2022-07-12 Planning & Environment Meeting Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                       12 JULY 2022


The reduction in width of the balconies and roof overhang at the front elevation reduces the
architectural appeal of the building. The applicant has been advised of this in a meeting in March
2022. The applicant indicated these areas have been modified to reduce the bulk of the building
due to the request for increased height. The approved building has a Noosa style/subtropical
design and articulation which is somewhat diminished by the proposed changes and therefore
there is no support for these design changes.
Further the increased render on the ground floor (half wall) at the front elevation is considered to
change the overall transparent appearance of the building and is therefore not supported.
The proposed change to the front entry of the building removes the need for support beams, with
the introduction of a fly over roof. This results in a more appealing and less cluttered entry to the
building. The height will remain unchanged and the new design is lightweight and will also improve
accessibility for ambulances and therefore this change is supported. This change can be
considered generally in accordance with the existing approval, should the applicant wish to provide
amended plans as recommended.
Reduction of Gross floor area (GFA) and motorcycle spaces
The approved gross floor area is 6362.92m2, while the proposed GFA is 5989m2. While the building
footprint is reducing marginally, it is also noted that the common foyer area of 197m2 building is no
longer included in the gross floor area calculation (by definition) under Noosa Plan 2020, although
it was included in the gross floor area calculation (by definition) under Noosa Plan 2006.
The applicant is seeking to remove 4 motorcycle spaces which is equivalent to 1 car space. The
development provides for 50 motorcycle spaces over 3 levels and it is noted that the car parking
requirements comply with the proposed GFA and Noosa Plan 2020.
The change to the GFA and motorcycle spaces can be considered generally in accordance with
the existing approval and is supported, should the applicant wish to provide amended plans as
recommended. The change is not contrary to the required number of spaces conditioned within
the existing approval.
Height
The applicant requests a building height increase from that previously approved to allow for:
a)    the medical practitioners wanting to establish services in the approved facility require special
      equipment (e.g. MRI, CT, PET scanners and lasers) to be installed in their respective
      tenancies. This equipment is very heavy and requires high ceilings to accommodate and
      operate.
b)    The 2.45m. ceiling heights (on Level 2) as approved in the 2020 approval are insufficient to
      house and operate some of this medical equipment. It needs to be appreciated that such
      equipment can require heights of 2.7m to allow for their servicing and maintenance and
      above the suspended ceilings further spaces that conceals the air conditioning ducting,
      specialised medical services, along with general building services, and the like.
c)    This equipment can also be heavy and structural engineering advice has confirmed the need
      for the thickening of floor slabs so as to take the additional loadings.
d)    The roof sheeting as designed for the 2020 approval is at a pitch of 1 degree to accommodate
      the 10.2m. height limit. The pitch required that is specified by the manufacturers as being the
      minimum for this type of roof sheeting in order to qualify for any manufacturers’ warranties
      and the like is 2 degrees.
e)    There is no option for constructing the basement at a lower RL due to site management
      considerations as explained in the original submission to Council for this change application.
f)    The proposed building has been approved as a medical centre type use. It is not appropriate
      to reduce elevation of those sections of floor where higher equipment.
Notably, although the highest point of the building is 12.15m, the applicant advised they would
reluctantly accept a maximum height of 12 metres.
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