Response to Information Request - MCU24-0074 · MCU24/0074

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The following additional information provides a response to Council’s request items:

 1.   Amend the design and roof height to comply with PO9 and AO9.1 of the Tourist
      Accommodation Zone Code to be three storeys and present as a three storey
      building.
 2.   Provide amended plans and sections that clearly show the natural ground and
      building heights including RLs for all floor levels and maximum building
      height of 12.0 metres (calculated from natural ground in accordance with the
      Noosa Plan 2020 definition).
      The proposed private roof terraces and communal roof terrace are large
      external spaces and have the potential to create a noise nuisance to
      surrounding residential areas. Submit an acoustic assessment report from a
      Qualified Person that demonstrates that the proposed roof terraces will not
      result in a nuisance to the surrounding residential areas as required under
      PO22 and AO22 of the Tourist Accommodation Zone code.
 3.   Amend the design to comply with PO9 and AO9.1 of the Tourist
      Accommodation Zone Code to be three storeys and present as a three-storey
      building.

The proposal has been amended to present as 3 storeys and a rooftop terrace with a roof
over the stairwell only. The proposed rooftop terraces are substantially smaller than the
previous design and accessible from the large 4-bedroom penthouse units 2-02 & 2-03
only. No other access is provided to these terraces and are directed towards the river. No
noise nuisance is expected from these private terraces and an acoustic assessment is not
required because they are not available for communal use.

A lightweight open timber pergola is proposed on the roof terrace, which does not
constitute a roof or level. The plans also demonstrate the finished ground levels around
the edges of the building and measured from the finished




Figure. 2 – Height Blanket relative to 2.7m AHD and finished ground levels




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       4. Provide amended plans and sections that clearly show the setback lines
          for each level of the building for the front and side boundaries.
       5. Proposed setback to Gympie terrace to be 6 metres for the first two
          storeys.
       6. Deck intrusions into the setback areas for all storeys and street frontages
          not supported.
       7. Planter boxes on roof in setback area are not open awnings and are not
          supported.

The setbacks have substantially increased with the revised design, with a 5m setback
along Gympie Terrace to the edge of the concrete planter beds and 6m to the balcony.
The Level-2 setback is 8m to the balcony and roof line, with planters creating a soft
landscape edge to the balconies, as well as providing a ‘green-roof’ covering for the Level-
1 terraces below. The setbacks are considerably larger and more compliant with the
Acceptable and Performance Outcomes - consistent with the character, pattern and
landscape character along this important part of the Noosa River frontage.




Figure. 3 – Floor and roof setback plans and east elevation view.




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       8. Ensure each unit complies with outcomes of the Visitor Accommodation
          Code AO23.2 which relates to private open space.

The Acceptable Outcomes seek for a minimum of 6m2 of private open space with a
dimension of 2m. The smallest balcony is unit 2-01B, which is 3.5m wide and 16m2 in size.
All other units have been substantially amended to provide for good sub-tropical design
elements, which include open courtyards at the front and rear of the living spaces to
promote air flow. This is compliant with the Sustainable Building Works Code, which seek
to reduce the reliance on air conditioning units through the apartment design, as well as
promoting indoor / outdoor living.

       9. The proposed hydrant and pump to Thomas Street appears to be
          excessively large and presents a poor outcome to the street. Provide
          further justification for the size of the structure and further details to
          make it less obtrusive to the street.

The design changes have allowed for more landscaping to the frontages and a revised
basement layout to incorporate services. The main hydrant booster has been relocated
to Albert St with no services presenting to Gympie Tce and Thomas St.




Figure. 4 – Services, Basement Plans with main services elements highlighted and
perspective from Albert St showing integrated hydrant booster.




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       10. The current ground level design divides public and private areas by the
           extensive use of retaining walls, ramps, a private pool and concrete
           awnings along significant lengths of the Thomas Street and Gympie
           Terrace frontages.
           Provide amended plans which more successfully incorporate the
           outcomes intended for Gympie Terrace and Thomas Street as shown at
           Figure 6.3.4.5, PO13, AO13, PO14, AO 14, PO15 and AO15.1of the Tourist
           Accommodation Zone Code.
       11. The height of the ‘stone walls’ fronting street frontages is unclear and are
           required to be lowered as much as practicable as required under PO18
           and AO18 of the Tourist Accommodation Zone Code.

The overall design has been significantly amended by the local Noosa architect to provide
for integration with the streetscape and river. These changes have been undertaken in
consultation with Council planners and infrastructure teams.




Figure. 5 – Gympie Tce & Thomas St perspectives with sections integrating with the
streetscape.

The amendments provide for an attractive, contemporary coastal built form that ‘defines’
rather than dominates this important part of the Noosa River. Connected pathways are
provided to integrate with future works along the foreshore, as well as integrated
landscaped retaining walls, ramps and stairs to open alfresco dining spaces creating a
‘meeting place’ for locals and tourists at ground level of this key corner.

The design provides for separate building forms with substantially more articulation and
individual design elements to this key corner. The use of stone retaining walls, timber and
varied surface finishes also allows for opportunities for landscaping to complement the
built form and places with a creative mix of shade and natural light. The revised design is
an outstanding architectural response to the corner consistent with the relevant
Performance Outcomes.

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       12. Provide amended plans which comply with the requirements outlined
           under AO3.1, AO7.1 and AO7.5 of the Noosaville Local plan code and
           AO14.6 of the Tourist accommodation zone code including:
               a. Greater roof form variation
               b. increased variation between units
               c. the appearance of small separate buildings rather than one large
                  building
               d. increased variation in building materials
       13. Amend the design to the Gympie Road and Thomas Street corner to
           increase the identifiable characteristic of the ‘Key Corner’ as stated in the
           Local Plan code and SC6.8.6 Noosaville planning scheme policy.
       14. Provide a revised set of architectural and landscape plans that
           incorporate meaningful landscape treatments and architectural features
           to the corner of Gympie Terrace and Thomas street in accordance with
           the Figure AP3-10A and Figure AP3-10B.

As previously reported, the site is identified within the Noosaville Framework & Character
Plan as having the following attributes that must be considered in the design:

   -    ‘Key Corner’ Gympie Terrace and Thomas St;
   -   ‘Special Place’ and ‘Gateway’ intersection at Gympie Tce and Thomas St marks
       the arrival to the centre from the foreshore;
   -   ‘Key View’ from Thomas St looking towards the Noosa River;
   -   ‘Primary Active Street Frontage’ to Thomas St and Gympie Tce (part); and
   -   ‘Key Pedestrian/Cycle Link’ connecting the foreshore along Thomas St.




Figure. 6 – Noosaville Framework & Character Plan; key views from PSP 6.8.6




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On the 15 December 2024, Council completed Phase 3 of the community engagement
and endorsed the Noosaville Foreshore Infrastructure Master Plan. The design changes
include a new pedestrian crossing connecting the Noosaville foreshore to Thomas St; new
cycle lanes; retention of on street parking/loading; promote active street frontages and
awnings to commercial spaces; and supplementary tree plantings.




Figure. 7 – Relevant extracts of the Noosaville Foreshore Infrastructure Master Plan and
Concept Designs for Resilience.

The revised design has been coordinated with the timing of the Foreshore Management
Plan to provide for a high-quality activated streetscape for this key meeting place. The
building setbacks along Thomas St are designed to promote a staggered building façade
that allows for significant landscaping and open commercial areas fronting the foreshore
and Thomas Street.

The streetscape also considers the new pedestrian crossing point between Thomas Street
and the foreshore by providing for the entrance stairs and accessible walkway on the
corner.



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Figure. 8 – Context Site Plan integrating with streetscape.

The amended built form has been designed to contribute to the streetscape (rather than
dominate), providing for well-integrated outdoor dining areas with substantial landscaping
and complementary light weight structures to integrate with Thomas St and Gympie Tce.
The buildings incorporate a mix of lightweight and textured external materials (timber,
stone and textured concrete) reflecting the natural environment, as well as providing
variation through articulation, texture and detailing. Understated colour schemes and low-
reflective roofing and cladding materials are used to match in with the character
requirements of the Noosaville locality. The architect has also cleverly incorporated open
balconies for outdoor living, with open balustrades – providing for a coherent connection
across the site and streetscape.

The design makes a significant contribution to the built form character and experience of
central Noosaville, which incorporates architectural and landscape treatments
emphasising the corner location. The separate roof forms, landscaping edges,
balustrading, windows and openings reflect this character outcome and orientation. Car
parking is also hidden underneath and behind the frontages in accordance with the
requirements of PSP6.8.6.




Figure. 9 – External finishes and concept images
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       15. Provide amended plans to include the above roof and concrete awning
           areas within the site cover calculation and amend the design to reduce
           the site cover of the development to 45% (as calculated in accordance
           with the Noosa Plan 2020 definition).
       16. Provide additional information that clarifies the use of each room in the
           units.
       17. If the units are self-contained, the additional units should be added to the
           overall development description and the resulting impacts assessed.
       18. Provide additional information and clarification as to the use of the area
           external to each of the accommodation units. If a formal entry to each of
           the accommodation units occurs at the first door, Council’s view is that
           these areas contribute to GFA and should be added to the overall
           development calculations.
       19. It also appears that there are areas of the roof level which also comprise
           GFA. Amend plans and calculations to identify and include the areas of
           GFA on the fourth floor.

The application has been substantially amended to include greater setbacks and
integration with the streetscape. Full details of the design are included below and
demonstrate compliance with carparking, gross floor area, height in storeys and
landscaping. As per discussions with Council planners, the design allows for performance
outcome consideration regarding height in metres (owing to the filling for minimum floor
heights) and site cover (considering the surrounding buildings are all over 60%).




Figure. 10 – Detailed design areas and carparking schedule

Carparking numbers have been calculated based on the ‘worst case’ scenario use as dual
key units 1.01/03/04 & 2.01. These short term accommodation units include
interconnecting doors to allow for large dwelling units, or separate units.




Figure. 11 – Interconnecting doors within units 1.01/03/04 highlited.

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       20. Provide a revised set of architectural, engineering and landscape plans
           that comply with the requirements for AO9.2 of the Visitor
           Accommodation Code.
       21. Provide a revised set of architectural, engineering and landscape plans
           that comply with A018.1 of the Tourist Accommodation Zone Code by
           setting front fences and walls back an average of 1 metre from the
           boundary with articulation at a maximum of 5 metre intervals. Plans must
           be dimensioned and provide for dense landscape outcomes within the
           space created between the structures and the boundary.
       22. Provide a revised set of architectural, and landscape plans that comply
           with AO9.2 of the Visitor Accommodation Zone Code by demonstrating a
           minimum width of 1 metre of landscaping adjacent Thomas Street,
           Gympie Terrace, and Albert Street and a minimum width of 2 metre along
           the south eastern boundary Plans must be dimensioned and allow for
           dense landscape outcomes.
       23. Provide a revised set of plans that show the correct bioretention basin
           locations that are consistent across all the drawings and associated
           documents.

AO9.2 seeks for a landscaped buffer area of 1m to the frontages (which does not exclude
small retaining walls) and AO18.2 allows for retaining walls to be located on the boundary
where no more than 1.2m high. A landscaping concept has been provided to allow for the
opportunity for large plantings at street level, while providing for complementary transition
plantings to allow for the transition in finished levels for flood immunity. The bioretention
basin is also provided along Albert St to complement the streetscape plantings and level
changes.

We seek for Council conditions to be provided for detailed requirements for landscaping
and wall treatments provided as part of further Operational Works approvals.




Figure. 12 – Landscaping area plan and perspective of the Albert St / Gympie Tce corner.


       24. Revise the carparking demand for the proposed development based on
           the Noosa Plan 2020 - Driveways and Parking Code carparking rates.
       25. Based on the above revised assessment amend the design to
           accommodate the required carparking demand and onsite servicing and
           carparking spaces.
       26. The removal of on-street parking spaces from Gympie Terrace is not
           supported as the Foreshore Master Planning project is not finalised or
           approved by Council. For this development application, amend the plans
           to show the existing four on street parking spaces along Gympie Terrace
           and remove the proposed 15 on street motorcycle parking spaces along
           Albert Street.
       27. Demonstrate that the carparking area of the adjoining property at 6
           Thomas Street is not impacted by the proposed development.

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       28. Amend the GENERAL ARRANGEMENT PLAN - GROUND FLOOR,
           DRAWING#010, REV B prepared by RECOR Engineering to address the
           following;
               a.   Include the dimensions for all vehicle spaces including carparks, motorcycle
                    parks and loading bay dimensions in accordance with AS/NSZ2890.1:2004,
                    AS/NSZ2890.2:2004, AS/NSZ2890.6:2009. It is noted that length dimensions are
                    missing for the loading bays.
               b.   Include the location and dimensions of the PWD bay (if proposed) as shown
                    adjacent to the MRV loading bay on the ground floor carpark consistent with the
                    GROUND PLAN DRAWING# 1004, ISSUE 2 prepared by Push Architecture.
               c.   Include the location of Electric Vehicle parks consistent with GROUND PLAN
                    DRAWING# 1004, ISSUE 2 prepared by Push Architecture.
       29. Amend the plans to include the location and expected area of associated
           Electric Vehicle charging infrastructure to ensure no conflicts with
           parking or landscaping areas.
       30. Confirm the number of motorcycle parks to be provided on the ground
           floor carpark adjacent to the Albert Street access. The GROUND PLAN
           DRAWING# 1004, ISSUE 2 prepared by Push Architecture annotates 5
           spaces, however only 4 spaces have been provided.
       31. Demonstrate that a compliant aisle width can be maintained around the
           MRV loading bay in accordance with Figure 2.2 AS/NSZ2890.1:2004.
       32. Council is unsupportive of tandem carparks unless provided for staff
           carparking. Amend basement carparking plans to designate tandem
           spaces for staff parking only or remove spaces.
       33. Provide swept path manoeuvres to demonstrate that the waste collection
           arrangement for 6 Thomas Street (described as Lot 1 RP161212) is not
           compromised by the proposed development. Include any changes to the
           existing access easements A, B, C & D if required.

A detailed carparking table (provided as part of this response) confirms that a minimum of
60 car, 18 motorcycles and 19 bicycles spaces should be provided (including a reduction
of 3 car spaces accounted for by way of ‘contributions in lieu’. The revised design provides
parking spaces for 64 cars, 18 motorcycles and 19 bicycles; with the proposed removal of
4 driveways providing for 5 of these car spaces and 8 of these motorcycle spaces to be
located in the roadside reserve. Detailed manoeuvring plans are provided by Recor
Engineering demonstrating compliance with the Australian Standards. Commentary about
waste servicing is also included following discussions with Council’s waste management
team. It is proposed that waste collection will occur offsite, within Albert St for residential
collection and Thomas St for commercial collection. As a result, no waste vehicles will be
required to access the site.

While this may not be in strict accordance with the Planning Scheme Policy for waste, we
would note that that requiring MRVs to transit through the property (from Albert Street to
Thomas Street), to collect waste on site, will have adverse safety implications for
pedestrians entering, exiting and transiting through the property and for persons shopping
at the Laneway Flowers & Coffee Shop (located at 6 Thomas St.). Furthermore, the
Ground Manoeuvring Plans provided by Recor Engineering confirm that the awning over
the public footpath in front of the neighbouring property (at 6 Thomas Street) combined
with the limited width of both the shared easement and of the road in front of 6 Thomas
Street will make it unsafe for MRVs to exit the site and turn left on to Thomas Street. The
collection of waste from all other properties will continue to occur on Thomas Street.




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Figure. 13 – Parking and manoeuvring plans

     34.     Provide supporting stormwater quality modelling (e.g. MUSIC) that
             demonstrates the proposed treatment train complies with the
             requirements of Performance Outcomes 1 & 6 of the Water Quality
             Drainage Code and achieves pollutant reduction targets of the State
             Planning Policy 2017.
     35.     Provide Standard Drawings and SQUIDEP certification for all proposed
             proprietary stormwater devices.
     36.     Amend the SMP to address Performance Outcome 2(a) of the Water
             Quality and Drainage Code which requires the development to
             “incorporate allowance for increased flood risk and tidal inundation
             through pipework as a result of climate change and sea level rise”.
     37.     Do not directly, indirectly or cumulatively cause adverse impacts external
             to the site.
     38.     Do not cause increased flooding, which adversely affects the safety or use
             of any land upstream or downstream.
     39.     Do not cause ponding of water on the site or nearby land.
     40.     Provide finished levels demonstrating that a suitable transition can be
             provided without impacting vehicle access to both sites.
     41.     Provide owner’s consent for all works in adjoining properties or
             easements.
     42.     Provide a preliminary ASS investigation and soil analysis according to the
             National Acid Sulfate Soils Guidance prepared by a suitably qualified
             person.

A detailed response to the engineering items is provided by Recor under sperate cover.

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Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested. Please proceed with the processing of the application
at your earliest convenience.

If you have any further queries in relation to the above, please do not hesitate to contact
myself.

Regards,




Jack Lewis B.Sc Hons UNSW M.Plan Otago RPIA
Planner/Director
Pivotal Perspective Pty Ltd
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