F - Traffic Response and Revised Traffic Impact Assessment (17.09.19)

The Planning Scheme requires that while development has an internal focus it should also
actively address the internal loop road and public spaces. Insufficient information has been
provided to show how the key buildings could activate public realm within the site.
Overall Outcome 11.7.2 tt) viii and Specific Outcomes O92, O100 and O149 of the Noosaville
Locality Code requires strong active transport connections within the site and to neighbouring
sites. The information provided shows some connections to the edge of the site but has
provided little information about pedestrian and cycle amenity or routes within the site. There
is also insufficient material describing the end of trip (EOT) facilities.
Built Form
The current Planning Scheme and the draft Noosa Plan both place importance on
development being consistent with local built form character encouraging sustainable sub-
tropical building design. The draft Planning Scheme refers to State Government QDesign for
examples of good ESD. The Noosa Plan provisions such as Overall Outcomes 11.7.2 tt) iv, v,
vi & viii Probable Solutions S8, S20, S21 and the associated Specific Outcomes of the
Noosaville Locality Code are key design standards. It is considered the submitted design
does not meet these criteria.
The provided ‘architectural statement’ describes the proposed uses intended, but provides
little information about the architectural or character intent that drives the design. The design
also is considered not to reflect the provided architectural statement. Additionally:
      sunshading has not been effectively addressed on buildings 2 and 4;
      there is no detail on the external activation elements (balconies, entry doors, windows,
      breakout spaces, outdoor dining, etc);
      limited documentation has been provided about strategic pedestrian connection
      refuges, significant vegetated shading within the carpark or open space.
The proposal appears to generally comply with building height in metres and storeys for
Precinct E5 being 10m / 2 storeys and Precinct B3 being 8m / 2 storeys, except for building
3’s entry statements/sign towers and building 4, all of which exceed 13m and 15m. The
proposed building 4 being 4 storeys and 15m+ is considered too dominant, not low rise and
not complying with the Noosaville Locality Code and is not supported in its current form.
However, given building 4 is located at a ‘gateway’, some minor additional height may be
acceptable as an attractive gateway building.
Information Required
9.    Please explain how ‘The Marketplace’ would operate and the relationship to the built
      form as a proponent to the uses. In this regard provide a layout / built form more
      conducive to that described above where industrial businesses can interact, co-locate
      and operate industrial activity and a component of retail etc.
10.   Explore the opportunity to create internal activated street/s.
11.   Please provide a contour and detail survey plan including spot levels and provide RL’s
      AHD on all plans.
12.   Provide amended plans with a built form / layout that contributes to and aligns with the
      Planning Scheme (Noosa Character) Overall Outcomes 11.7.2 tt) iv, v, vi & viii, Specific
      Outcome O20 and Probable Solution S21 of the Noosaville Locality Code by the use of
      built form design elements and layout such as but not limited to:
             a.   Break up the length of buildings;
             b.   An allowance for future pedestrian / cycle connection to the west;
             c.   The use of cross block pedestrian connections to break up car parking and
                  introduce more landscaping;




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