Applicant's Response to Council's Information Request

                All private open space areas are now located outside the minimum setback area; and

                The ground levels within the setback areas will be retained at natural ground level.


Council Issue – Built form

Architectural

It is considered the proposed built form does not reflect the planning scheme intent for residential uses
in the local area.

The parapet design is not considered a finer scale than the overall building structure and generally the
design appears boxy and commercial in nature rather than residential. Refer to AO7.5 of the Noosa
Heads Local Plan Code and AO24.3 of the Community Facilities Zone
Code.

Information Required

9. Please provide amended plans addressing the above matters.

Applicant’s Response

AO7.5 in the Noosa Heads Code and AO24.3 in the Community Facilities Zone Code read as follows:

AO7.5
    “Buildings and structures:

        a) incorporate articulated roof forms which are visible from the street;
        b) incorporate a mix of lightweight and textured external building materials or materials that
           reflect the natural environment such as timber and rock face;
        c) provide variation through articulation, texture and detailing;
        d) incorporate verandahs, open balconies or shaded patios for outdoor living, with open,
           transparent or semi-open balustrades;
        e) use understated colour schemes and low-reflective roofing and cladding materials”.

AO24.3
  “Buildings incorporate:

    a) variations in plan shape, such as steps, recesses, projections or splays;
    b) variations in the vertical profile, with steps or slopes at different levels;
    c) variations in the treatment and patterning of windows, sun protection and shading devices, or
       other elements of a façade treatment at a finer scale than the overall building structure;
    d) balconies, verandas or terraces; and
    e) planting, particularly on podiums, terraces, and low level roof decks or incorporate other
       landscape elements such as green walls”.

The architects, Ellivo, have provided the following response to the Council’s comments regarding the
design.

         “The buildings’ form and silhouette have been carefully considered to provide a cohesive design
         language that ties all four buildings together while also providing subtle differences to each
         building that respond to their individual use. Taking into consideration the intent of the Noosa
         Plan, the design aims to fit within the existing context of the streetscape and respond sensitively
         to its direct neighbours, whilst at the same time seeking to create its own identity and sense of
         place for the residents.

         Below are the key design elements that contribute to the overall design response: