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

                 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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Document Set ID: 22664361
Version: 1, Version Date: 15/11/2023