3. FINAL-160721-BA4090-Town Planning Report

The key performance solutions being sought by the development have been outlined and justified below.




Probable Solutions 18.2 of the Noosaville Locality Code state:
         S18.2 Buildings are of split level design that step down the slope or have a suspended floor
         construction;
It is acknowledged that the proposal does not involve a spilt level design for the slope of the land and
therefore requires assessment against Specific Outcome 18 which states:
         O18 Development on sloping sites—
         a) is responsive to the natural topography of the site and minimises cut and fill;
         b) does not visually dominate the hill slope or interrupt the skyline;
         c) is integrated with the natural site characteristics including vegetation; and
         d) for Multiple housing, takes the form of small separate buildings;
It is acknowledged that the site slopes towards Project Avenue at an average grade of 10%. As the proposal
involves a service station the development requires access and manoeuvring of B-Double Trucks. This limits
the grade transition that can be achieved from Eumundi Noosa Road to the service station hardstand, hence
cut and fill will be required to achieve the service station hardstand level and the lower level carparks.
Therefore a split level design is not the most efficient design of the proposal.
The site is also located on a site where the topography declines from Eumundi Noosa Road. The site is not
located on a slope which is a prominent landmark in the Noosa area. The proposal is not visually dominating
as it reflects the topography of the adjoining land on the Eumundi Noosa Road frontage. The proposal also
retains the majority of existing trees along the Project Avenue frontage (Figure 9). The existing trees have
been incorporated in the landscape plan to improve the streetscape along the Project Avenue frontage.
FIGURE 9 – TREES RETAINED ALONG THE PROJECT AVENUE FRONTAGE




URBIS
NOOSA ENERGY CENTRE                                                                     KEY PERFORMANCE OUTCOMES   27