2020-10-12 General Committee Agenda

GENERAL COMMITTEE MEETING AGENDA                                             12 OCTOBER 2020


   It is noted that an architectural Peer Review was carried out by NRA-CO-LAB (Noel
   Robinson) on the proposal plans. The Peer Review included a comment in regards to the
   Park Road elevation, that ‘the existing elevation is cluttered’ and ‘the proposal provides a lot
   of improvement’.
   The additional 5m2 (in total) to the refuse disposal areas over Level 1, Level 2 and Level 3
   are located internal to the building and will not be viewable from outside of the building, and
   as such do not add any additional bulk to the existing development.
   The proposed changes in GFA, equalling a 1.8% (58m2) increase, are minor in nature in the
   context of the overall development, and result in a building scale that remains compatible
   with surrounding development. The additional GFA does not result in the development
   presenting an appearance of excessive bulk to adjacent properties, roads or other areas in
   the vicinity of the site, with the Providore increase including an unenclosed roof area only,
   and the Park Road elevation resulting in an improvement on the existing design. In addition,
   the additional Providore GFA allows for additional areas for outdoor dining. As such, the
   additional GFA is recommended to be supported.
   HEIGHT AND ROOF FORM
   It is noted that the proposal complies with Probable Solution S7.1 of the Noosa Plan, Noosa
   Heads Locality Code in terms of building height in metres, however Specific Outcome O7
   of the Noosa Heads Locality Code states:
   Buildings and other structures—
   a)    present a building height consistent with structures on adjoining and surrounding land;
   b)    do not exceed a maximum building height of
         i)     For the Visitor Mixed Use Zone -
                A)    Northern side of Hastings Street -
                     within 7m of the Hastings St alignment – 2 storeys; or
                     balance area of site – 4 storeys with a 3 storey presentation to the
                      beach;
   c)    do not visually dominate the street or surrounding spaces;
   d)    preserve the amenity of surrounding land;
   e)    respect the scale of surrounding vegetation;
   f)    respond to the topography of the site by minimising cut and fill (eg. stepping down the
         site or using a suspended pole construction); and
   g)    maintain a mature vegetated skyline.
   The proposal includes a continuous line of pergolas across the entirety of the roof, with each
   pergola proposed to be 10m2 in size, 2.7m in height and setback 1m from the roof edge (refer
   to Figure 22).




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