06/0823 - Applicant's Response to Information Request including Attachments [As Published] · 132006.823

2. The amended plans detail greater articulation in building line through the stepping of

balconies and wall alignments. Due the shaping of the larger building balconies to reflect the
alignment of the creek, greater individual segmentation has been achieved for each

accommodation unit.

Following is an assessment of the larger buildings against Probable Solution S43.1 and
Specific Outcome 043 contained within the Noosa Heads Locality Code.

 

$43.1 Buildings and other structures are designed to—

a) have a maximum wail length of 15m and each
extemal wall plane incorporates at least one design
element to add visual interest and amenity (such
as windows, pergolas, sun shading devices,
balconies or a change of building material);

X — The larger buildings have wall lengths greater than
15 metres. However it is noted that all wall planes
incorporate design elements such as_ sunshading
devices, changes in building materials and balconies to
contribute to the visual interest of the buildings.

 

b) vary and break up the roof forms through gables or
different pitches to add visual interest and define
the individual dwetling units;

X-— The larger buildings incorporate ‘non-roofs’. Details
of the design, materials and colours of these roofs are
addressed in Section 4.4 of the Architectural Design
Report.

 

°) provide individual segmented balconies for each
dwelling unit to reduce dominant horizontal
banding;

v - As previously detailed, balconies fronting the creek
buffer area have been individually shaped to reflect the
creek alignment. Other elevations have been amended
to include random balconies jutting out a further 600mm
and treated with alternative balustrade treatments.

 

d) visuaily break up building fagades by incorporating
different but compiimentary colours, textures and
building matenals; and

v - The larger buildings incorporate a mix of building
materials and colours similar to those utilised for the
Morwong Villas. Further details regarding these building
treatments are provided in Section 4 of the Architectural
Design Report.

 

e) visually break up the bulk of the building by
integrating tall plant species in front of and to the
side of buikdings.

v - The Landscape Masterplan prepared by Edaw
AECOM details the opportunites provided to establish
tall plant species in front, to the side and intemal to the
larger buildings. Further it is noted the recent
amendments to the building setbacks from the creek
buffer area will provide further opportunities for
significant vegetation to be established.

 

As the proposed !arger buildings do not comply with all probable solutions, following is an
assessment of the larger buildings against the relevant Specific Outcomes:

 

043 Buildings and structures—
a) have a bulk and an architectural scale consistent
with buildings on adjacent properties;

v - Due to the distance from adjoining buildings on
Viewland Drive and Angler Street, the bulk and
architectural scale of the proposal is determined by the
adjacent Morwong Villas. The larger buildings are of a
similar architectural tectonic to these residences, and as.
detailed previously are proposed to mirror the mixture of
building materials, roof forms and colours.

 

b) do not dominate the streetscape or detract from the
visual amenity of adjoining properties;

v - The subject site is located in an isolated valley and
as a result no prevailing dominance occurs. It is noted
that the proximity of the larger buildings to Little Hasting
Street is a deliberate strategy to create a village-like
atmosphere through with the mixing of accommodation
and other resort facilities.

 

¢) address the streetscape;

¥ - The larger buildings address the private and
internalised streetscape through batconies that overlook
Little Hastings Street and Alma Way.

 

d) vary in line and plane, complementing the landform
and landscapes;

 

 

¥ - Vertical articulation is provided in the building facade
through the use of recessed balconies, horizontal and
vertical stepping and through considerate site planning.

 

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