08/1787 - Response to Information Request [As Published] · 132008.1787

access supported by appropriate anchor points and harnessing. It is expected that such access would
be limited to 2 monthly maintenance events.

Built Form / Design

9. An amended assessment of the development's Gross Floor Area based on revised lower-
ground level GFA allocations, correctly identifying the basement area (as per item 2.1).
Provide planning grounds to justify the development's GFA, should the revised
calculation exceed the provisions of the Noosaville Locality Code.

Response: As detailed in item 2.1 response, the basement and ground level GFA allocations have been
correctly calculated in accordance with the Noosa Plan. Drawing no’s sk4004 — sk4007 provide current
GFA calculations for each level of development.

10. Further written grounds to justify the proposal's non-compliance with Probable Solution
S48.1 of the Noosa Heads Locality Code in regard to the number of nonresidential
tenancies, given that tenancies over 100m’ are calculated as two tenancies and the
.commercial frontage of the development does not provide for the retention of the
existing mature vegetation at the frontage of the site.

Response: The proposed outcome with extent of nonresidential tenancies is consistent with the
assessment approach and approvals granted by Council for Hastings Street redevelopments over the last
10 years. Redevelopments undertaken within Hasting Street over the last 10 years include 25 Hastings St
(Tingirana), 32-38 Hastings St (The Sebel), 23 Hastings St and 31 Hastings St (The Breakers). While
these developments were approved under the superseded planning scheme, the same provision applied
in regards to ratio of units to shops. All of these developments were approved with a relaxation of ratio
of units to shops, based on consideration of existing pre-redevelopment nonresidential uses. Since
commencement of the Noosa Plan the only redevelopment approved (yet to. be constructed) is 33
Hastings St (Sandpiper). This development was also approved with a relaxation of ratio of units to
shops. Again the main consideration with the application was extent of existing nonresidential use. All
of these developments were approved with a relaxation of ratio of units to shops, with the proposed
nonresidential area being equal to or less than the pre-redevelopment nonresidential area.

The existing Seahaven development comprises approximately 1,272m? of nonresidential use, with
approximately 942m? at ground level and 330m? at first floor level. The proposed development includes
759m? at ground level which is substantially less than the existing provision. Having regard to
redevelopment approvals granted in Hastings Street over the last 10 years, the proposed nonresidential
use at ground level is justified, being consistent with the established Hastings Street character and
Councils demonstrated assessment approach.

11. Written details of the energy efficiency measures to be incorporated into the
development.

Response: Energy efficiency calculations are quite onerous procedures and would involve the virtual
commitment to finished working drawings, detailed finishes schedules and construction documentation,
before a realistic analysis could be considered. The BCA provides the current legislation for energy
efficiency requirements. Energy efficiency will therefore be a mandatory part of Building Certification.
We understand that the state is currently considering amendments to the BCA to provide for more
stringent requirements. The development will therefore need to comply with BCA provisions current at
the time of assessment. Given that energy efficiency measures are not called for under the Noosa Plan,
no assessment of energy efficiency measures is required or appropriate at this stage.