2022-07-12 Planning & Environment Meeting Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                       12 JULY 2022


are low rise and have a visual bulk and architectural scale consistent with structures on adjoining
or nearby land;
  a) have the following maximum building height:
     i. for Noosa Junction three storeys;
    ii. for the Noosa Business Centre two storeys, except a gateway site or a mixed-
        use building incorporating a residential use which may be three storeys.
  b) do not visually dominate the street, surrounding spaces or the existing skyline; and
  c) preserve the amenity of surrounding premises including privacy, views and access to
      sunlight.
The adjoining storage facility to south was approved at 9.85m high, with other development on the
western side of Hofmann Dr of a similar height, which is consistent with the allowable maximum
height under Noosa Plan. A recent approval for Multiple dwellings on the eastern side of Hofmann
Dr included buildings greater than 12 metres, in lieu of a 12 metre height limit allowed in that
precinct. It is noted in that instance, that the apex of the roof was the only height encroachment,
with the majority of the roof complying with the height limit of 12 metres. It was considered that the
pitched roof enhanced the architectural outcome for the site. The additional height in this instance
does not enhance the architectural outcome.
Commercial buildings at the Noosa Civic on the eastern side of Hofmann Dr are 10 metres high,
while the building height of the retail component of Noosa Civic ranges from 6-12 metres, with
some architectural apex areas of the roofline up to 16 metres. It is important to note the highest
point of the roofline is focused internally and is not facing Hofmann Dr, while the Woolworths
building located opposite the subject site is constructed to 6 metres in height.
The development was approved under Noosa Plan 2006 which sought a maximum height of 10
metres, noting that the development was approved at 10.2 metres. Although the proposed building
is setback significantly from the front boundary, it is considered the building at a maximum height
of approximately 12 metres will dominate the existing skyline and the additional height does not
result in an enhanced architectural outcome. Further, the extent of the roof area above the
approved height limit of 10.2 metres is substantial being 2100m2 (37% of the site) and will be visible
above the existing tree line at 2 metres above the allowable height limit.
The proposed increased height is out of character for the western side of Hofmann Drive and is
not considered to comply with Performance outcome PO16 a), b) & c) of the code.
Refer Figure 5 – montage of proposed building height.




                             Figure 5 - montage of proposed building height



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