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13.06.22 Noosa Council General Committee Meeting Agenda_Excerpt
GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Figure 17 – Render of original proposal
Figure 18 – Render of buildings A and B – current proposal
Storeys and Building Height
The planning scheme permits a maximum building height of 12 metre however only permits 2
storeys. It has been clarified with the Strategic Planning team that this is an error in the planning
scheme with the maximum number of storeys intended to be 3.
The proposed buildings exceed the maximum height limit of 12 metres when measured to the
natural ground level however comply when measured to the finished ground level. Measurements
from natural ground level are as follows:
Building A: 13.4 metres
Building B: 13.47 metres
Building C: 12.49 metres
When undertaking the architectural review, it was identified that the original roof form lacked
articulation and contributed to a design outcome that was not consistent with the Noosa Plan 2020.
As the design of the building was progressed, in response to the feedback from council’s consulting
architect, significant changes were made to the form of the roof. These changes are detailed in
the following images:
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GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Figure 19 – Original building design with unarticulated roof form
Figure 20 – Amended design with articulated roof form
Whilst the development exceeds the permissible height above natural ground level, the area of
exceedance only relates to sections of the roof. The maximum wall heights, and the majority of the
building bulk, remains well below the 12 metre limit. The applicant’s willingness to engage with and
respond to the feedback of council’s consulting architect has resulted in a superior design outcome
inclusive of the amended roof form. The additional building height assists to better articulate the
buildings. The following images detail how the roof form, including 12-degree roof pitch, result in
the non-compliance with the 12 metre building height requirement.
Figure 21 – Building A
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GENERAL COMMITTEE MEETING AGENDA 13 JUNE 2022
Figure 22 – Building B
Figure 23 – Building C
Basement
The proposal includes a large basement area to be utilised for the purposes of car parking. In
some areas the distance between parts of the basement and the floor level above exceeds the
scheme requirement of 1 metre and results in the building being 4 storeys. The proposed design
is acceptable as the area around the perimeter of the basement is to be backfilled with no part of
the basement being above the finished ground level and will therefore only present as 3 storeys.
An embankment at the front of the site also means that the existing ground level upon which the
buildings are to be located is generally 1 metre lower than the surface level of the road reserve.
Therefore, the backfilling of the basements will not result in the development being elevated above
the road reserve.
Front Setback
The south-west corner of building A and the north-eastern corner of building B intrude into the
required front setback for the 3rd storey. A setback of 6 metres to balconies and 7.5 metres to the
building are proposed in lieu of the 8 metre requirement. The intrusion relates to a small section at
the corner of each building. In response to the architectural review the buildings were rotated
further away from each other to provide greater separation of the built form and increased
opportunity for landscaping between the buildings. The reduced setback will have limited impact
on the amenity of the streetscape noting that a significant part of each building’s frontage complies
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