07/1181 - Response to Information Request [As Published] · 132007.1181

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3. Please provide justification why 8 bicycle spaces have not been provided for the Retail
Business Type 2 (1 per 100sq.m gfa).

Probable solution $15.2 of the Driveways and Carparking Code requires on site bicycle parking
in accordance with Table 14-48. Table 14-48 prescribes bicycle parking for Retail Business Type
2 at the rate of 1 bicycle parking space per 100m? or part thereof of gross floor area. Based on
the proposed Retail Business Type 2 GFA of 109.6m2, 2 bicycle parking spaces are therefore
required. Provision of bicycle parking in excess of this requirement is demonstrated on
proposal plan SK-01 prepared by Foster Designs (refer bicycle store).

4. Justification with reference to non-compliance with Scheme requirements relating to the
provision of one visitor carspace to be provided per 10 units (or less) in addition to the 8
carspaces required and provided.

Probable solution $9.1 of the Driveways and Carparking Code requires on site carparking in

~accordance with Table 14-47. Table 14-47 prescribes parking for Retail Business Type 2 at the

  
  
 

 

rate of 1 space per 20m? of use area for areas up to 100m2, but does not detail carparking
. requirements for Visitor Accommodation Type 4 comprising dwelling units as proposed. Based

on the proposed Retail Business Type 2 use area of 100m2, 5 carparking spaces are required for

this Component.

‘The carparking requirements for Visitor Accommodation Type 4 detailed in Table 14-47 relates

to motel accommodation units, guesthouse guest rooms and visitor hostels. Nothing is
specified in relation to dwelling units as proposed. This matter was discussed at the pre-

. "lodgement meeting held on 20 April 2007. Regard was had to the superseded planning.
- scheme requirement which was, for | covered space per dwelling unit and the similar.

" development comprising 2 shops and 3 multiple dwelling units approved on the adjoining

western property which required 8 carparking spaces. {t was agreed that 3 spaces for the
visitor accommodation component would be reasonable and this is reflected in the minutes of
the pre-lodgement meeting. On this basis the proposed carparking provision is Considered /
appropriate.

5. Please provide further justification that the proposed roof terrace meets SO O17 in the
Noosa Heads Locality Code.

Roof terraces form a predominant character element of Hastings Street developments with a
beach frontage. A character study of the Hastings Street beach front properties has been
undertaken by Foster Designs and is attached in Appendix A. This study provides
photographic views of the 15 existing developments (including the subject site and the surf
club) along Hastings Street with beach frontage. Excluding the subject site and the surf club, 9
(69%) of the remaining 13 developments have roof terraces. This percentage is considerably
larger when the actual beach frontage of the development is taken into account and
equates to about 75%. This study clearly establishes that roof terraces exist as a dominant
character element of the Hastings Street beach frontage presentation. SO O17 not only deals
with roof terraces but more specifically relates to roof forms. It is therefore relevant to note
from the study that flat roof presentations are the dominant roof character of Hastings Street

_beach frontage developments. Consideration should also be made to the fact Hastings Street

is promoted as an ‘international’ tourist destination. Tourism and accommodation managers
are promoting the roof terrace as a part of the beach front Laguna bay experience. As such
the roof terrace is considered an important inclusion for Hastings Street beach frontage
developments. The proposed roof terrace provides for an integrated design outcome that will
have considerably less visual impact than the existing roof terrace character along the beach
frontage.

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Further comments in relation to achieving Specific Outcome O17 are as follows:

 

 

Specific Outcome Comments
O17 Roof forms—
a} contribute positively to the local skyline; As detailed above and demonstrated in the

attached character study, flat roof forms and
roof terraces are the dominant character
element of the local skyline when viewed from
the beach. The proposed development provides
a significantly improved visual appearance and
presentation than the existing developments. The
proposal has a pitched and articulated roof form
that will contribute positively to the existing local
skyline.

 

6) complement the character of the locality; As detailed above and demonstrated in the
attached character study flat roof forms and roof
terraces are a dominant character element of
beach frontage developments. The proposed
development provides a significantly improved
visual appearance and presentation than the
existing developments and is compatible and
complimentary to the existing character,

 

 

 

c}) use soft and articulated, pitched, skillion or The proposal uses articulated and pitched roof
curved roof forms; forms.

a) avoid low pitched (eg. less than 5 degrees) or The proposal avoids low pitched roofs (less than 5
box profiles/parapets; and degrees} and box profiles/parapets

e) do not create opportunities for residents to The proposal will not create opportunities for
overlook the private open space areas of residents to overlook the private open space of
neighbouring properties. neighbouring properties. The private open space

of neighbouring properties is in the form of
balconies, which are not in direct view line from

 

 

the proposed roof terrace.

 

Land Development

1. Demonstrate how vehicles can access carspaces 4 & 5 in a forward gear, reverse out and
exit the site in a forward gear in a total of 3 movements.

The proposed development, under AS/NZS 2890.1:2004, will require carparking spaces
complying with both user class 1A and 3. User class 1A requires a minimum width of 2.4m and
class 3 a minimum width of 2.6m, Both require a minimum aisle width of 5.8m. The width of
carspaces 4 and 5 exceed the requirements for both user class 1A and 3 (including an
allowance for an additional 300mm for side wall obstruction) with an aisle width of 6.1m and
aisle extension of 1.3m. Turning templates for manoeuvring are also shown on attached plan
DA-01 issue A. Manoeuvring is therefore not considered an issue as the proposal complies with
AS/NZS 2890.1:2004.

2. Indicate on the plans the available sight lines to vehicles and pedestrians at the front
property boundary. Please note the sight lines are to be in accordance with section 3.2.4
of AS/NZS 2890. 1:2004.

Sight lines for vehicles leaving the site have been shown on attached plan DA-01 issue A. Sight
lines for pedestrians have been shown in accordance with Figure 3.3 of AS/NZS 2890.1:2004.
The only obstruction into the sight line area is a shrub within the adjoining property,
Annabelle’s, at 35 Hastings Street. it appears that this shrub is regularly pruned which shoutd
be encouraged to continue. Alternatively should Council not consider this acceptable it
would need to be removed (although being on an adjoining property this is outside the control
of the applicant). {t should also be noted that the driveway for the proposed new

 

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development remains in the location of that currently existing and which services 6 units and
300m? of commercial. It is considered that the proposed new development will result in a
substantial improvement to the existing situation.

With regard to vehicular sight lines leaving the site, the proposed driveway widening will result
in an improvement to the current situation. Given that the existing streetscape planting has
been established by Council it is expected that existing sight lines are adequate and comply
with Figure 3.2 of AS/NZS 2890.1:2004, Further it is expected that this requirement has been
taken into account with the design of the current Hastings Street streetscape renovation. As
the driveway location is not changing it should be Councils responsibility to ensure that any
existing and new streetscape planting complies (particularly as the new streetscape works
were designed and approved prior to this application being made).

3. It is noted that fhe carparking area is for residential, commercial and public use. In this
regard please demonstrate how the proposal complies with section 3.2.2 of AS/NZS
2890. 1:2004 with regard to passing opportunities on the access driveway.

Having regard to section 3.2.2 of AS/NZS 2890.1:2004 it is considered that the site fits into the
“other cases" category as the site does not front an arterial or sub-arterial road and the site will
generate less than 30 vehicle movements in a peak hour. No specific requirement is provided
in this situation. Adequate passing opportunities have however been provided and are shown
on attached plan DA-01 issue A. As shown on this plan 2 vehicles are capable of passing at
the site entrance and again within the carpark. These passing opportunities can occur within
a distance of less than 30m. While the passing area at the entrance is not fully contained
within the site it will not impede traffic flows in Hastings Street. The Hastings Street streetscape
upgrade plans indicate a planter / landscaping buffer protruding into the street, at the access
interface. Whilst this element is primarily there to accommodate seating and planting it also
assists in enhancing the width of access into the site. Circulating cars can come to a standstill
without disrupting Hastings Street flow, and allow for the orderly 2 way passing of vehicles
between the street and site. We note that a similar driveway arrangement was accepted and
approved by Council (in 2002) for the adjoining development at 31 Hastings Street. It is
considered that the access driveway provision is adequate and complies with AS/NZS
2890.1:2004.

4. Please provide additional detail on the proposed headroom available within carspace
number 4,

The headroom available under carpark 4 will be between 2.2m and 2.3m at the lowset point.
The cross section/western elevation (plan DA-09} indicates 2.3m to the underside of the stair
case above. The finished level of the slab above will be 4.8m and not 4.6m as indicated on
this plan (this was a typographical error).

The Information and Referral Stage of IDAS has now concluded. We ask that you please
forward details of adjoining owners in order that we proceed with public notification.

Should you have any questions with respect to the above, please do not hesitate to contact
me direct.

Yours faithfully
KEN HICKS & ASSOCIATES

Scott Sobey
DIRECTOR

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71 HASTINGS STREET,
‘NETANYA’,

Residential and commercial, 3 to 4 storey presentation to beach front. There are
several semi enclosed roof terrace pavilions, extending the entire length of the
residential component of the beach front. The roof as such is flat.

Netanya is one of the largest accommodation buildings in Hastings Street with
beach front location. Roof terrace enclosures are clearly visible from the beach.

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61 HASTINGS,
STREET SURF CLUB AMMENITIES AND
CARPARK,

Community use, currently being redesigned by Middap and Ditchfield,
2 to 3 storey in part presentation to beach is proposed.

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59 HASTINGS STREET,
‘PORTOFINO’,

Residential and commercial, 3 storey presentation to beach front, There is a roof
terrace over the retail, that addresses Hastings Street, that has been dedicated
for the exclusive use of 1 unit. The roof as such is flat.

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55 HASTINGS STREET,
‘NOOSA COURT’

Residential and commercial, 3 storey presentation to beach front with the roof
terrace presentation to the entire length of the residential presentation to the
beach front. The roof as such is flat.

Page 9

 

49 HASTINGS STREET,
‘ON THE BEACH’,

Residential and commercial, 3.5 TO 4 storey presentation to beach front with the
roof terrace presentation to the entire length of the residential presentation to the
beach front, the staggered design of the terrace maximizes this buildings roof
terrace exposure to the views. Roof terrace enclosures are clearly visible.

Page 10

 

41 HASTINGS STREET,
‘FAIRSHORE’,

Residential and commercial, 3 storey presentation to beach front, there is a roof
terrace over the retail that addresses Hastings Street. The roof as such is flat.

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37 HASTINGS STREET,
“LA MER’,

Residential and commercial, 4 storey presentation to beach front with the roof
terrace presentation to the entire length of the residential elevation to the beach
front. The penthouse units boast a roof terrace for guests exclusive use, and its
built in nature, although integrated with the roof , reads as a 4" storey when
viewed from the beach.

 

Page 12

 

35 HASTINGS STREET

‘ANNABELLS’

Residential and commercial, 3 storey presentation to beach front there is no roof
terrace.

Page 13

 

ee

33 HASTINGS STREET,
‘SANDPIPER’

Residential and commercial, 3 storey presentation to beach front there is no roof
terrace currently. This is the site of the proposed development.

The proposal includes application for a roof terrace that will also be required as
an accessible plant deck. The proposal shows a terrace that is set well back and
is integrated with the roof line.

Page 14

 

 

31 HASTINGS STREET,
‘THE BREAKERS’,

Residential and commercial, 3 storey presentation to beach front, there is a roof
terrace accessed by the fire stairs that is being used to conceal plant and
equipment from the public view.

Page 15

 

~~

- a
25 HASTINGS STREET,
‘TINGIRANA’

Residential and commercial, 3.5 storey presentation to beach front with the
restaurant and pool contributing significantly to the bulk of the beach front
elevations.

Highly obtrusive air-conditioning plant and equipment has been located on the
roof and maintenance access to this area would define this area as a plant deck,
and thus roof terrace under the current definition. The roof as such is flat.

Page 16

 

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23 HASTINGS STREET,
‘TWENTY THREE’

Residential and commercial, 3 storey presentation to beach front, there is a roof
terrace accessed by the fire stairs that is being used to conceal plant and
equipment from the public view. The roof for the most part is flat.

Page 17

 

13, 11 & 9 HASTINGS STREET,
‘SEAHAVEN’

Residential and commercial, 3 storey presentation to beach front with the roof
terrace presentation in excess of 60% of roof top area presenting aspect to the
beach front. Seahaven has been extensively amalgamated over the years and is
one of the largest accommodation buildings in Hastings Street with beach front
location. Roof terrace enclosures are clearly visible. The roof as such is flat.

Page 18

 

13, 11 & 9 HASTINGS STREET,
‘SEAHAVEN’

Roof terrace enclosures are clearly visible, from the beach.
The roof as such is flat.

Page 19

 

5 HASTINGS STREET,
‘MAISON LA PLAGE’

Residential and commercial, 3 storey presentation to beach front with the roof
terrace presentation approximatley 50% of north elevation presenting aspect to
the beach front. Roof terrace enclosures are clearly visible, from the beach.

 

The roof as such is flat.

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a?

 

1 HASTINGS STREET,
‘SANDCASTLE’

Residential and commercial, 3 storey presentation to beach front there is no roof
terrace.

Page 21

 

Source: Mike Swain of ‘Above Photography’.

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PO Box 86

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Ph. 07 5448 3186

Fax, 07 5448 1415

Web; www.fosterdesigns.com.au
Email: [email protected]

 

  

     

 

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PTY LTD ARCHITECTS
CRW Foster Qld Board Arch. Reg. N° 002793

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PO Box 86

    

 

     

  

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