2017-06-06 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                           6 JUNE 2017


Criteria          The Noosa Plan                   Proposal             Complies     Existing Approvals
                                                                                     combined lot 7 & 8
 Southern       Half building height                                                   6.1 metres
   side                                      All other levels comply        

                                              1.8m from the zoning
                                                   boundary                 X


 Rear           6m                                                                  Minor variation for
                                                                                          staircase
Building height   4 storeys max
 in storeys     (NB: changed “Storey”                4                                     4
                         definition)

 in metres             15m max                   15.805 m                 X               15.2m
Carparking                83.25                       84                    


The table above demonstrates that the proposal complies with the planning scheme
requirements with the exception of Rear and Side Setbacks and Building Height.
Building Height
Specific Outcome 8 Buildings and other structures —
      a.     present a building height consistent with structures on adjoining and surrounding
             land;
      b.     do not exceed a maximum building height of — 4 storeys
      c.      do not visually dominate the street or surrounding spaces;
      d.     preserve the amenity of surrounding land;
      e.     respect the scale of surrounding vegetation;
      f.     respond to the topography of the site by minimising cut and fill (eg. stepping down the
             site or using a suspended pole construction); and
      g.     maintain a mature vegetated skyline.
The proposed development seeks variations to the maximum height as different sections of the
roof blades are between 15.25 and 15.845 metres above natural ground level. The variations
sought only relate to a minor section of the overall roofing and are located to the rear of the site
adjacent to the vegetated Private Open Space for Conservation and Waterways Protection
(POSCWP) land to the west. Whilst the POSCWP land is vegetated and creates a buffer
between the development and the river, the building will be visible when viewed from the river
and surrounding land however the area of intrusion is minor in relation to the overall
development.
The stepped form of the roof and minor areas of intrusion limit the impact on the amenity of
surrounding land as adjoining properties are of similar form. The increased heights generally
relate to areas that are not part of the building perimeter and therefore less likely to dominate
when viewed from adjoining properties.
Current development permits on the sites detail an approved maximum height of 15.2m. The
development on the adjoining land known as Emerald has been granted a height of up to
15.35m. The residential buildings are consistent with development on the adjoining land which
are of a similar size and scale to the proposed development. Generous setbacks to the street
frontage allow for meaningful landscaping to aid in screening the development.
Setbacks
A minor variation of 210mm is required for the fourth floor northern side setback of the Stage 4a
building, it is considered that this variation is minor and will not result in detriment to the adjoining
property.


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