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Response to Council IR · 51983.3225.12
Council Reference: 51983.3225.11 (TPC1632) Our Reference: 02596 L02 NG 28th August 2020 Chief Executive Officer Noosa Council PO Box 141 TEWANTIN QLD 4565 Confidential Email Transmission: [email protected] Original in Post: No Dear Sir/Madam RE: RESPONSE TO REQUEST FOR FURTHER ADVICE ______________________________ MINOR CHANGE TO DEVELOPMENT PERMIT TPC1632 (51983.3225.11) (MULTIPLE DWELLING 25 UNITS AND 8 SHOPS DWELLING UNIT) FOR PREMISES AT 17/30 HASTINGS STREET, NOOSA HEADS DESCRIBED AS LOT 17 ON GTP1154 I refer to the above application and Council’s request for further advice dated 1st July 2020. This request listed three items that Council considers is necessary in order to complete its assessment of the above application. The applicant provides the following response: Item 1: Provide amended plans that provides for some variation and vitality with respect to building design that comply with the Specific outcomes of the Noosa Heads Locality Code. The building should include a mix of materials and texture, articulation of elevations, contribute positively and complement surrounding spaces and neighbourhood character. Applicant’s Response to Item 1: The architect has reviewed Councils request and provides amended proposal plans that detail additional variation to the building form by the use of Sycon Axon timber cladding and greenboard cladding to external facades as well as the use of timber privacy screens and Heka Hoods over windows and timber privacy screens to decks. The use of the Sycon Timber cladding and the timber screens provides additional external materials and increases ‘variation and vitality’ to the building facades. The eastern elevation includes an ‘architectural break’ with infill cladding and timber screens extending the length of the façade to provide further variation and texture to the building. The new external screens over the windows further increase articulation of the building which combined with the proposed colour scheme contributes positively to the area. The revised plans are considered to address Councils concerns and contribute positively to the character of the area. The design is considered to be consistent with the small scale development on site, including the adjoining Unit 15 and the Laguna Hotel development to the east which is a large rendered masonry building.
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Figure 1 – Rendering of revised building form illustrating range of materials and features
Item 2: Provide amended plans that comply with the Specific outcomes O8 of the Noosa Heads
Locality Code.
Applicant’s Response to Item 2: As previously detailed, the proposal does not comply with side
boundary setbacks of the Noosa Plan 2006 or the requirement for setbacks between buildings. It is
noted that side boundary setbacks only relate to the site side boundaries and not internal lot
boundaries and that the new Noosa Plan 2020 has introduced new side boundary setbacks similar to
building code requirements. The building is setback approximately 3.2 metres from the side boundary
which is located on the eastern side of the easement and therefore complies with the setback
requirements as detailed under the Noosa Plan 2020.
Schedule 1 of the Noosa Plan 2006 also requires 2 or more buildings on the site to be separated by at
least 3.5 metres. This provision has also been removed from the new Noosa Plan 2020 as it is more
relevant to larger development forms where separation between larger buildings forms is required. The
requirement is therefore considered obsolete for the zone which permits much larger building forms as
evidenced by the surrounding development.
The proposal has however been reviewed against Specific Outcome O8 below:
O8 Buildings and other structures are appropriately designed and sited to—
a) provide amenity for users of the premises as well as preserve the visual and acoustic amenity of
adjoining and nearby properties; - The extension has been designed with careful consideration
to the adjoining buildings with windows and decks appropriately screened and treated to
minimise opportunities for overlooking.
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b) provide adequate distance from adjoining land uses . – The proposed setbacks provide
appropriate separation consistent with surrounding development on the site.
c) preserve any existing vegetation that will buffer the proposed building; Existing vegetation to be
retained where possible.
d) allow for landscaping to be provided between buildings; - Setback enables landscaping to be
provided between buildings noting that the existing development form is a considerable
underdevelopment of the site.
d) maintain the visual continuity and pattern of buildings and landscape elements within the street; -
Setback between building is consistent with the new pattern of development that is occurring on
the site as presented by Unit 15.
e) protect public safety and property within erosion prone areas by ensuring such areas are
maintained largely free of development; - Not applicable.
g) help protect the natural character and visual amenity of coastal areas and watercourses – Not
applicable.
Discussions with Council staff indicated that concerns were raised as to the proximity of the new
building to the south and south-western boundary. As noted on the proposal plans, the deck from the
adjoining unit 16 currently intrudes into the subject site at level 1. The applicant has revised the
proposal plans with the upper level floor area setback increased from 0.57m to 1.14m from this
boundary. The new ground floor store remains at 0.57m from the side boundary however the western
corner of the building has been revised and staggered to provide a greater setback of the upper levels
from the area of encroachment as demonstrated below.
Item 3: Provide supporting evidence (eg. photographic, shadow diagrams etc.) that the amended
plans will comply with this outcome.
Applicant’s Response to Item 3: Please refer to the amended plans that detail shadow diagrams for
the proposal.
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Page 4 The applicant considers that they have now responded to Council’s request for further information. The Decision Making Period has therefore commenced and we request that your Council proceeds with its assessment of the application as soon as possible in accordance with the Planning Act 2016. Please contact our Sunshine Coast office if you require any further information and/or clarification. Yours sincerely Nadine Gorton Senior Town Planner Martoo Consulting Pty. Ltd.
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