Management Plan has been submitted
by a suitably qualified engineer to demonstrate stormwater can be addressed without
negative impacts on the dune system.
3.3. Statutory Instruments – Planning Scheme
The subject site is located in the Eastern Beaches Locality and is zoned Rural Settlement
and Open Space Conservation. The proposed use is contained within the Rural Settlement
zone and is therefore identified as consistent use within this zone and is required to follow a
code assessable application process. No building works are proposed within the area zoned
Open Space Conservation.
Land Use & Works Provisions
The application has been assessed against the Detached House Code. The pertinent issues
arising out of the assessment against the codes are discussed below:
Setbacks
The Code requires a 6m setback to the western and southern boundaries and 20m to the
Noosa National Park boundary. Some areas of the ‘green roof’ earth mounds taper down
into the southern boundary 6m setback. These encroachments are mounded fill designed to
allow the ground level to integrate into the off form concrete ‘green roof’ sub-structure. These
encroachments raise no concern because of the landscaping nature of the encroachment.
However, a condition may be imposed to ensure the off form concrete ‘green roof’ sub-
structure maintains the required 6m and the mounded fill does not exceed 1m above the
natural ground level so not to cause any amenity issues.
The proposal complies with other boundary setback requirements apart from some proposed
structural construction elements such as contiguous piling and retaining walls located within
the western and southern setback areas. These class 10b structures are either sub surface,
at ground level or less than 1m above the natural ground level and are exempt from
Schedule 1 – Setbacks of the Planning Scheme.
The driveway is located along the western boundary within the setback. A retaining wall is
proposed along the length of the driveway to support the structural integrity of the western
neighbour’s pool and for the cut of the driveway. The proposal does not raise any amenity or
privacy concerns as the neighbouring pool deck, built close to the boundary, is considerably
higher (approximately 4m higher) than the driveway and is unlikely to be seen by the
neighbour. The structural design of the retaining wall does not allow for any landscaping
along this boundary. However, the ‘green roof’ design will provide a landscaped view from
the neighbouring property which would be softer than viewing a traditional tile or colorbond
roof finish.
Construction issues
Given the building area is located at the end of an access handle, the lot is steeply sloping
and the scale of the building, the proposal presents some significant building challenges. A
slope stability report, preliminary stormwater management plan and a preliminary
construction management plan have been submitted to demonstrate the development can
be constructed safely and can minimise impacts on the surrounding residents.
Parking raises some concern as the site has limited scope for parking contractor vehicles,
given the site constraints and that Seaview Terrace is narrow and parking is limited to only
the western side of the street. To help mitigate parking problems in Seaview Terrace and
surrounding streets, a condition may be imposed prohibiting construction vehicle parking
along Seaview Terrace or surrounds. This has been highlighted with the applicant and has
been addressed in the preliminary construction management plan.




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