Ltr-20190925-IR Response-Noosa Marketplace_FINAL (1)

It is considered the current built form and layout appears like a retail shopping centre development
with large format retail and retail spaces sufficient for specialty shops, albeit with some offices and
entertainment and dining uses, which is not the intent of the Planning Scheme or the draft Planning
Scheme. The built form does not appear to be conducive for industrial activity, or cottage industry,
start-up spaces given there is no common space, traditional loading vehicle access to any tenancies
and service is proposed from the carpark, except for building 3.
The buildings create an internal parking courtyard. The Planning Scheme requires that buildings and
landscaping are the dominant features within development. However, the scale and configuration of
the car parking is considered to the dominant feature and internal vegetation is minimised. The design
appears to miss an opportunity to create an internally ‘activated street’ to create vibrancy and a more
conducive area to foster start up, cottage industries and co-operative work spaces.
The Planning Scheme requires that while development has an internal focus it should also actively
address the internal loop road and public spaces. Insufficient information has been provided to show
how the key buildings could activate public realm within the site. Overall Outcome 11.7.2 tt) viii and
Specific Outcomes O92, O100 and O149 of the Noosaville Locality Code requires strong active
transport connections within the site and to neighbouring sites. The information provided shows some
connections to the edge of the site but has provided little information about pedestrian and cycle
amenity or routes within the site. There is also insufficient material describing the end of trip (EOT)
facilities.
Built Form
The current Planning Scheme and the draft Noosa Plan both place importance on development being
consistent with local built form character encouraging sustainable subtropical building design. The
draft Planning Scheme refers to State Government QDesign for examples of good ESD. The Noosa
Plan provisions such as Overall Outcomes 11.7.2 tt) iv, v, vi & viii Probable Solutions S8, S20, S21
and the associated Specific Outcomes of the Noosaville Locality Code are key design standards. It is
considered the submitted design does not meet these criteria.
The provided ‘architectural statement’ describes the proposed uses intended, but provides little
information about the architectural or character intent that drives the design. The design also is
considered not to reflect the provided architectural statement. Additionally:

    •   sunshading has not been effectively addressed on buildings 2 and 4;
    •   there is no detail on the external activation elements (balconies, entry doors, windows,
        breakout spaces, outdoor dining, etc);
    •   limited documentation has been provided about strategic pedestrian connection refuges,
        significant vegetated shading within the carpark or open space.
The proposal appears to generally comply with building height in metres and storeys for Precinct E5
being 10m / 2 storeys and Precinct B3 being 8m / 2 storeys, except for building 3’s entry
statements/sign towers and building 4, all of which exceed 13m and 15m. The proposed building 4
being 4 storeys and 15m+ is considered too dominant, not low rise and not complying with the
Noosaville Locality Code and is not supported in its current form. However, given building 4 is located
at a ‘gateway’, some minor additional height may be acceptable as an attractive gateway building.
Information Required
    9. Please explain how ‘The Marketplace’ would operate and the relationship to the built form as a
       proponent to the uses. In this regard provide a layout / built form more conducive to that
       described above where industrial businesses can interact, co-locate and operate industrial
       activity and a component of retail etc.


 Ltr-20190925-IR Response-Noosa Marketplace_FINAL                                                         25