Stockwell RFI Response Letter Final 22.12.21 · MCU21/0175

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and are not intended to accurately represent the details of the proposed built form. As such, please
refer to the attached Appendix A – Architectural Plan Package by BUCHAN for detailed artistic and 3D
renders of the proposed buildings.



RESPONSE TO INFORMATION REQUEST

Council Item 1: Inconsistent Use

The application conflicts with the Noosa Plan 2020 in that it is located within the Business Park Precinct
of the Major Centre Zone and proposes 2,765m2 of Showroom space. Showroom is an inconsistent use
within the Business Park Precinct and is not supported. It is noted that the Noosa Plan 2020 provides for
an additional 4,200m2 of additional Showroom floor space in the Showroom Precinct.

Information Required:
Amend the application so that the floor areas are not occupied by Showroom floor space or any other
inconsistent use.

Our Response:

It is recognised that the Noosa Business Centre (NBC) is identified in the Strategic Plan as a major activity
centre for Noosa Shire and the predominant role providing future long- term growth and employment
for the Shire and is designated as a major regional activity centre in Shaping SEQ: South East Queensland
Regional Plan 2017. This is anticipated to be delivered through identified planning precincts to reflect
the desired function and role of the centre.

During the planning scheme amendment and adoption process for the Noosa Plan 2020 (Plan), the
Queensland State Government noted that the planning for the NBC warranted further consideration
by Council post the adoption of the Plan, ultimately issuing a Ministerial Direction requiring a review of
the planning for the NBC to commence within 12 months of the adoption of the Plan.                Stockwell
acknowledge the efforts Council is making to ensure that the Ministerial Direction to refine the land
use planning for the NBC, and the important role that Stockwell will have in this process.


Stockwell shares Noosa Council’s (Council) vision for the NBC and remains committed to working closely
with Council to plan for and deliver this vision. To this end, Stockwell provided input to Council on the
proposed Noosa Plan 2020 Planning Scheme Amendment on 16th September, which included
Stockwell’s recommended amendment to the Noosa Business Centre Framework and Character Plan
(Figure 2) and Noosa Business Centre Masterplan (Figure 3).

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Figure 1 Stockwell Noosa Business Centre Framework and Character Plan




Figure 3 Stockwell Noosa Business Centre Masterplan

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It is noted that the vision for the NBC embodied in Stockwell’s Masterplan and Framework Plan, whilst
recommending changes to certain precincts to ensure the development of a vibrant and viable business
centre, is strongly aligned with the vison and outcomes sought by the Noosa Plan 2020, including:
    •   The NBC is one of the most significant centres in Noosa Shire servicing sub-regional catchments
        with complimentary roles and functions that contain the highest order community, retail and
        commercial functions.
    •   Support for Council’s ‘precinct-based planning’ approach to the NBC master plan.
    •   The creation of strong pedestrian links in and around the Centre.
    •   The facilitation of high-density residential development options in close proximity to a range
        of business, retail and transit needs to minimise dependency on private vehicles.
    •   The establishment of an Innovation Hub which is in alignment with Noosa Council’s desire to
        attract creative and knowledge based industries to Noosa, and to diversify the economic base
        of the region more broadly.
    •   Delivery of the Village Mixed Use expansion, including cafes, restaurants, bars and short term
        accommodation.
    •   Provision of much needed affordable housing options.
    •   Dedication of land to accommodate Noosa Council’s planned Transit Hub.
    •   Provision of critical support services for the community including a child care centre, leisure
        and indoor sport and recreation and medical services.

The Lot 2 proposal should not be considered as a stand alone commercial development, but rather as
part of Stockwell’s overall Noosa Business Centre Masterplan and Noosa Business Centre Framework
Plan aimed at delivering a vibrant and viable business centre.



Council Item 2: Built Form

The site is identified as being adjacent to a gateway on land identified as a key corner site within the
Noosa Business Centre Framework and Character Plan. Accordingly, the Noosa Plan seeks a number of
design outcomes, including but not limited to:

Noosaville Local Plan Code
AO3.1
Development adjacent to a gateway, special place or on land identified as a key corner on Figure 7.2.4.4
(Noosaville Framework and Character plan) or Figure 7.2.4.5 (Noosa Business Centre Framework and
Character plan):
    a. incorporates architectural and landscape treatments which emphasise the corner location as
       shown in Figure AP3-10A and Figure AP3-10B; and

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    b. incorporates building materials such as varied roof forms, changes in materials and variations
       in projected and recessed elements and facades.
AO3.2
Development adjacent to a primary streetscape treatment area on Figure 7.2.4.4 (Noosaville Framework
and Character plan) and Figure 7.2.4.5 (Noosa Business Centre Framework and Character plan):
    a. provides streetscape improvements which are appropriate to the location, setting and context
       of the development, and
    b. complement existing or proposed streetscape works in the local area.
AO7.1
Development takes the form of small separate buildings rather than large single bulky buildings and
does not visually dominate the street, riverfront, adjacent properties, surrounding spaces or the existing
skyline.
AO7.2
Buildings and structures have a scale and building height consistent with development on adjoining and
surrounding land.
AO7.3
Buildings and structures preserve the amenity of adjoining land including sunlight to neighbouring
properties.
AO7.4
Development respects the scale of surrounding vegetation and maximises the opportunity for retention
of existing vegetation and incorporates soft landscaping between buildings.
AO7.5
Buildings and structures:
    a. incorporate articulated roof forms which are visible from the street and have a pitch of no less
       than 5 degrees;
    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.


Purpose and Overall Outcomes of Major Centre Zone Code
Business Park Precinct
    a. The Business park precinct facilitates commercial office space for businesses and a range of
       professional services including health and wellbeing, education, research and technology and
       knowledge-based industries.
    b.           Development is of a high standard of architectural design, particularly at gateway sites
         to the Noosa Business Centre.

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    c. Buildings address the street frontages and car parking is located to the rear of or under buildings
       or otherwise not located on the primary frontage and screened to the street.
    d.            Buildings are of sub-tropical design with lightweight construction arranged in the form
         of pavilions allowing for pedestrian permeability and landscaping between buildings to create
         a place overall recognisable as having a Noosa style.
AO23.1
Buildings incorporate horizontal and vertical articulation.
AO23.2
Elevations are no longer than 15 metres without articulation of at least 0.75 metres and present changes
in textures and materials to break up building facades.
AO23.3
Frontages to public streets or semi-public spaces are articulated with vertical elements to emphasise a
finer-grained building frontage.
AO23.4
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 level;
    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, verandahs or terraces; and
    e. planting, particularly on terraces, and low-level roof decks or incorporate other landscape
       elements such as green walls.
PO24
Buildings and other structures present a high quality streetscape with design elements and building
forms that:
    a. define the street and public spaces;
    b. provide a consistent building alignment fronting the street and public spaces;
    c. contribute to the streetscape activity and vibrancy of the centre;
    d. create pedestrian scale and visual interest;
    e.           contribute to their setting, including the skyline; and
    f.   provide areas for outdoor dining and meeting opportunities on the ground level.
PO25
Buildings on corner sites define the street intersection and include interesting or decorative features and
design elements.
AO26
Development:
    a. is designed and sited to activate and provide a positive contribution to the streetscape during
       daytime trading hours by incorporating architectural, landscape and furniture treatments which
       engage with the street;

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    b. includes ground level building facades that avoid blank walls and security shutters and maintain
       a shopfront presence to the street.
AO28
Buildings address the street with main entrances fronting the street or outdoor squares or open plazas
or laneways that constitute the focal point of the centre, rather than to internal spaces or parking areas.
AO30
Street awnings:
    a. are provided along the full frontage of the building and cover the footpath where no other
       weather protection is provided for pedestrians as part of the building design;
    b. are set back a minimum of 1 metre from the kerb and where include timber posts, the posts are
       set back not less than 1 metre from the kerb;
    c. are waterproof;
    d. conform with the height, form and materials of awnings on adjoining properties which share
       the same frontage;
    e. where falling towards the street, are no less than 2.5 metres at their lowest point or where
       cantilevered, are no less than 2.7 metres at their lowest point;
    f.   use an awning slope of within 15 degrees of adjacent awnings;
    g. are no more than 500 millimetres higher or lower than adjacent awnings that are less than 2
       metres away; and
    h.            do not exceed 3 metres in height.
In this regard, there is significant concern with the non-compliance of the proposed built form with the
planning scheme requirements. These concerns are related, but not limited to, the following:
    •    Absence of varied and articulated roof forms, changes in materials and variations in projected
         and recessed elements and facades.
    •    The development takes the form of large bulky buildings which visually dominate the street.
    •    A number of elevations do not incorporate a mix of lightweight and textured external building
         materials or materials that reflect the natural environment.
    •    Buildings are not of a sub-tropical design with lightweight construction or arranged in the form
         of pavilions allowing for pedestrian permeability and landscaping between buildings to create
         a place overall recognisable as having a Noosa style.
    •    The proposal does not incorporate architectural, landscape and furniture treatments which
         engage with the street.
    •    The proposal includes blank walls presenting to the street.

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Information Required:

An amended built form which accords with the Noosa Plan 2020 requirements.

Our Response:

As illustrated in Appendix A – Architectural Plan Package by BUCHAN and Appendix B – Landscape
Concept Design Package by Place Design Group, the proposed development has been significantly
enhanced to demonstrate compliance against the Noosaville Local Plan Code and Purpose and Overall
Outcomes of Major Centre Zone Code, to deliver an overall improved visual outcome. Please refer to
the table below for the responses to the matters raised in Item 2.



 Noosaville Local Plan Code
 Codes                                            Response
 AO3.1                                            In response to AO3.1 and AO3.2, the subject
                                                  site has two key corners on the southeast and
 Development adjacent to a gateway, special       southwest of the site and is also identified to
 place or on land identified as a key corner on   be adjoining a Gateway entrance to the east.
 Figure 7.2.4.4 (Noosaville Framework and         Despite this, the subject site is constrained by
 Character plan) or Figure 7.2.4.5 (Noosa         a vegetation protection covenant that covers
 Business Centre Framework and Character          the entire Walter Hay Drive frontage and the
 plan):                                           majority of the private road frontage that
                                                  fronts the Gateway entrance.
    a. incorporates architectural and
       landscape treatments which                 Considering this, addressing the southeast key
       emphasise the corner location as           corner location as per Figure AP3-10A is not
       shown in Figure AP3-10A and Figure         feasible nor practical due to the vegetation
       AP3-10B; and                               protection covenant which impedes the
    b. incorporates building materials such       eastern frontage and southeast key corner
       as varied roof forms, changes in           from being activated to any meaningful extent.
       materials and variations in projected
       and recessed elements and facades.         The focus for the improved quality in the
 AO3.2                                            design therefore rests on the southern and
                                                  western frontages of the site where the land is
 Development adjacent to a primary                visible from the Gateway entrance.
 streetscape treatment area on Figure 7.2.4.4
 (Noosaville Framework and Character plan)        The revised plan of development and the
 and Figure 7.2.4.5 (Noosa Business Centre        landscape plan has reflected the local plan
 Framework and Character plan):                   code     and    improved      the    proposed
                                                  development to address the key corner
 provides streetscape improvements which are      location by providing numerous street trees,
 appropriate to the location, setting and         turfing and bush shrubs at the street frontage.
 context of the development, and                  The landscape treatment along the southern
                                                  and western frontage including the southwest
 complement existing or proposed streetscape      key corner provides significant streetscape
 works in the local area.                         improvements that are suitable to the
                                                  location, setting and context of the

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AO7.1                                                development where it facilitates seamless
                                                     integration to the existing streetscape.
Development takes the form of small separate
buildings rather than large single bulky             In response to AO7.1 and AO7.5, the proposed
buildings and does not visually dominate the         Building 1 façade has been revised to provide
street, riverfront, adjacent properties,             the following:
surrounding spaces or the existing skyline.
                                                      ▪   clearly defined upper and lower levels of
AO7.2                                                     the buildings;
                                                      ▪   significant overhangs that create shadows
Buildings and structures have a scale and                 and interest in the built form;
building height consistent with development           ▪   panoramic windows that look out to the
on adjoining and surrounding land.                        street;
                                                      ▪   green wall along the façade wall; and
AO7.3                                                 ▪   natural timber battens and cladding
                                                          which protrudes the ground level façade.
Buildings and structures preserve the amenity
of adjoining land including sunlight to
neighbouring properties.                             The protruding features allow the proposed
                                                     development to have vertical and horizontal
AO7.4                                                ‘breaks’ between building façade which
                                                     minimises the bulky appearance and achieves
Development respects the scale of                    small separate building forms.
surrounding vegetation and maximises the
opportunity for retention of existing                The vegetation and timber battens on the
vegetation and incorporates soft landscaping         building façade allow harmonious assimilation
between buildings.                                   with the streetscape.

AO7.5                                           With regards to AO7.2 and AO7.4, a review of
                                                surrounding developments has identified that
Buildings and structures:                       6-9m height buildings are common within the
                                                area. On this basis, the proposed office and
    a. incorporate articulated roof forms       showroom buildings are determined to have a
        which are visible from the street and   consistent scale and building height. Please
        have a pitch of no less than 5 degrees; refer to the figures below.
    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,                  Figure 1. Noosa Civic Shopping Centre Source: Google
        transparent or semi-open
        balustrades;
    e. use understated colour schemes and
        low-reflective roofing and cladding
        materials.

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                                                  Figure 2. Adjoining Showroom Precinct Source: Google


                                               In response to AO7.3, the proposed buildings
                                               provide a minimum distance of 20m from the
                                               adjoining development to the north and 17.5m
                                               of distance from the western street frontage.
                                               Also, eastern and southern boundaries are
                                               covered by a vegetation protection covenant.
                                               Considering this, the proposed development
                                               will not have any impact on the amenity of
                                               adjoining land with no impact on the sunlight.
Purpose and Overall Outcomes of Major Centre Zone Code
Codes                                          Response
Business Park Precinct                         The proposed development is a mixed
                                               commercial use development that involves
    a. The Business Park precinct facilitates  showroom and office spaces. The proposed
        commercial office space for            development will provide flexible tenancy
        businesses and a range of              spaces where a variety of business and
        professional services including health professional services can be facilitated in a
        and wellbeing, education, research     vibrant and active environment.
        and technology and knowledge-based
        industries.                            While the applicant acknowledges that the
    b. Development is of a high standard of    showroom component of the proposed
        architectural design, particularly at  development is not a consistent use within the
        gateway sites to the Noosa Business    Business Park Precinct, the showroom
        Centre.                                component is a critical element to the Noosa
    c. Buildings address the street frontages Business Centre in fulfilling the current and
        and car parking is located to the rear future showroom demand as discussed in
        of or under buildings or otherwise not responses above.
        located on the primary frontage and
        screened to the street.                The proposed development has been revised
    d. Buildings are of sub-tropical design    to address the critical design elements,
        with lightweight construction          including but not limited to:
        arranged in the form of pavilions
        allowing for pedestrian permeability    ▪ Sub-tropical designs:
        and landscaping between buildings to        o Vertical gardens along the façade of
        create a place overall recognisable as           the buildings;
        having a Noosa style.                       o Tree covers for natural shades and;
                                                    o Native bush shrubs and trees to
                                                         screen car parking.
                                                ▪ Lightweight materials:

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                                                      o   Soffit and timber cladding on
                                                          external walls and facades;
                                                       o Wood finish posts and screening
                                                          battens; and
                                                       o Panoramic glass for shop fronts and
                                                          glass fencing.
                                                 ▪    Pedestrian permeability:
                                                       o Multiple access points to the site
                                                          (northern & eastern frontage);
                                                       o Wood arch features for shading and
                                                          dedicated pedestrian crossing for
                                                          safe movements; and
                                                       o Pedestrian path along the eastern
                                                          frontage with large trees for natural
                                                          shades and CPTED elements.
                                                 ▪    Landscaping features:
                                                       o Large native trees along the eastern
                                                          frontage pedestrian path; and
                                                       o Deep planting within the carpark,
                                                          streetscape, and front entry.
                                                       o Bio Basin Landscaping


                                                However, it is noted that the Walter Hay Drive
                                                frontage activation is limited due to the
                                                vegetation protection covenant. Yet, the
                                                proposed development addresses the private
                                                road frontage to the west and south where it
                                                enables permeable connectivity from the
                                                street with an activation of the key corner via
                                                deep planting.




Council Item 3: Streetscape Improvements

The site is adjacent to a primary streetscape treatment area as identified within the Noosa Business
Centre Framework and Character Plan Primary which seeks streetscape improvements. No streetscape
improvements are proposed.

Information Required:

Clarify what streetscape improvements are proposed.

Our Response:

The southern and western frontage of the site faces the Primary Streetscape Treatment Area. However,
it is noted that the southern frontage of the site is constrained by the Private Open Space Covenant

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which must be retained. On this basis, streetscape improvements are focused on the western frontage.
These improvements include but not limited to;

    •   Street trees at 8m centres;

    •   Front entry landscaping;

    •   Turfing; and

    •   Landscape screening shrubs to car park and retaining wall & overhang.

Please refer to the attached Appendix A – Architectural Plan Package by BUCHAN and Appendix B –
Landscape Concept Design Package by Place Design Group for the detailed streetscape improvements.


Council Item 4: Point of Stormwater Connection

The proposed point of connection of the site drainage system to the existing trunk network is different
to that proposed for this site with OPW20/0145.

Information Required:

Provide hydraulic grade line calculations demonstrating that the proposed network downstream of the
site is able to accommodate the design flow from the site without surcharging the existing network.

Our Response:

Please refer to attached Appendix C – Civil Engineering Cover Letter by MPN Consulting. A new
operational works package will be provided to Council with the detailed design.




Council Item 5: Landscape Integration of Bioretention Devices

The proposal to provide all stormwater treatment through end-of-line bioretention devices has resulted
in a poor landscape and visual amenity outcome, as the level differences between these devices and
surrounding pavement and verge levels results in vegetation significant below surrounding levels,
retaining walls, and the need for safety fencing. These outcomes conflict with AO7.1 and AO9.1 of the
Water Quality and Drainage Code.

Information Required:

Provide an updated SWMP and preliminary engineering plans, which achieve a higher level of landscape
integration by minimising bioretention system surface set-down relative to surrounding areas and
minimises retaining walls consistent with the allowances specified in the Bioretention Technical Design

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Guidelines (Water by Design, 2014). Greater consideration should be given to the use of at-source
bioretention devices within the car parking areas.

Our Response:

Please refer to the attached Appendix C – Civil Engineering Cover Letter by MPN Consulting. The letter
states that all bio-retention basins are to be fully planted out with shrubs (to screen retaining walls)
and grasses between 6-8sqm (1-1.5m tall) to ensure an integrated landscape solution with the front
entry buffer landscaping. Further, tubular balustrades have been provided for additional safety to
vehicles to be screened with shrubs from the entry road. Basin 3 is proposed to have landscape batter
to the southern boundary to integrate into the adjacent planting.


Council Item 6: Roof-water Issue

Information Required:

Demonstrate how roof-water harvesting and reuse has been incorporated into the design consistent
with PO2 and AO2.2 of the Sustainable Building Design Code. Water balance calculations should be
provided to justify the size of any storages proposed, based on the yield generated from the roof areas
and the anticipated demand from non-potable fixtures.

Our Response:

Please refer to the attached Appendix C – Civil Engineering Cover Letter by MPN Consulting. The letter
states that the proposed development has limited requirement for toilets and the landscaping has been
designed to be self-sufficient post establishment. A RFI response letter from Place Design Group has
also been provided in Appendix D – Landscape Code Response Letter, which provides additional details
regarding the low-maintenance requirements of the landscaping.




Council Item 7: Carparking

At Council’s standard parking rates, the development would need to provide 97 parking spaces (2675m2
showroom @ 1 space per 50m2 and 1300m2 of office @ 1 space per 30m2 = 96.8 spaces). The proposed
parking provision is for 91 car parking spaces and 13 motorcycle spaces.

The driveways and parking code allows, where appropriate, for motorcycle parking to be counted
toward the parking provision requirement at a rate of 4 motorcycle spaces per car space, up to a
maximum of 4 car parking spaces. Using that provision, with 13 motorcycle spaces, the car parking
provision increases to 94 spaces. In relation to the “where appropriate” aspect of counting motorcycle

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spaces, the location of the spaces is relevant as is the size of the carpark. For a carpark of 97 spaces, it
would not be appropriate for more than 3 of the spaces to be discounted on the basis of the number of
motorcycle spaces.

The TTM report suggests that a parking relaxation would be appropriate because patrons will visit
multiple developments within the Noosa Civic Centre. While it is agreed that such cross- utilisation of
tenancies will reduce traffic generation, it does not follow, and it is not accepted, that such cross-
utilisation would reduce parking demands. In that regard, while a customer is within a specific tenancy,
it is generating a parking space associated with that tenancy, and if that patron moves to another
tenancy, it is then generating a parking demand associated with that other tenancy. If that customer
spends 15 minutes in each tenancy, it simply means that the associated parking demand for that
customer occurs for twice as long while the customer visits both tenancies, compared with it the
customer visited only a single tenancy. That is, the same customer visiting two tenancies has the same
parking demand as two separate customers each only visiting a single tenancy.

Information Required:

Provide on-site parking provisions consistent with the requirements of the Driveways and Parking Code.

Our Response:

Please refer to the attached Appendix E – Traffic Engineering Assessment to Council Information
Request by TTM. The assessment report has identified that when compared to other Councils’ parking
rates, the Noosa Council has higher parking requirements, and that being in the Noosa Business Centre,
there is a greater propensity for use of public transport and multi-visit trips. As the site is directly
opposite to forthcoming public transit hub that is to be delivered by Council soon, there is a high
likelihood that visitors will make use of this facility rather than drive to the NBC. On this basis, the
proposed development is seeking a relaxation of 2 car parking spaces, which is determined to have
minimal impacts.




Council Item 8: Main Access Aisle Width

The 5.8m wide parking aisle adjacent to the street is too narrow to function as the main site access
and to also accommodate service vehicle movements.

Information Required:

Widen the aisle width to 6.5m in accordance with the requirements of Australian Standard AS 2890.2-
2002.

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Our Response:

Please refer to the attached Appendix E – Traffic Engineering Assessment to Council Information
Request by TTM. As requested by the Council, the aisle width has been widened to 6.5m.




Council Item 9: Access Configuration

The main site access configuration requires further resolution, and for satisfactory operation is likely to
require modification. In that regard, with the proposed arrangements, it is proposed that vehicles
accessing the new parking area from the street will travel in the wrong direction for a short distance
along the existing exit from the service area. – see diagram below.

Information Required:

Demonstrate how it is proposed to satisfactorily manage priority of the multitude of traffic movements
at the off-set cross intersection created by the new carpark access, including identification of line-
marking.




Our Response:

Please refer to the attached Appendix E – Traffic Engineering Assessment to Council Information

Request by TTM. The following comments within the report are highlighted:

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    •   A signs and line marking plan has been included as TTM Drawing 21BRT0259-3. The signs and
        line marking plan will manage the priority of the multitude of traffic movements;

    •   A give way sign and line marking will be constructed on the eastern, western and southern legs
        of the intersection with a stop sign and line marking constructed on the northern leg of the
        intersection;

    •   Due to the proposed service vehicle access arrangements, service vehicles will only be required
        to access the intersection upon exiting the site. It is also anticipated that the practical servicing
        demands for potential tenancies will be low which has been based off comparable commercial
        tenancies within the Noosa Business Centre exhibiting low servicing demands.


Council Item 10: Landscaping Code

Details of how the application meets the Noosa Plan 2020 - Landscaping Code has not been included
within the application material.

Information Required:

Update the supporting documentation to include the Noosa Plan - Landscaping Code performance
outcomes and detail how the application meets the acceptable outcomes.

Our Response:

Please see the attached Appendix D – Landscape Code Response Letter by Place Design Group.




Council Item 11: Landscape Concept Design Package

The car parking detailed within the Landscape Concept Design Package - LCP2 does not appear to
include adequate amounts of landscaping as required within the Noosa Plan 2020 – Landscaping Code.

Information Required

Update the Landscape Concept Design Package to include adequate landscaping that meets the
performance outcomes detailed within the Noosa Plan 2020 – Landscaping. Code PO11.

Our Response:

Please see the attached Appendix B – Landscape Concept Design Package and Appendix D –
Landscape Code Response Letter by Place Design Group. The following comments are provided to
demonstrate compliance against the Landscaping Code PO11.

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 “Deep planting and canopy trees have been proposed in all available opportunities within the car park
 design, particularly to book end the parking rows and adjacent to pathways. The proposed trees and
 arbour assist to break down the visual impact of the buildings from the car park and demarcate the
 pedestrian experience into the site. All car park run off is directed to WSUD devices for treatment. Of
 the 52 spaces that aren’t shaded (either by building under croft or arbour treatment), 16 trees are
 proposed within the site boundary. Where a minimum of 5 sqm of planting hasn’t been achieved
 around proposed trees, structural soil has been proposed to support tree growth.“


Council Item 12: Landscape Concept Design Package

The Landscape Concept Design Package does not include detail regarding street tree planting
requirements.

Information Required:

Update Landscape Concept Design Package to include details on proposed street trees that meet the
Landscaping Code performance outcomes.

Our Response:

Please see the attached Appendix B – Landscape Concept Design Package and Appendix D – Landscape
Code Response Letter by Place Design Group. The following comments are provided in relation to the
street tree provisions of the Landscaping Code.

 “Eight street trees are proposed along the road verge which optimal landscape widths are available
 between existing path and kerb. Street trees (at 8m centres) and understorey planting is focused in
 the verge after the corner to maintain and open up views as you enter the gateway. All proposed trees
 are kept clear of existing and proposed services and easements.”




Council Item 13: Landscaping Code

The Noosa Plan 2020 – Landscaping Code includes Amenity PO1 in particular enhancing visual amenity
and natural landscape character and reducing the visual impact of large or bulky structures. The bio-
retention basins are located near public areas (footpaths) and they appear to be designed quite deep
with retaining walls. How will these bio-retention basins meet the Landscaping Code performance

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outcomes as the Stormwater Management Plan appears to identify low vegetation requirements in the
easement which will not provide adequate screening to disguise the design of the bio-retention basins.

Information Required:
Update application documentation to ensure the bio-retention basins are adequately screened and meet
the Landscaping Code outcomes in particular amenity and provide justification.

Our Response:
Please see the attached Appendix B – Landscape Concept Design Package by Place Design Group.
Drawing Number LCP11 highlights the plant palette of native bush shrubs to screen the proposed bio-
retention basins. Further, the following comments are provided within the attached Appendix D –
Landscape Code Response Letter by Place Design Group.
 “All WSUD basins proposed are to be fully planted out with shrubs (to screen retaining walls) and
 grasses between 6- 8/sqm (1-1.5m tall) to ensure an integrated landscape solution with the front entry
 buffer landscaping. Tubular balustrades have been provided for additional safety to vehicle car park
 side, to be screened with shrubs from the entry road. Basin 3 is proposed to have a landscape batter
 to the southern boundary to integrate into the adjacent planting. Once completed the WSUD devices
 will look and feel integrated into the buffer landscaping.”




Council Item 14: Landscape Concept Design Package

The 10m wide vegetation covenant is briefly mentioned within the Development Application Planning
Report however it is not included within the Landscape Concept Design Package provided.

Information Required

Update the Landscape Concept Design Package to highlight the extent of the vegetation covenant and
identify strictly no disturbance. Additionally ensure detail is provided on how the covenant will be
protected during construction and following construction i.e., fencing etc.

Our Response:

Please refer to the attached Appendix B – Landscape Concept Design Package by Place Design Group.
Drawing number LCP2 highlights the extent of the vegetation covenant to the east and south of the site
being fully retained with no disturbance.

Page 19

CONCLUSION

Thank you for your attention to this matter. Should you have any further queries regarding this
application, please do not hesitate to contact the undersigned.



Regards,




Kelly Alcorn
Development Manager