Planning Report - MCU19-0030

                                                                                     proposal report




            Figure 3: Surrounding three storey development
            Source: Google maps


     b) do not visually dominate the street or surrounding spaces; - Area of intrusion minor and
        will not be visible to the street.

     d) preserve the amenity of surrounding land; - Area of intrusion relates to a small portion of
     the roof and will not impact on the surrounding amenity.

     e) ensure that development responds to the site topography; - Design of building respects
     the flat nature of the site and the minimum floor heights required due to flooding constraints.

     f) are well articulated with strong horizontal and vertical design elements to provide an
     interesting streetscape and to complement landform changes and landscapes – Building is
     well designed and respects the design intent for the area. Large open balconies and
     landscaped areas proposed to the street front.

Roof Form

The Noosa Plan details a minimum roof pitch of 5 degrees whereas the proposal provides a 4
degree roof pitch for the main roof form of the building. This roof pitch is a direct result of the
minimum floor heights that are required due to flood constraints of the site. The roof design is
considered to meet the specific outcomes as detailed below:

      O20 Rooflines
     a) contribute positively to the local skyline; - The roof line incorporates four different roof
        forms comprising two skillion and two flatter areas. This variation of roof heights
        contributes positively to the skyline and provides further articulation to the building form.

     b) complement the character of the locality; - Roof form and pitch consistent with
        surrounding development.

     c) are articulated, pitched or skillion; - Complies. Skillion roof proposed.

     d) avoid low pitched (eg. less than 5 degrees) or box roof profiles/parapets; - A combination
        of skillion roofs and flat roof forms are proposed for the development which adds
        articulation to the overall roof area. The building provides extensive eaves and coverings
        over the front deck areas which contribute to shading the building.



     martoo consulting
      town planners + urban designers + development managers                               page 13 of 17