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

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