Information Request MCU21 0201 · MCU21/0201

Officer: 	Maxwell Potter
Direct Telephone: 	07 5329 6334
Our Reference:	MCU21/0201
Your Reference:	21-161
17 December 2021
JVL Investment Group
C/- Plan A Town Planning Pty Ltd
PO Box 1661
MILTON  QLD  4064
[email protected]
Dear Sir/Madam,
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No.	MCU21/0201
Street Address:	9 Hastings St & 11-19 Hastings St Noosa Heads
Real Property Description:	Lot 4 RP 893438, Lot 2 SP 263999
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
The information requested is set out below:
Issue – Plot Ratio
The proposal results in additional gross floor area. Performance Outcome PO12 of The Tourist Accommodation Zone Code permits a maximum plot ratio of 1.12:1. The application material has not addressed these requirements.
Information Required
Provide an assessment of the plot ratio and provide plan calculations demonstrating that the proposal complies with Performance Outcome PO12 of the Tourist Accommodation Zone Code.
Issue - Setbacks
It appears that the second and third storey is not setback to the front boundary.  Although the plans are not clear in this respect. The Tourist Accommodation Zone Code requires a setback of 2 metres (average 4 metres) for the second storey and 7 metres of the third storey from the front boundary.
A variation to the required second and third storey setback is not consistent with the predominant character of the surrounding area. It is important to maintain the visual continuity and pattern of buildings and landscape elements within Hastings Street.
A setback of less than 2 & average 4 metres for the second storey and 7 metres for the third storey to the front boundary to Hastings Street is not supported by Council.
Information Required
Provided amended plans showing the third storey setback 7 metres from the front boundary to Hastings Street.
Issue – Design
The Noosa Local Plan Code require development adjacent to primary streetscape areas (as identified in the Hastings Street Strategic Framework and Character Plan) to provide for development that facilitates streetscape improvements and complement existing or proposed streetscape in the local area. Acceptable Outcome AO7.5 of the Noosa Heads Local Plan Code states that design can be achieved through the following:
Incorporate articulated roof forms which are visible from the street;
Incorporate a mix of lightweight and textured external building materials or materials that reflect the natural environment such as timber and rock face;
Provide variation through articulation, texture and detailing;
Incorporate verandahs, open balconies or shaded patios for outdoor living, with open, transparent or semi-open balustrades;
Use understated colour schemes and low-reflective roofing and cladding materials
The proposal does not comply with (a), (b) and (c). Nor does it comply with AO3.2 and corresponding Performance outcome PO3 where development is to contribute to the establishment of attractive streetscapes to enhance the character of Noosa Heads. Please note that appropriate building setback will assist in the regard. Refer to Item 2 of this Information request.
Moreover, the Overall Outcome (h) requires that development is of a high design quality, incorporating low rise contemporary sub-tropical building and landscape design that emphasises the casual outdoor lifestyle.
The proposed design present as substantial bulk to Hastings Street and does not comprise a sub-tropical design and therefore does not comply with these outcomes of the Noosa Heads Local Plan Code.
Further, the Tourist Accommodation Zone Code seeks:
AO14.8 - Subtle changes in colours, textures and materials are used to break up the building facades and complement the natural environment.
PO14 - Development: has a form and architectural scale that does not dominate the streetscape or the surrounding properties;
PO 15 – Development with frontage to Hastings Street presents a particularly high quality streetscape with design elements and building forms that contribute to the creation of an attractive, contemporary coastal built form that defines rather than dominates, the street and public spaces;
It is noted that the design does not comprise colours, textures and materials which complement the natural environment and therefore does not contribute to the creation of an attractive, contemporary coastal built form that defines rather than dominates, the street and public spaces.
The current design is not supported.
Information Required
Provide amended plans which show compliance with the following provisions in the planning scheme:
Noosa Heads Local Plan Code: AO3.2, AO7.5, AO11, PO3, PO7, PO11 and Overall Outcome (h).
Tourist Accommodation Zone Code: AO14.8, PO14 and PO15.
Issue – Parking Layout
The application material does not clearly indicate where the 9 parking spaces for short-term accommodation units will be provided.
Information Required
Provide a plan detailing the location of all onsite car parks including the location of 9 parking spaces for the short-term accommodation units.
Issue – Access
Acceptable Outcome AO23.1 of the Visitor Accommodation Code requires that mixed use building formats ensure business or entertainment customers and patrons do not have access to areas that are intended for the exclusive use of residential guests.
The proposed plans indicate that access to the short-term accommodation units is provided from Hastings Street and can be accessed by customers of the ground floor tenancies.
The proposal therefore does not comply with AO23.1 of the Visitor Accommodation Code.
Information Required
Provide amended plans that address AO23 or PO23 of the Visitor Accommodation Code.
due date for response to information request
The due date for providing the requested information is 17 March 2022. Email your response to [email protected]. Please advise Council of your response to this information request in accordance with section 13 of the Development Assessment Rules.
If you do not provide a response before the due date, it will be taken as if you have decided not to respond to the information request and Council will continue with the assessment of your application.
other details
You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online Services” page can be accessed via "Quick Links" on the left hand side of the screen.
Should you have any further queries in relation to the above, please do not hesitate to contact me on the number above.
Yours faithfully,

Maxwell Potter
Graduate Development Planner

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PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
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