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

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