AGENDA - Sunshine Coast Council

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Strategy and Planning Committee Agenda 16 February 2011 Boundary Setback required (m) under Maroochy Plan 2000 Side & Rear Residential Setbacks 1.5m where a height of 4.5m or less 2m where the height is greater then 4.5m but no more than 7.5m 3m for a height between 7.5m and 12m Commercial No side and rear setbacks nominated Setback Proposed (m) Eastern Side Ground floor - 1m at lobby, 2m for the medical centre and 3m for the remainder of the floor First floor - 2m Second floor - 3m Western Side Ground floor - 3.6m to the western wall of the studio unit First floor - 2m to the western side of unit 1, and approximately 4.6m to the first floor balcony of unit 1 Second floor - 2m to the study wall of unit 3, and 3m for the remainder of the floor Northern Side (Rear) 6.3m to the rear balcony of the first and second floor units With respect to the building setback for the residential component to Bindaree Crescent, Acceptable Measure A1.3 of the Code for Low-rise Multi-unit Residential Premises specifies a setback of 6m or a setback equal to the average of the setback of the adjoining buildings, provided the road frontage setback is not less than 3.0 metres. The average front setback of existing premises on Bindaree Crescent is 5 metres. Setbacks of existing development within Bindaree Crescent range from zero (commercial premises located north of the subject site) to 8m (multi-unit developments also north of the site). The existing dwelling adjoining the site to the south comprises a 2.5m setback to the front boundary. In this case, the minimum residential front setback allowed by Acceptable Measure A1.3 for a residential unit is 5m. The ground floor of the building has a 2.2m front setback to the main building face of the residential component of the development and a zero front setback to the medical centre component. The main building face of the first floor is set back 8m from the front property boundary, with the exception of the solid divider wall between the balconies at first floor level which will be conditioned to be no greater than balustrade height within the 5m front setback. While the first floor balconies are located in the required front setback, they will have minimal impact on the views and vistas or amenity of adjacent premises when compared to a roof of the medical centre at the same code complying height. Therefore, it is considered acceptable that the balconies can be located within the 6 metre front setback on the first floor, provided they incorporate external glass balustrading and no solid walls (with the exception of the dividing wall at the standard balustrade height). To improve the visual amenity of this balcony design element, conditions are recommended which will require a minimum 2 metre landscaping be provided at the front of the first floor balconies to soften the visual impact of the building on the street and provide greater visual interest. The proposal plans show the ground floor lobby being set back approximately 1m from the eastern boundary, contrary to Acceptable Measure A1.4, which requires a side setback of 1.5m. The proposal provides a setback of 2 metres to the side boundaries for the remainder of the ground floor and a setback of 3 metres to the first and second floors. Page 104
Strategy and Planning Committee Agenda 16 February 2011 The reduced side setback of the lobby is a small part of the overall elevation of the building and the building generally complies with P1 in terms of side setbacks despite this minor noncompliance with the Acceptable Measure. Visual Amenity Element 3, Performance Criteria P1 of the Code for Low Rise Multi-unit residential premises requires “that premises must be sited and designed taking into account their relationship with adjoining premises, as well as the contextual relationship with the street and locality which establish the overall setting of the site”. Due to the proposed building projecting further forward than the adjoining premises, the solid dividing wall between the two balconies (private open space) at first floor and the solid balustrades of these balconies will obstruct the views of the adjoining multi-unit premises to the west, contrary to P1. To ensure compliance with Element 3, Performance Criteria P1 of the Code for Low Rise Multi-unit Residential Premises, conditions are recommended that will require the applicant to: • replace the solid balustrades of the first floor balconies with glass; • the solid dividing wall between the two balconies above the maximum balustrade height at first floor level must be set back a minimum of 5m from the front boundary. The remainder of the dividing wall is to have a height no greater than the maximum balustrade height; • a minimum 2 metre wide landscaping bed must be established at the front of the balconies at the first floor level; and • temporary shade structures are not permitted on the front balconies at the first floor. Casual Surveillance Performance Criteria P2 of the Design Code for Community Safety and Security requires that buildings must be designed to overlook areas which are accessible to the public. Public entry to the medical centre and the ground floor lobby of the units is proposed via a pathway along the eastern boundary of the site. There are no windows which overlook this pathway at present. To ensure compliance with P2 of the Design Code for Community Safety and Security, a condition is recommended which will require the building wall of the eastern side (medical centre) to include 40% glazing to assist with improved solar access and assist in perceived building bulk reduction. Lively and Interesting Frontages to Urban Spaces Element 2, Performance Criteria P2 of the Code for Town and Village Centres requires that development must be developed in a way which enliven and enrich the experience of people using Centres. Given that the ground floor of the proposed building projects further forward than any adjoining building in the street, its side facades will be highly prominent within the streetscape of Bindaree Crescent. The western elevation of the ground floor of the building currently consists of a blank concrete wall which is contrary to Element 2 P2 of the Code for Town and Village Centre. In order to ensure compliance with P2, it is recommended that this wall be amended to be a rock clad feature wall to improve visual amenity and appearance from Bindaree Crescent. Page 105
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AGENDA - Sunshine Coast Council

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