2017-06-06 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                       6 JUNE 2017


A minor variation of 19mm is required to the southern side setback of the Stage 4b building. This
variation relates to the roof which encroaches 19mm beyond the 600mm overhang allowance. It
is considered that this will not result in amenity loss to the adjoining property which is currently
undeveloped.
The proposal seeks to vary the 6 metre setback to the rear POSCWP by intruding into the
setback between 1.0 and 1.80 metres. This relates to a small section of the basement which
protrudes above the ground. Predominantly the proposal accords with the rear setback
requirement and will not result in the removal of vegetation. The variation does not cause conflict
with the bushfire requirements. The setbacks are considered to meet the Specific Outcomes of
the Noosa Heads Locality Code and will not negatively impact upon the streetscape of Serenity
Close or adjoining properties.
Overall, the development’s degree of consistency with current planning provisions, including local
and State statutory instruments is satisfactory and there are no aspects of non-conformance that
preclude approval.
Overlay Provisions
The following overlay codes are applicable to this application:
Biodiversity Overlay - Riparian Buffer and Environmental Enhancement Area
The proposed works are sited within areas mapped as Environmental Enhancement Area and
Riparian Buffer Area and will require some vegetation removal. The buildings are located in
similar location to the previous approvals. Assessment of the proposal by Council’s
Environmental Officer has determined that the proposal is in accordance with the covenant
relating to open space management.
Natural Hazard Overlay – Slide Hazard, Bushfire and High Potential Acid Sulphate Soils
Bushfire
The site is mapped as being located within the Potential Impact Buffer for Bushfire and partially
within the Medium Potential Impact Buffer. A bushfire report was submitted with the application
primarily addressing the required BAL requirements for the development. The report does not
conflict with the Bushfire Plan which was approved for the as part of the subdivision of the
Settler’s Cove land.
Slide Hazard
The site is partially mapped in a Landslide Hazard Area. The report submitted with the
application addresses this aspect in the following manner:
     No development is proposed on the steeper areas of the Site (primarily the western edge of
     Lot 7). The basements are typically cut into the Site, rather than requiring retaining above
     natural ground levels. As a result, and consistent with past approvals, the buildings are set
     into the site and do not pose or create a likely landslide concern.
     Generous setbacks to the POSCWP have been provided to ensure that building works do
     not impact on the vegetation or the existing ground levels within these areas.
It is acknowledged that the majority of works are to occur outside of the Landslide Hazard Area
and that the footprint of the development is consistent with the earlier approvals.
A significant amount of earthworks is required for the basement carpark, building platforms, and
various driveways and parking areas. In addition to this, excavation will also be necessary for
the proposed recreation area. It is therefore recommended that the applicant employ the
services of a Geotechnical Engineer to supervise and certify these works. This may be
addressed by a condition of the approval.




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