Original Application Part 2 - Town Planning Report [As Published] · 132008.1787

Ken Hicks & Associates                                                                               September 2008


requirement has not strictly been achieved. We further note that no development in Hastings Street
would comply with the proposed population in persons x 30m 2 requirement and has been based on the
superseded scheme requirement of proposed population in persons x 14m2, which has also been applied
to redevelopment under the current Noosa Plan. Under these provisions we would be required to achieve
924m2 of landscaping.

Plans SK4009 and SK 4010 included within Attachment A details the landscape calculations for the
proposal. These calculations detail both ground level ‗deep planting‘ ability together with the extent of
podium level landscaping, all of which contribute to the landscape outcome. Plan SK4009 shows that
600m2 of deep planting area can be achieved at ground level, which is increased to 835m 2 when the area
subject to the ‗structured cell technology‘ (detailed in the Landscape Concept plans) is included. We note
that these calculations include all of the area along the western boundary which comprises the proposed
public pedestrian walkway between Hasting Street and the beach. Given the significant community
benefit resulting from this proposed walkway, it is requested that Council give full credit of this area
towards the landscape calculations as if this pathway were not there. While the pathway could be
removed from the development proposal and this area fully utilised as soft landscaping, we consider the
benefits of inclusion to far outweigh the alternative. While this ground level landscape area does not
achieve the current requirement of the Noosa Plan, it achieves the requirement of the superseded scheme
consistent with all existing Hastings street developments. Plan SK 4010 details the podium landscaping
and shows that 573m2 of soft landscape area is provided together with 610m2 of pool area and 823m2 of
hardscape. The calculations of ground and podium landscaping do not overlap and provide separate areas
that contribute to the overall landscape and amenity outcome. The total landscaping achieved is 3022m 2.

It is considered that the proposed landscape outcome will provide a substantial amenity contribution to
site and street, is consistent with the existing character of Hastings Street and complies with the specific
outcomes of the Landscape Code.


5.3.6 Engineering Works Codes
The Engineering Works Codes applicable to the proposed development will be:

    o    Driveways and Car Parking Code
    o    Earthworks Code
    o    Erosion and Sediment Control Code
    o    Existing Services Code
    o    Waste Management Code
    o    Water Sensitive Design Code
    o    Water Supply and Sewerage Reticulation Code

These Codes are mostly relevant to the operational and construction works phases of the development,
and contain many provisions that can not be addressed at the Material Change of Use stage. As such, a
detailed assessment of the codes will be undertaken prior to the commencement of the latter phases.

Relevant comments in relation to the Engineering works codes are addressed below.

Driveways and Car Parking Code

A Traffic Impact Assessment has been prepared by Cardno Eppell Olsen and included as Attachment H.
This report demonstrates that that the proposal will result in reduced traffic and parking demand; provides
a sufficient and appropriate level of retail visitor, staff and resident parking within the context of Hastings
Street; provides a safe, accessible parking provision and is acceptable in terms of its effects on traffic.

Earthworks Code

The proposal does not involve any substantial extent of earthworks and generally follows the existing
development footprint and basement excavation.



Town Planning Report
Material Change of Use – Visitor Accommodation Type 4 Conventional,
Retail business Type 2 Shop & salon, and Entertainment and dining business Type 1 Food & beverages          Page 29
9 - 21 Hastings Street, Noosa Heads