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



between the proposed development and the internal road network, future development sites and the external
road network. Accordingly it will not visually dominate the street or development on adjoining sites.
The proposed expansion retains native vegetation throughout the site, with extensive landscaping also
proposed. The retained vegetation and landscaping are proposed to screen the expansion when viewed from
public and semi-public areas, particularly the internal access road to the east of the expansion. The extent of
vegetation provided means that the expansion appears as a subordinate part of the landscape and that its
size cannot be fully conceived from a single view point. The proposal therefore does not present as a large or
bulky development, but rather as a number of smaller components integrated within the natural environment.
The appearance of the development as a number of smaller components is also enhanced by its design,
particularly along the northern and eastern facades, where significant articulation is incorporated to pedestrian
spaces to allow a human scale environment to be provided. The design is also consistent with the character
of the site, surrounding area and general locality, with key principles of “Noosa style” embraced. This ensures
that the development, even with a more significant gross floor area and site cover, maintains a cohesive
streetscape in the SBC and Noosaville Locality.
The provision of additional gross floor area on the site also has negligible external impacts. The proposed
expansion is primarily internal to the site and is not proximate to existing or future development on adjoining
sites. The provided screening also means that the expansion is not highly visible. The proposed gross floor
area is also proportionate and commensurate to the size of the site, with the proposal sufficiently serviced with
an appropriate car parking supply, loading and servicing arrangements and abundant on site landscaping.
The proposed expansion does not prejudice the future development of surrounding precincts, with sufficient
land available to accommodate future non-retail uses consistent with vision for the SBC. As discussed in
Section 7.1 above, the Commercial Office Scenario and Supporting Strategies prepared by The Buchan
Group (Appendix L to this report) demonstrates sufficient separation between the expansion and future
development sites. This is particularly of note to the existing centre, where Covenant J provides an area of
native vegetation which separates the existing centre and the expansion. Covenant J serves to break up the
form of the expanded centre, which is perceived as two separate and distinct built components.
The proposed built form, including its gross floor area, site cover and height, is therefore considered to be
highly suitable for, and responsive to the site’s characteristics and context.

7.10           Building Setbacks
The Noosaville Locality Code, at Probable Solution S9.1, provides building setbacks are to comply with those
identified in Schedule 1, as follows:
        S9.1     Buildings and structures comply with the setbacks identified in Schedule 1 - Minimum
                 Boundary Setbacks.
Compliance with the setbacks in Schedule 1 is also referenced in Probable Solution S1.1 of the Building Works
Code, which states:
        S1.1     The minimum setback of buildings and structures from boundaries is not less than the
                 minimum specified in Schedule 1. Alternative provision to QDC Parts MP1.1 and MP1.2, A1,
                 A2 and A7.
Schedule 1 of The Noosa Plan provides the following minimum setbacks which are applicable to development
in the Shire Business Centre Zone:
        Premises adjoining the Open Space Conservation Zone – five (5) metres from the common boundary
        Premises adjoining the internal loop road- six (6) metres from that road.
As shown in Appendix B – Architectural Drawings and Architectural Design Report, all buildings
proposed are setback more than six metres from the internal road.
The proposed expansion, however, includes buildings which are located within the Open Space Conservation
Zone.
The proposed development therefore does not comply with Probable Solution S9.1 of the Noosaville Locality
Code or Probable Solution S1.1 of the Building Works Code.


December 2014                                         Cardno HRP                                                           70