AGENDA - Sunshine Coast Council

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Strategy and Planning Committee Agenda 16 February 2011 Issues establish landscape and recreation areas at the ground floor. Private balconies and landscaping on first floor should be removed from applicant’s calculation. Landscaped and recreation areas on the ground floor should be increased to a minimum of 30% of the site area. Building Siting and Design The proposed front boundary building setbacks are inconsistent with the adjoining premises and the wider Bindaree Crescent streetscape, and should be increased to a minimum 6 metres. Southern side boundary includes support columns and cable trellises built to the boundary. Setbacks are taken from the outermost projection of the building or structure. Setbacks should comply with A1.4 of the Code for Low-rise residential premises. The use of the trellises may encourage unlawful access to the buildings which is inconsistent with P14 of the Design Code for Community Safety and Security. Medical Centre Design The applicant’s redesign of the ground floor creates concealment opportunities and presents a shop-like frontage which is inconsistent with the residential streetscape. The proposed medical centre has its building entrance located approximately nine (9) metres from the property boundary which is inconsistent with P4, P5, P11 & P13 of the Design Comments The Code for Town and Village Centres allows for the medical centre component of the development to incorporate a zero front boundary setback. The residential component will be set back by more than 6m above ground level and conditions will be imposed to remove the privacy screen within the front setback above the commercial tenancy to ensure the provision of additional landscaped design elements to reduce the visual impact of the development. The reduced front setback of the ground floor studio unit is justified by the fact that it is physically integrated with the proposed medical centre, which includes a compliant zero front setback. The proposed setbacks satisfy the performance criteria and will not impact on the amenity of adjoining premises. The proposed trellis features enable the provision of a sufficiently wide driveway and provides additional shading and visual interest. The structures are light weight and have minimal bulk. The potential for unlawful access is unlikely over these overhead horizontal wires as they are suspended from the support beams at ground level. While Bindaree Crescent is predominantly residential in character, it is located in a precinct in which commercial development on active street frontages exists and is encouraged. Conditions are recommended to ensure appropriate lighting and casual surveillance will exist around the eastern side of the medical centre to ensure it does not provide concealment opportunities. Landscaping will screen the impacts of the built form. The medical centre use is only intended for a small private practice with minimal potential (due to the size) for large numbers of customers. Page 108
Strategy and Planning Committee Agenda 16 February 2011 Issues Code for Community Safety and Security. The orientation of the medical centre encourages pedestrian movements along the side boundary and through the development site. Building Lobby The building lobby is approximately 23m from the front boundary and is accessed either by the carpark or side pathway. This reduces the sites’ opportunities for casual surveillance, and is not obvious or easily identifiable from the street, conflicting with P4, P11 & P13 of the Code for Community and Safety and Security Mailboxes are at the lobby entrance, being unclear and unsuitable for Australia Post access and manoeuvrability. Private Open Space The Acceptable Measures of the Code for Mixed Use Premises within Maroochy Plan requires secure and conveniently accessible private open space for each dwelling unit, having a minimum area of 25m 2 where at the ground floor, with no dimension less than 3m. The ground floor studio unit has a private courtyard with an area less than 10m 2 , and a minimum width of 2 metres. This is an unacceptable outcome, particularly given the courtyard is adjoined by a car park and hardstand areas, and should be increased to comply. Landscaping The building should be set back from the front boundary to allow feature landscaping along the property frontage. There is an existing mature gum tree along the property's front boundary which adds to the natural landscape qualities of the area, particularly the adjoining open Comments Conditions are recommended to ensure the windows in the eastern elevation of the medical centre remain clear or unglazed, therefore, allowing for casual surveillance down the eastern side boundary. Further, conditions are recommended to ensure sufficient lighting and additional glazing to the medical centre is provided for the pathway along the eastern boundary of the site. Conditions are recommended to relocate the mailbox structure to the front property boundary for ease of access by Australia Post. The ground floor studio unit does not comply with the acceptable measures of the Code for Mixed Use Premises in relation to private open space. However, it is considered to comply with the associated Performance Criteria for the following reasons:- • being an area clearly defined for private use, • being directly accessible from a main living area of the unit, • having dimensions capable of accommodating a variety of domestic outdoor recreational activities; • addressing privacy, outlook and maximum year round use; and • the unit is located directly opposite the open space provided along the Bindaree Crescent canal. Conditions are recommended to ensure that a 2m wide dense landscaping buffer is provided at first floor level along the street frontage. The existing tree at the front of the site is not identified as significant vegetation nor protected under Local Law 19, and the planning scheme does not provide sufficient grounds to warrant preservation of this tree as it would significantly reduce the size of the building which could be built on the site. It could also decline in health and pose a safety hazard following the works associated with the development. Page 109
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AGENDA - Sunshine Coast Council

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