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



The Visual Impact Assessment has consequently informed the landscape strategy for the proposed
development (refer to Appendix C – Landscape Concept to this report).

7.4.1        Noosa Style
The Visual Impact Assessment identifies that Noosa has a distinctive landscape style as a result of its natural
setting and retention and protection of areas of native vegetation. As a result of this setting, the built form in
Noosa has a recognizable character which is predominately low rise, well designed and landscaped and
related to its natural setting. The assessment identifies this character as “Noosa style”, which includes the
following eight principles:
        integration with environment and landscape setting;
        dominance of local native vegetation in the landscape;
        responsiveness to existing site features;
        informal setting;
        high quality;
        strong indoor/outdoor relationships;
        sweeping road pattern with roundabouts; and
        sustainable and environmentally sensitive.
The assessment undertaken identifies that the proposed development provides an exemplar of the principles
of “Noosa style”. The assessment identifies that the proposal is integrated in the landscape, providing a
bushland setting which aligns with the Covenant J forest. The scale of the proposal is effectively hidden through
its wedge-shaped footprint and the retention of native vegetation and additional native planting, with sightlines
focused on natural features. The traditional “shopping mall” zone of the proposal is buffered and surrounded
by indoor/outdoor transition areas, landscaping and retaining vegetation. As a result, the built form is seen as
subordinate to the landscape.
Native vegetation can be seen to form a dominant landscape element through retained tall forest and dense
vegetation in Covenant J, retained and enhanced vegetation along the perimeter of the ring road and the use
of native species in proposed landscaping. The proposal also continues landscaping themes used in the
existing centre.
The assessment identifies that the proposal is responsive to existing site features through the excavation of
the undercroft car park into the slope of the site and its relationship with Covenant J, including the retention of
the natural drainage line and native vegetation and the design of the pedestrian link. The management of
Covenant J, along with the use of extensive native landscaping and recycled timber are also identified as
examples of sustainable development by the assessment.
An informal setting is identified as being provided through the provision of a range of precincts and transitional
areas that allow movement to occur between indoor and outdoor space, developing a low key and informal
external appearance. This approach also develops a strong relationship between internal and external space,
particularly at the north of the expansion. Elements such as the roof form, with its irregular design and
landscaping, and pedestrian link, are identified as locations where connection is provided between built and
natural forms.
The assessment also identifies that the proposal represents a high quality through its showcase use of timber
and native plants, with the built form providing a high standard of construction using high quality finishes.
The expansion of the internal road network is identified as being consistent with the intended sweeping road
and roundabout pattern.

7.4.2        Visual Integration and Screening Capacity
The visual assessment undertaken also considers the capacity for the site and surrounding area to provide a
source of visual integration and screening. The assessment identifies that the existing centre provides native
regrowth vegetation which is multi-layered and has excellent capacity for visual screening. The assessment
notes that in the short term, retained vegetation in the undeveloped “outer ring” (Precincts E6 and E7) will


December 2014                                            Cardno HRP                                                           62