MCU14/0106 & OPW15/0001 Town Planning Report & Appendix A Code Compliance

                                                                                                          Town Planning Report
                           28 Eenie Creek Road, Noosaville and parts of the road reserves of Hofmann Drive and Walter Hay Drive



 Referral – Advice            Energex Limited
                                      Electricity Easement matters (Schedule 7, Table 3, Item 7)


4.2          Proposal Description
The proposed development involves an expansion of Noosa Civic to the east of the existing centre. The
expansion incorporates two (2) supermarkets, a discount department store, three mini-major outlets, 44
specialty stores, five food outlets, three restaurants and eight kiosks. The proposal includes a new pedestrian
link connecting the proposed expansion and the existing centre to the west. This link is discussed in greater
detail in Section 4.5 of this report. The link will result in the reconfiguration of the eastern extent of the existing
centre, resulting in the provision of new floor space associated with existing minor major, specialty and food
uses.
The primary component of the proposal is a ground floor level characterised by a primary north-south
orientated mall. The mall provides the main entry to the expansion at its northern end, which is bordered by
the proposed restaurants to the west. The climate control line for the internal component of the expansion is
located at this juncture, ensuring a significant component of the expansion is externally focussed. A multi-use
area is also included above the proposed restaurant tenancies, forming an effective mezzanine level. The use
of this area is yet to be determined and flexibility is sought with regard to future use.
The northern end of the mall also provides the junction between the mall and the pedestrian link, which
connects internally through a smaller mall perpendicular to the primary mall. To the north of the main entry is
a Civic Plaza, which extends from the axis of the primary mall, providing strong connectivity between indoor
and outdoor spaces. The Civic Plaza provides a landscaped community space adjacent to the primary
vehicular entry to the expansion. To the north-east of the main pedestrian entry is an area of car parking which
is available for use for temporary markets and other civic purposes as required.
At the southern end of the mall are two supermarket tenancies. The two supermarkets are of differing sizes,
with the larger of the two located at the immediate end of the mall, while the smaller supermarket is located to
the west. At the southern end of the mall, a smaller mall is provided to the east, which provides a secondary
entry to the expansion. This entry is bordered by specialty stores.
A discount department store is located to the west of the primary mall, with a smaller mall located near the
centre of the primary mall providing access to the discount department store. Specialty stores and mini-majors
border the primary mall to the east and west.
The proposal involves the clearing of existing vegetation to accommodate the expansion.
Improvements to the frontage of the existing centre are proposed as part of the development, with an arbour
to be included along the northern façade of the centre to provide additional softening of the existing built form.
Alterations to the existing internal road layout will not occur in this area as a result of the proposed arbour.
Further detail is shown in Appendix B – Architectural Drawings and Architectural Design Report and
Appendix P – Arbour Architectural Drawings.

4.3          Design Intent
The Buchan Group has developed an architectural response to the site’s characteristics and locality which is
intended to connect employees and visitors with the surrounding natural environment by merging natural and
built forms. This approach has been taken in order to increase appreciation of the existing natural environment
and is achieved through a number of design elements.
The built form is screened from view by mature native vegetation, allowing built elements to blend into the
predominately natural setting. The screening also allows key points of arrival to emerge through the trees as
an entrance is made, reinforcing the proposal’s strong linkages with the surrounding environment.
The limited impact of the proposal on the natural setting is reinforced by the location and design of car parking,
where at grade parking is minimised, and where provided, is densely landscaped and provided in clusters to
prevent the appearance of large spaces devoid of natural elements.
The design of the built form also contributes to the promotion of the immersion within the natural environment,
with lightweight elements used throughout the proposal, particularly at the edges of the form, to “feather”


December 2014                                          Cardno HRP                                                           18