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

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