Information Request MCU23-0135 [As Published] · MCU23/0135

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                 That is, the planning for the NBC overall has changed considerably since Stage 1 was
                 approved in about 2003 under the superseded planning schemes. Consequently, the design
                 of the proposed development of Stage 2, is required to be integrated and provide for
                 pedestrian permeability to the existing Showroom development, the proposed Village Mixed
                 Use Precinct and the proposed Transit Centre site (albeit in a different location), while also
                 providing suitable access for pedestrians and cyclists, cars, buses and service vehicles.
                 It is also relevant that since Noosa Civic (Stage 1) was developed, the reconfiguring of the
                 NBC land has occurred (development approval – RAL18/0023), which provides for Lot 24,
                 which is now the intended location of the proposed Transit Centre. This is despite being within
                 the Major Centre Zone and the Business Park Precinct – 5A (noting that a future planning
                 scheme amendment is to occur in this location to facilitate this development).
                 The design of the proposed Transit Centre has not occurred. Consequently, it is necessary
                 and reasonable to allow for some flexibility with the design of the proposed development to
                 provide for the necessary external pedestrian movements and activation of the road frontages
                 in this general location.
                 It is noted that while some dialogue has occurred with the applicant about the design of the
                 proposed Village Mixed Use development, it is suggested that both applications need to be
                 considered together, while having regard to the intended integration with other precincts,
                 including the proposed Transit Centre.


                 Further Information
                 The following further information is required.
                 Issue:
                 The proposal plans lack clarity in terms of the detail being provided, which makes the
                 assessment of the proposal more difficult. The comments provided below need to be
                 considered in context with the more specific comments provided within the information
                 request.
                 The floor plans and elevations are not at an appropriate scale and do not provide sufficient
                 information and do not provide for the following key issues:
                 i.     The overall design of the development including the activation of the street frontages
                        and streetscape treatments recognisable as being “Noosa Style”, by utilising a pavilion
                        style of development integrated with landscaping and active shop fronts, and preferably
                        does not include a stand-a-lone decked carpark.
                ii.     Details about the presentation of the retail floorspace to the external and internal road
                        network and the activation of the frontages and streetscape areas.
                iii.    The minimal width and treatment of the internal arcade area.
               iv.      The pedestrian connectivity to Noosa Civic (Stage 1), the existing showroom
                        development, the proposed Transit Centre, and the Village Mixed Use Precinct, and
                        other connections both external to the built form to the east of the development and west
                        of and along the open space spine.
                v.      The proposed treatments of the two (2) (north south) pedestrian connections through
                        the carpark to the existing showroom development to the north and more generally
                        throughout the development, including information about the landscaping to be provided,
                        given the lack of deep planting that can be achieved above the proposed basement
                        carpark.




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               vi.      Given the significant increase in pedestrian movements across the internal roadway,
                        further consideration of the location of the expected Special Place – Arrival/ Meeting/
                        Town Centre and Public Congregation and Activation area under the NBC Framework
                        & Character Plan (Figure 7.2.4.5), which needs to be provided within the Retail Precinct.
               vii.     When considering the pedestrian permeability within the NBC, additional information is
                        required about the link to be provided from the existing Noosa Civic (Stage 1), given the
                        location of the internal loop road, which provides access for cars, service vehicles and
                        public transport (buses), with pedestrian movements across this area to substantially
                        increase.
              viii.     The permeable pedestrian links to be provided to the proposed Village Mixed Use
                        development and what occurs with the existing service area at the eastern end of Noosa
                        Civic (Stage 1), given a new servicing and loading area is also being provided for Stage
                        2, on the opposite side of the internal roadway, which is not conducive to pedestrian
                        movement towards the east.
               ix.      The various areas of the retail tenancies, and the nature of the retail uses in terms of the
                        various shops/tenancies and other uses that are being proposed with Stage 2 and what
                        implications this has from a traffic and parking perspective.
                x.      Details of the building design and materials being used in the elevation drawings without
                        being screened by trees to properly consider the nature of the design and the
                        appearance of the built form and at a reasonable scale.
                 Information Required:
                 1. Provided amended proposal plans for the development at a reasonable scale that
                    demonstrates what the development will look like having regard to the issues discussed
                    above and below.

                 2. Provide further information about the landscaping treatments to be achieved for the
                    development in particular deep planting around the perimeter of the site and within the
                    carparking areas, while having regard to the changes being sought to the proposed built
                    form to provide for a “Noosa Style” of development.


                 Integration and Connectivity
                 Issue:
                 Under the Major Centre Zone Code, overall outcome (h), states:
                 Development provides an integrated built form with visual and physical connectivity across
                 and throughout the Noosa Business Centre including the subregional transit facility.
                 In accordance with the Major Centre Zone Code, in particular PO58, it is expected that new
                 development will provide … convenient and legible connections are provided for pedestrians
                 and cyclists to the site, particularly having regard to linkages with existing and proposed public
                 transport infrastructure, the open space network, other centres and community-related
                 spaces.
                 Further, under PO59, it is expected that … public or semi-public spaces are integrated into
                 the centre's key pedestrian and cycle networks and are designed to provide for and create a
                 safe environment and legible wayfinding.
                 Under PO60, it is expected that … pedestrian and bicycle links are constructed throughout the
                 centre with appropriate external connections provided. At AO60, pedestrian and cycle
                 networks are provided where identified indicatively on Figure 7.2.4.5 (NBC Framework and
                 Character Plan).




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                 Having regard to the Framework and Character Plan (Figure 7.2.4.5) links are also shown to
                 west of the existing open space area and leading to the (now) proposed Transit Centre location
                 (Lot 24) and to the crossing of the main east west key pedestrian link from the existing Noosa
                 Civic (Stage 1) and the proposed Village Mixed Use Precinct. These links are shown both
                 internally to Stage 1 and externally along the existing carpark area to the east and to the west
                 of the open space spine, where the existing service road is located to the east of Stage 1. It is
                 expected that pedestrian access will be fluid around the NBC, being within and external to the
                 built form.
                 Information Required:
                 3. The proposed development is for a significant expansion of the retail facilities within the
                    NBC and therefore while located within the Retail Precinct, will have a significant impact
                    on pedestrian movement and permeability to all other nearby and adjoining precincts.
                    While having regard to the linkages shown on the NBC Framework & Character Plan
                    (Figure 7.2.4.52), the applicant is to provide further information addressing the following:

                          a) The pedestrian linkages that are to be provided to all nearby and adjoining
                             precincts, including to the proposed Transit Centre in Lot 24, and the Village Mixed
                             Use development. These linkages are to be external to the proposed built form and
                             contribute to and provide for permeability towards the east of the existing and
                             proposed development.

                          b) Explain and demonstrate how is it intended to provide a pedestrian link from the
                             existing Noosa Civic (Stage 1) to the Village Mixed Use Precinct across to the open
                             space spine, given the location of the existing services area to the east of this
                             development. Further, how this pedestrian link will link with the intended pedestrian
                             and cycleway link along the western edge of open space spine that runs north and
                             south.

                          c) The proposed loading and service area for Stage 2 is not conducive to pedestrian
                             permeability towards the east to the proposed Transit Centre and along the
                             western side of the open space spine area and linking with the connection to the
                             Village Mixed Use Precinct to the north and south.

                          d) Provide amended proposal plans to facilitate the pedestrian and cycle linkages as
                             required by the NBC Framework & Character Plan (Figure 7.2.4.5).


                 Activation and Engagement
                 Issue:
                 The Major Centre Zone Code envisages the NBC being a place where the streetscapes will
                 have visual amenity, are activated, vibrant and have pedestrian scale and interest. When
                 considered alongside the existing and proposed built form within the various precincts, it is
                 intended to provide a walkable, active and pedestrian friendly streetscapes within the NBC.
                 While car use will always be a major factor, the design and siting of development to facilitate
                 high amenity, walkable and green streetscapes. To that end, performance outcomes PO8,
                 PO21, PO22, PO24, PO26, PO28 are most relevant, when having regard to the following:
                 A. Lack of street activation:
                 Building and tenancy entrances should be placed to be visible not just from the internalised
                 pedestrian mall but also from the street (i.e. Civic Drive, and the roadway separating the
                 proposal from the existing Noosa Civic (Stage 1), with direct, generous, weather proofed
                 connections to the local footpath network, carparking and the other buildings within the centre.




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                 The current proposal is very internalised and has been provided with a perimeter of barrier
                 landscaping to the north fronting the loop road (Civic Drive). The proposal does not appear to
                 use building and tenancy entrances to contribute to the streetscape activity and vibrancy of
                 the centre as envisaged by the planning scheme.
                 Information Required:
                 4. Provide further information and amended proposal plans showing the proposed building
                    and tenancy entrances including additional advice about how the design of the proposal
                    will foster streetscape activity and vibrancy of the centre, as well as activated and engaged
                    high quality streetscape and connections within the wider NBC.

                 B. Proposed multi-storey carpark:
                 Under the Major Centre Zone Code, the most relevant provisions include PO27 and PO54.
                 While decked parking might be expected under PO54, this is provided the decked parking is
                 located and designed to be effectively screened from the street frontages at ground level with
                 the upper floors landscaped to have a high level of amenity when viewed from public spaces.
                 The proposed deck parking is inadequate in that regard, with limited screening being provided.
                 Further, the design does not adequately address the presentation when viewed internally to
                 the site, which needs to be further considered with the provisions relating to the intended built
                 form having a “Noosa Style” of development. The applicant should reconsider the proposition
                 of the multi storey carpark. The carpark use at ground level will not provide for the streetscape
                 activation and vibrancy envisaged in the planning scheme.
                 It is suggested that the applicant should consider the following:
                          a) Locating all carparks underground, which will free up the ground plane for street
                             activating pavilion style retail development integrated with landscaping.
                          OR
                          b) Sleeve the proposed multi storey carpark’s northern, eastern, western and
                             southern frontages with street activating retail functions and integrated deep
                             planted landscaping.
                          OR
                          c) Retaining just a surface carpark on the western half of the development site and
                             accommodating the balance of cars underground to retain flexibility on the western
                             half of the development site, potentially for future development of non-retail uses
                             and functions that will provide for activated vibrant streetscapes and connections.
                 Information Required:
                 5. Provide amended proposal plans in response to the above issues. Further, justification is
                    to be provided about how the development achieves compliance with all relevant
                    provisions referred to above.

                 C. Location of the loading functions and servicing area:
                 It is expected under PO30 of the Noosaville Local Plan Code that … development integrates
                 with and extends the existing street and pathway networks including but not limited to those
                 identified on Figure 7.2.4.5, such that connections to and between key local destinations are
                 provided and reinforced.
                 Under the Business Uses Code, in particular PO15, states that … waste storage areas,
                 external storage areas and loading docks do not detract from the visual amenity of the
                 streetscape or cause nuisance to adjoining properties. Further, AO15, states … waste storage
                 areas, external storage areas and loading docks are located within basements or are visually
                 screened by landscaping or fencing and situated to the rear of the building.




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                 The urban design quality of the connection to be provided around the north-eastern end of the
                 existing Noosa Civic (Stage 1) is poor, with this area being occupied by a loading dock. This
                 aspect of the existing development is inconsistent with the expected pedestrian access to the
                 Village Mixed Use Precinct and the external link along the western side of the open space
                 spine.
                 To mirror that on the development site would seriously undermine the planning scheme’s
                 vision of vibrant, visually interesting and activated streetscapes. The proposed plant services
                 and loading facilities should be relocated to allow for footpath activating uses to foster high
                 quality pedestrian amenity and connection to the development precincts lying to the east of
                 the development site.
                 The proposed location of the loading and services plant area is inappropriate. The
                 development is to provide for a pedestrian connection to the future Village Mixed Use Precinct
                 and the proposed Transit Centre (discussed above). The connection between the three (3)
                 precincts is of key importance within the NBC if the planning scheme’s vision of activated,
                 vibrancy streetscapes is to be achieved, generally consistent with the Framework & Character
                 Plan (Figure 7.2.4.5).
                 Information Required:
                 6. Provide amended proposal plans addressing the above issues, including waste storage
                    areas, external storage areas and loading docks that do not detract from the visual amenity
                    of the streetscape or reduce pedestrian permeability. In the circumstances it is preferrable
                    for these facilities to be located within the basement to enable the necessary activated
                    pedestrian spaces and access ways to be provided towards the east, given the central
                    location and nature of the built form being surrounded by roads.

                 D. Lack of streetscape improvement:
                 Under the Framework and Character Plan (Figure 7.2.4.5), the northern and southern internal
                 street frontages are designated ‘Primary Streetscape Treatment Areas’. The proposal is out
                 of step with the current intent of the planning scheme, as is the existing Noosa Civic (Stage 1)
                 and requires a different design approach and response.
                 It is also noted that the Framework and Character Plan nominates a location in the south-west
                 corner of the development site, as a ‘Special Place – arrival / meeting / town character’ and
                 ‘Public congregation and activation’, which has not been considered and or incorporated into
                 the proposed design, which ought to be the case.
                 The proposal has not responded sufficiently to the expected urban planning vision under the
                 planning scheme, in that it proposes this area to be occupied by lift and escalator access to
                 the upper and lower basement levels, although this is difficult to decipher on the plans. The
                 applicant is required to demonstrate how the proposal meets the envisaged urban planning
                 outcomes for this location, or in another more appropriate location such as the entry to the
                 proposed Stage 2, where people will gather and congregate. This alternative location would
                 also aid pedestrian permeability towards the east towards the Village Mixed Use Precinct and
                 the proposed Transit Centre, which is expected to be provided (as discussed above).
                 Information Required:
                 7. Provide amended proposal plans addressing the lack of streetscape treatments in and
                    around the centre. Further, make provision for the expected special place, congregation
                    and activation area under the Framework and Character Plan in a suitable location that
                    would also contribute positively to the pedestrian permeability.




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                 Noosa Design Style and Subtropical Design Principles
                 Issue:
                 The planning scheme encourages, development to be recognisable as having a “Noosa” style,
                 which incorporates subtropical design qualities. Currently, the proposal is moderately
                 successful in this regard; however, additional improvements should be made.
                 It is expected under section 6.4.1.2 (3)(c)(iii) under the Major Centre Code at (c)(iii) that …
                 development occurs in distinct settings defined by, at (iii) … distinctive and subtropical design
                 elements appropriate to the precinct and the setting and which are immediately recognisable
                 as having a ‘Noosa’ style.
                 The Major Centre Zone Code at 6.4.1.2 (2)(p)(i) required development to be well designed
                 and at (i) reflecting … a subtropical; 'Noosa' style with emphasis on indoor and outdoor
                 connections, variety in façade treatment through articulation and materials, creation of shade
                 on public spaces and landscaping around sites and on buildings in accordance with PSP5
                 Sustainable Design Code … .
                 Under PO7 of the Noosaville Local Plan Code, it is expected that … buildings, structures and
                 landscaping are integrated with the natural landscape and reflect the riverside character and
                 setting of the local plan area in terms of form, composition and protection of neighbourhood
                 amenity. Under the acceptable outcomes, it is expected that:
                        AO7.1 - Development takes the form of small separate buildings rather than large single
                        bulky buildings and does not visually dominate the street, riverfront, adjacent properties,
                        surrounding spaces or the existing skyline.
                        AO7.4 - Development respects the scale of surrounding vegetation and maximises the
                        opportunity for retention of existing vegetation and incorporates soft landscaping
                        between buildings.
                        AO7.5 Buildings and structures:
                          a) incorporate articulated roof forms which are visible from the street and have a pitch
                             of no less than 5 degrees;

                          b) incorporate a mix of lightweight and textured external building materials or
                             materials that reflect the natural environment such as timber and rock face.
                 While it is accepted the design provides for some façade articulation and variation in materials,
                 the design still generates a flat, boxy result, which does not capture the qualities of the “Noosa”
                 style. Changes should be made to provide greater articulation to the proposed roof forms,
                 eaves, and awnings, more articulated and broken up building footprints, integrated
                 landscaping and lightweight and textured external building materials that reflect the natural
                 environment.
                 Information Required:
                 8. The following key issues are to be addressed in the design:

                 A. Integration of built form with landscaping:

                          a. Landscaping, including large trees should be provided within any pedestrian mall
                             space, especially considering that the mall is an open-air space. Similarly, pockets
                             of multi storey landscaping should be incorporated into the edges and centre of a
                             retail sleeved multi-level carpark, perhaps through the introduction of landscaped
                             multi-level voids. Integration with landscape voids should introduce natural light
                             and where possible landscaping to the basement carpark levels.




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                          b. While it is acknowledged that the perimeter of the development site is wrapped
                             with a strip of landscaping, including incorporation of deep planted canopy trees,
                             the current design of the landscaping effectively forms a barrier between the
                             building line and the footpath zone and together with the absence of building and
                             tenancy entrances along these frontages the landscaping fails to integrate with and
                             activate the building to footpath interface.

                          c. The centralised boulevard (private road) which bisects the development site
                             incorporates canopy and other large trees along its length. These are located
                             directly above the underground carpark with no indication of deep planting
                             availability. The applicant is requested to advise how these trees will be sustainably
                             accommodated. It is also requested that the applicant demonstrate coordination of
                             the landscaping, and seats within the bio-retention areas, which are indicated on
                             the proposal plans.

                 B. Use of building materials – It is expected that the development will utilise lightweight and
                    textured external building materials or materials that reflect the natural environment such
                    as timber and rock face. The proposal appears to be dominated by textured and painted
                    concrete, glazing, rendered concrete block, and brushed concrete FC panels. The
                    character of the proposed building finishes is to be reconsidered and provide 3d imagery
                    that better illustrates the compliance of the scheme with the outcomes envisaged under
                    O7.5(b) (refer above).

                 C. Pavilion Style - Whilst the plans suggest a breakup of smaller retail buildings, the perimeter
                    outline of the building collection and its roof forms are still rectilinear, and show inadequate
                    variation in plan shape, through stepping, recesses and projections to create the
                    impression that this is a collection of smaller scaled buildings (pavilions). Such plan form
                    variation should break down the scale and bulk of the proposed building, which is currently
                    too bulky.

                 D. Roof from, light and shadow - The roof form of the proposal is predominantly composed
                    of two large flat 3-degree pitch skillion roofs. The ridge and eaves of the roof, when viewed
                    from the west and east reads as a heavy blunt edged horizontal datum, which produces
                    an unacceptably bulky, unarticulated, monotonous impact. Furthermore, consistent roof
                    pitches of 1.5 and 3 degrees are close to being horizontal and create blocky, insufficiently
                    articulated interface with the skyline.

                     Provide amended plans that:

                          a. Make provision for more varied pitched roof planes and profiles (the current
                             proposal although having pitched roofs, presents as long monotonous roof edges
                             along the western and eastern facades, that do not break up the building form, nor
                             create visual interest or a subtropical character).

                          b. Make provision for more generous eaves and awnings to provide a more
                             subtropical design aesthetic (“Noosa” style) and would benefit by assisting to
                             break-up the boxy commercial showroom/warehouse style forms of the buildings.

                          c. The inclusion of variously sized awnings, eaves and overhangs (the current
                             proposal has a uniform 1200mm wide eave, and signage strip along the western
                             and southern facades which are monotonous, unvaried and uninteresting).

                          d. Incorporation of gables, columns and posts and screens and shutters.




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                          e. Use of lights at night to form ‘lantern’ effects.

                          f.   Ensure buildings have a human scale at the street and have a fine-grained urban
                               form.

                          g. Make use of hoods, louvers, screens and awnings and hard and soft landscape
                             elements to reduce the extremes of temperature and urban heat island effects.
                             This should include demonstration of adequate shading to any pedestrian malls
                             and even covered connections from the carpark to the retail building and ideally to
                             the existing Noosa Civic (Stage 1); and

                          h. Use moveable elements such as adjustable openings and sliding screens to control
                             internal environment temperature, shading and comfort.

                 Building, scale and appearance
                 Issue:
                 Under the Major Centre Zone Code, PO17 it is expected that the site cover and plot ratio is of
                 a scale that is compatible with surrounding development, not present an appearance of bulk
                 to adjacent properties roads and other areas and allows for soft landscaping between
                 buildings.
                 Under overall outcome 6.4.1.2 (4) (b) with respect to the Retail Precinct, it is expected that …
                 development adjoining the Village mixed use precinct incorporates landscape and
                 architectural design features that are consistent with the form of development in the Village
                 mixed use precinct to create an integrated appearance. Under 6.4.1.2(4)(d) it is expected that
                 the Village Mixed Use Precinct will comprise … buildings of a subtropical design with a
                 lightweight construction arranged in the form of pavilions allowing full pedestrian permeability
                 at landscaping between buildings to create a place overall recognisable as having a Noosa
                 style.
                 Under PO19(g) … buildings and other structures are appropriately designed and sited to …
                 avoid large areas of continuous wall planes by varying the building setbacks and using
                 appropriate techniques to provide visual relief.
                 Under PO10 of the Business Activities Code, it is expected that … landscaping will soften
                 building bulk and create a pleasant setting for site users and the boarder community … (a) to
                 (j).
                 The development application claims that the site cover of the proposed development is 63.8%
                 yet the plot ratio of the proposed development is approximately 0.2508:1; however, this is over
                 the development area and not the Retail Precinct as a whole. This is because the decked
                 carpark is one storey in height and has considerable building bulk that contributes towards
                 site cover but does not contribute to GFA or plot ratio. The amount of site cover within the
                 development area is excessively high, is primarily caused by the decked carpark, and is not
                 consistent with maintaining a landscaped character and a “Noosa” style of development, which
                 is expected within the NBC.
                 These buildings despite being 1 storey in height, are square edged forms with long stretches
                 of façade, which have little façade articulation, or plan form variations to break up the
                 appearance of building bulk. The planning scheme provides guidance that would suggest that
                 a collection of smaller pavilion style formed buildings are more appropriate than the proposed
                 two larger buildings forms with increased amounts of landscaping at the ground level to
                 maintain a lower site cover.




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                 The built form comprising the 6,500m² of retail floorspace, appears as a large structure and
                 breaking this development into more separate buildings and incorporating additional plan
                 articulation (along with providing soft landscaping in the space between buildings) and
                 increasing the articulation of roof forms would be more consistent with the expected built form
                 outcomes.
                 Information Required:
                 9. The applicant is to provide calculations and diagrams to demonstrate the plot ratio figures
                    for the Retail Precinct as a whole, including the Noosa Civic (Stage 1).

                 10. The applicant is required to amend the design to reorganise the planning configuration of
                     the proposed development to integrate with and be consistent with the scale, form and
                     bulk of development that is envisaged within the Village Mixed Use Precinct. This is to
                     include the expected built form outcomes having a pavilion style of development, that is
                     consistent with a “Noosa” style.


                 Landscaping
                 Issue:
                 This information is to be considered in context with the changes being sort to the built form
                 (above), with respect to having a “Noosa” style of development, comprising pavilions having
                 separate and smaller building forms amongst a landscaped setting.
                 While a Landscape Concept Plan (LCP) has been submitted with the application material, the
                 LCP lacks detail to provide certainty about the landscaping outcomes for the site, including
                 within the private road, when considering the relevant provisions under the Major Centre Zone
                 Code, including but not limited to PO19, PO22, PO23, PO32, PO33, PO34, PO50 and PO54.
                 The percentage of landscaping being provided is stated to be 3321m² (12.81%); however, this
                 relates to an arbitrary development area and does not account for the existing Noosa Civic
                 (Stage 1) development and does not provide the overall area of landscaping for the Retail
                 Precinct. Consequently, the amount of landscaping needs to be considered collectively having
                 regard to the existing and proposed built form within the Retail Precinct.
                 Information Required:
                 11. Provide details about the extent and amount of landscaping being provided for the
                     development in the Retail Precinct, which is expected to be a minimum of 15% (refer
                     AO32.1).

                 12. Provide amended proposal plans that increase the amount of landscaping within the Retail
                     Precinct, excluding landscaping that is reasonable expected in a road reserve area and
                     off the development site, to:

                          a) reduce the impervious area and enhance the visual amenity and natural landscape
                             character of the setting and the streetscape;

                          b) screen carparking, loading and service areas and contribute to pedestrian
                             wayfinding and comfort through shade; and

                          c) effectively screen the multi-deck carpark to street frontages, with upper floors to be
                             landscaped to have a high level of amenity when viewed from public spaces within
                             and surrounding the site; however, in the alternative (and preferably given the
                             comments made above) provide carparking below ground and increase the amount
                             of landscaped open space within and at the ground level carpark.




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                 Traffic and Carparking
                 Issue – Transport Layout
                 The existing vehicular circulation system within the main car parking area functions
                 poorly. The proposed basement and deck parking access arrangements would worsen the
                 already poor functionality of the vehicular circulation system, by having a rooftop access that
                 is too tight and circuitous. Further, the basement access bisects the retail frontage and leads
                 to an access onto the main circulation roadway that is proposed to be restricted to left turns
                 only.
                 In addition, it appears that passing of cars at junctions within the carpark is not accommodated
                 in a satisfactory manner and that pedestrian linkages within the carpark to/from the pedestrian
                 access points are inadequate.
                 The pedestrian linkages identified in the Framework and Character Plan (Figure 7.2.4.5) do
                 not appear to have been considered and provided in a satisfactory and consistent manner
                 (refer comments above).
                 The proposal turns its back on the proposed Transit Centre and does not propose appropriate
                 active linkages to that Transit Centre or the Village Mixed Use Precinct.
                 There are no details on the plans showing dimensions of the car park or ramp gradients.
                 The loading area should be designed using an Austroads HRV as the design vehicle, not an
                 MRV as currently proposed.
                 Information required:
                 13. Undertake a holistic review of the proposed transport system to address the issues
                     identified above including but not limited to:

                          a) Demonstrate how the proposed eastern access onto Civic Drive will be
                             satisfactorily restricted to left turns only.

                          b) Reconfigure the ground level car park to provide a more logical, clear, and direct
                             vehicular circulation system for access to/from the basement and deck car parking
                             areas and circulation between the carparking areas on all three levels (a rough
                             sketch can be provided; however, the parking and traffic issues need to be
                             considered with the other built form issues raised above).

                          c) Give serious consideration to relocating the eastern basement access from its
                             currently proposed location across the retail frontage, to a location having all
                             turning movements directly onto Civic Drive at the eastern end of the proposal.

                          d) Provide pedestrian linkages consistent with those identified in the Framework and
                             Character Plan including the north-south connection through the carpark (which
                             should not be made more circuitous than the existing connection) and the linkages
                             at the eastern end of Lot 1.

                          e) Provide improved pedestrian linkages within the three car parking levels to
                             satisfactorily link car park users with the pedestrian access points, if this current
                             parking arrangement is to be maintained.

                          f)   Adjust the parking layout to satisfactorily accommodate passing of cars at all
                               intersections and curves within the carpark and demonstrate (at the tightest
                               locations) achievement of that outcome.




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                          g) Identify car park layout details on the plans including aisle dimensions, car parking
                             space dimensions, column sizes and their location relative to parking spaces and
                             aisles.

                          h) Redesign the loading area to accommodate an Austroads HRV.

                          i)   Provide a more direct linkage off the end of the bottom of the western ramp in the
                               basement, eliminating the dog-leg manoeuvre.

                          j)   Provide clear definition of priority and assess and provide appropriate sight lines
                               at the junctions in the vicinity of the base of the western basement ramp, and at
                               the top of the deck ramp.

                          k) Provide clear dimensions and longitudinal gradients of the proposed circulation
                             ramps.

                 Issue – Traffic Impact Assessment
                 The following concerns with the traffic impact assessment have been identified:
                          a) While the traffic impact assessment assessed impacts on intersections on the local
                             road system, it did not assess impacts at the most critical locations, being at the
                             Walter Hay Drive access and the Eenie Creek Road access, which is required to
                             be undertaken.

                          b) Traffic counts were undertaken when roadworks was being undertaken at the
                             eastern end of Civic Drive such that the eastern end of Civic Drive was
                             unusable. The extent to which existing access occurs via Walter Hay Drive was
                             thus unable to be determined and creates uncertainty as to the validity of any
                             further assessment requested in (a), unless the traffic counts are redone.

                          c) The traffic generation calculations for the new development did not consider or
                             inappropriately considered the following elements:

                                   i.   The traffic generation of the existing development includes a significant
                                        proportion of showroom elements, which generate lower traffic volumes
                                        than shops. It is therefore not appropriate to assume that the proposed
                                        new retail area will generate traffic at the same or lesser rate than the
                                        existing development on Lot 1. An adjustment to the existing traffic
                                        generation for Lot 1 needs to be made to inflate that volume to reflect the
                                        fact that the existing traffic generation includes a significant amount of lower
                                        traffic generating showroom areas.

                                  ii.   There is no indication of whether there were any vacant tenancies in Lot 1
                                        when the surveys were undertaken. If there were, then the generation rate
                                        of existing Lot 1 development needs to be inflated accordingly.

                                 iii.   Decay curve adjustments to the traffic generation rate used in the traffic
                                        impact assessment for the larger overall development have been
                                        undertaken on an absolute basis which is inappropriate. Proportional
                                        adjustments would be considered, but not a blanket reduction of 2.5vph per
                                        100m2 for all centre sizes.
                 Information Required:
                 14. Update the traffic impact assessment to incorporate the above elements.




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                 15. Amend the SIDRA model to include the correct available lane storage for roundabouts L3
                     & L4. The current model shows queue storage lengths of less than 1m which is incorrect.


                 Issue – Construction Impacts
                 The development proposal will result in the interim loss of a significant quantity of parks
                 required for existing retail uses during the construction phase. It has not been demonstrated
                 how the parking capacity of the Civic Centre will be maintained.
                 Information Required:
                 16. Amend the traffic impact assessment to include how construction impacts from the loss of
                     parking spaces and adequate parking arrangements for construction vehicles will be
                     managed.


                 Stormwater design, water quality and reuse
                 Issue – Stormwater Quality System of Stage 1
                 Several bioretention systems within the existing car park will be removed as part of the
                 application. The full catchment currently draining to these devices (including any roof areas)
                 needs to be identified. If areas outside of Stage 2 drain to these devices, then the same areas
                 need to be treated within Stage 2 in the ultimate development.
                 Information Required:
                 17. Provide an existing catchment plan for Stage 1 of Noosa Civic and survey of all the existing
                     surface and roof drainage systems within Stage 1. Identify all existing catchment areas
                     draining to the existing bioretention systems which will be removed or altered (i.e. reduced
                     in size) as part of this proposal. Ensure the SWMP provides for equivalent treatment of
                     any areas outside of Stage 2 which current drain to these systems.
                 Issue – Stormwater Quality System of Stage 2
                 Further details are required to show that the proposed bioretention systems to treat Stage 2
                 are appropriately sized, will drain effectively and achieve adequate landscape integration.
                 Information Required
                 18. Breakdown the proposed stormwater catchment plan further so that the sub-catchment
                     areas draining to each bioretention system are clearly identified.

                 19. Provide preliminary sections for each of the proposed bioretention systems showing actual
                     proposed drainage levels and adjacent surface levels and show that the systems will drain
                     effectively, achieve an aesthetic landscape outcome, be able to be maintained, and not
                     require safety fencing.



                 Issue – Stormwater Drainage
                 Further details are required to show that the proposed redevelopment of the existing carpark
                 will not impact major overland flow drainage. The major overland flow path for the Stage 1
                 carpark was through the center of the carpark where the retail buildings will now be situated.
                 It appears that a trapped sag may be created at the western side of decked carpark where an
                 existing bioretention is proposed to be retained.
                 Information Required:




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                 20. Provide preliminary calculations and/or modelling which shows the extent and depth of
                     inundation through the carpark and surrounding areas for the major event (1%AEP CC)
                     and that an overland flow path is available to prevent building floor levels being inundated
                     in the case of severe blockage during such an event.
                 Issue – Water efficiency and roofwater reuse
                 PO2 of the Sustainable Building Design Code requires rainwater collection and reuse for non-
                 potable uses.
                 Information Required:
                 21. Provide updated plans and a SWMP which incorporates rainwater/roofwater collection and
                     reuse at the site, sufficient to supply external non-potable fixtures such as landscape
                     irrigation and internal non-potable fixtures such as toilet flushing. Water balance
                     calculations are to be provided to support the proposed rainwater tank sizing. A target of
                     80% supply reliability is suggested.

                 22. Provide responses demonstrating compliance with the Sustainable Building Design Code.


                 Summary
                 It is suggested, several design changes ought to be considered with the proposed
                 development having regard to the comments made above. In particular, the matters of a
                 building design being complementary of a “Noosa” style of development incorporating a
                 pavilion-built form, activated street frontages, integrated pedestrian linkages and substantial
                 landscaping.
                 It is expected that the proposed pedestrian and cycleway linkages under the Framework and
                 Character Plan to link to the various precincts, including the proposed Transit Centre. Further,
                 given a substantial amount of new development will be provided, the design is incorporate for
                 the Special Place – Arrival /Meeting/Town Character area in an appropriate location and the
                 Primary Streetscape Treatment Areas. Further, it is strongly suggested that alternative parking
                 and service arrangements should be considered, including the deletion of the decked parking
                 and relocation of the proposed servicing area.
                 Once this information request has been considered, it is suggested that a meeting should be
                 held to discuss possible design changes, potentially with the advice from the consultants
                 engaged by Council to assist with the assessment.
                 3.     DUE DATE FOR RESPONSE TO INFORMATION REQUEST
                 The due date for providing the requested information is 15 February 2023. 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.
                 4.     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,




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Page 15

                 Nadine Gorton
                 Coordinator Planning




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