MCU14/106 Appendix I - Visual Amenity Integration

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1               Introduction
1.1             Purpose of Report
This report accompanies a Development Application (DA) by QIC Noosa Civic Pty Ltd (QIC) to Noosa Shire
Council for the proposed expansion of Noosa Civic at Eenie Creek Road, Noosaville. The land on which the
expansion is proposed is part of Lot 3 on SP246584, and adjoins the existing Noosa Civic centre, showroom
and commercial complex, which has been operating since October 2006. Cardno has been commissioned
on behalf of QIC to assess the relevant visual amenity and landscape integration aspects of the proposed
development.
The objectives of this report are to:

1.        Describe the site and its existing character in the Shire Business Centre (SBC) context including the
          screening and visual integration capacity of existing vegetation.
2.        Discuss the concept of ‘Noosa Style’ development which integrates built form and landscape setting,
          with reference to the planning scheme and local examples of approved developments (including
          commercial/civic built form and landscaping) and propose principles and criteria applicable to the
          SBC.
3.        Review the proposed design with regards to visual integration of proposed built form, carparking and
          landscaping, with respect to the proposed ‘Noosa Style’ principles.

1.2             Background
1.2.1      Planning Context
The planning scheme includes a map for the SBC, which shows the majority of the land to be developed as
Precinct E1 (4.0 ha) separated from B1/B2 (the existing Noosa Civic development) by a band of
‘environmental drainage’ open space (OS7 of 1.3 ha, including a natural drainage line), all within the ring
road. Development precincts outside the ring road include E6 and a narrow band of open space along
Walter Hay Drive. The open space precinct OS7 has been formalised as ‘Covenant J’ in approximately the
same location, within which any vegetation clearing or disturbance requires Council consent.

1.2.2      Proposed Development
The proposed development is for a centre with retail uses, Gym/Multi-purpose and civic uses and both
basement and surface car parking for 1,000 cars as shown in Buchan Group design drawings, plus
associated road works and an amended truck service access, and landscape and open space areas as
shown in Cardno drawings. Additionally, part of the existing Noosa Civic centre will be reconfigured as
shown on Bark Architects’ ‘Layers of Green’ drawings. The design intent is summarised in the accompanying
architectural statement and landscape design intent, which emphasise the precedence of the natural setting
and connections to the forest.
Of particular relevance to this report, the proposed development comprises:
          a broadly wedge-shaped built form footprint, with a narrow ‘civic entrance’ precinct near the entry
           roundabout road and northern end of the Covenant J band of forest, then widening to the south;
          a series of internal, external and ‘in-between’ precincts which effectively integrate natural and
           managed forest, landscaped spaces, outdoor dining and shopping mall spaces;
          three separate ‘at grade’ car parking areas in the north-east (northern, central and southern
           carparks), partly-screened from the ring road, with one ‘doubling’ as a transitional civic precinct (eg.
           for markets and events); and basement carparking under the south-west;
          a well-articulated building edge along the eastern side, a northern entertainment/dining precinct and
           entry area with strong indoor/outdoor transition; and the shopping mall/supermarket components
           part-hidden in the rear;