2019-12-11 SM Agenda - Item 1 - Attachment 1 DRAFT 20191202-Noosa Plan Consultation Report

 Submitter   Submission and Grounds of Submission                                                                             Planners’ Response                                                                                            Recommendation
             permanents.
             Some holiday resorts were constructed specifically for short-term holiday accommodation and have little
             storage in the kitchen, bathrooms and carports.
 20867696    Where sites are located in areas with active frontage requirements such as the Tourist Accommodation             Generally provisions have been streamlined but recognise conflicts with providing active frontages.           That:
             Zone and Centre Zones, they need to be afforded additional site cover provisions at the ground level.            Agree there is some confusion with this in terms of where activation should occur and be encouraged
 20868356    Buildings in these locations are required to provide active frontages and awnings within the front setback,      and where a more residential nature of street presentation should occur. Agree that activation should be      •       landscaping provisions be amended to allow for a minimum of 10% landscaping
             which contribute to site cover. a development in these zones loses a significant portion of its allowable site   encouraged in areas along Thomas Street, Duke Street and Gympie Terrace where existing mixed use                      requirement as per the current Noosa Plan and a reduced width of landscaping
 20867699
             cover giving back to the frontage for these purposes. Developments in active frontage areas need to be           development occurs.                                                                                                   along frontages from 3m to 1m for mixed use buildings fronting Gympie terrace,
             afforded a site cover of at least 60% at the ground level, with 40% only applying to above ground, in order                                                                                                                            Thomas Street and Duke Street.
             to encourage vibrant active frontages while still affording sufficient opportunities to develop a multi-storey   Landscaping requirements have increased form 10% to 30% and is considered excessive where active
                                                                                                                                                                                                                                            •       site coverage be increased to 45%, plot ratio be increased to 0.8:1 and setbacks be
             building.                                                                                                        frontages are required. Consideration of some alternate provisions for mixed use buildings where active
                                                                                                                                                                                                                                                    reviewed for existing mixed use buildings with frontage to Gympie Tce, Thomas
                                                                                                                              frontages occur along the street with non-residential uses.
                                                                                                                                                                                                                                                    Street and Duke Street.
             The landscaping requirements within Tourist Accommodation Zone have changed from 10% to 30% of the
             site area, which is excessive and unreasonable given that the planning scheme also seeks to achieve              Agree that some provisions need to be revised to encourage active continuous streetscapes and                 •       Amendments be made to allow for activated frontages on Gympie Tce and Thomas
             active frontage requirements (no landscaping to street frontage) in centre and tourist locations. The            sheltered frontage and allow pedestrians to walk between buildings. However on consideration, the                     Street and remove the need for a ratio requirement for residential to commercial
             requirement to also provide a 3m landscape width to frontage and 2m to sides in centre and tourist               proposed front setbacks would still be encouraged in Noosaville due to implications for flood mitigation              development for sites designated as having primary active frontage on the
             accommodation locations conflicts with the built form outcomes. It is recommended that the landscape             and need to raise floor levels and ramping. The side setbacks at higher levels should be retained as                  Noosaville Framework and Character Plan.
             provisions of the Noosa Plan be carried over instead, which generally avoid these conflicts.                     allow for sea and river breeze to penetrate through to blocks behind the river as well as retain glimpse of
                                                                                                                              views through to the river. Recommend review of setback provisions to enable activated street frontages
             The proposed side boundary setback requirements of 1.5m at ground level within the Centre Zones and the          for mixed use buildings in key areas along Gympie Tce, Thomas St and Duke St.
             Tourist Accommodation Zone do not allow for a continuous active frontage with pedestrian shelter to be
             provided. The outcomes need to be revised to encourage buildings to join together to provide a continuous        Car parking for the majority of tourist accommodation which is in self-contained units reflects the
             sheltered frontage and allow pedestrians to walk between buildings.                                              conventional type - 4 development in the current Noosa Plan and therefor this rate is more accurate and
                                                                                                                              would have been applied to the majority of what is considered short-term accommodation in the urban
             The new carparking provisions for Short-term accommodation uses seek an excessive number of visitor              areas. The rate of 1 space per 10 units is for motels, rural cabins and guest houses still applies to these
             spaces (1 space/ 4 dwellings) in comparison to the current scheme requirements (1 space per 10                   types of land use in the new Noosa Plan. No changes recommended.
             dwellings). Considering the tourist accommodation nature of the premises, it is considered less likely that
             guests would have visitors than a standard multiple dwelling.                                                    The corner of Gympie Tce and Thomas St is a large site and maybe subject to future redevelopment.
                                                                                                                              The site is located in the Noosaville Framework plan boundary and is included in an area where a
             Generally found that many provisions have been streamlined and removed some of the anomalies and                 primary active streetscape is required. No change recommended.
             conflicts that relate to gross floor area and density in the current scheme.
                                                                                                                              Review of plot ratio and site cover requirements in order to determine viable development outcomes to
             Proposed land uses and assessment levels in the draft scheme are consistent with the current scheme,             enable new mixed use developments with activated frontages to Gympie Tce, Thomas St and Duke St.
             although the new scheme does allow for some uses to be considered as code assessment which are
             considered to be positive.
             The site plays an important role in the local character plan providing active frontage and contributes to a
             key special place, gateway and is a key corner site. Given this, the site should be considered as a key
             development site for a high quality integrated mixed-use development which could allow for a higher GFA
             where exemplar architecture is demonstrated through sub-tropical design and in response to local
             character significance. Further in relation to primary active street frontage, primary streetscape treatment
             and key pedestrian and cycle link should be defined in more detail.
             The scheme also needs to provide further information in relation to the significance of a ‘Key Development
             site’ as they are not referred to in the Noosaville Local Plan Code.
             Development Parameters – comparison of the development parameters between the current and Draft
             Noosa Plan was found to be generally similar. The density plot ratio has been simplified which is an
             improvement. Some provisions raise concerns and conflict with local plans intent for primary active street
             frontage include:
             GFA and plat ratio requirements are too low (.65:1). Considering that the scheme allows for 3 storeys in
             height with active street frontage requirements, this would only leave 21% of the site to be developed. GFA
             could be removed altogether and development assessed based on an envelope limited by height, site
             cover, setbacks and landscaping requirements. There is no need to regulate development through GFA
             /plot ratio.
             Site cover -Where sites are identified as having active street frontage requirements, they need to be
             afforded additional site cover. A future development would lose approximately 12% of its allowable site
             cover to awnings and active frontage requirements. This is considered to be an unreasonable expectation
             and would not encourage viable development opportunities. Developments in active frontage areas need to
             be afforded a minimum site cover of 60% at the ground level, with 40% only applying to above ground
             level, in order to encourage vibrant active frontages while still providing development opportunities for a
             multi-strorey building.
             Landscaping – landscaping requirement has been increased form 10% to 30% of the site area which is
             considered excessive. The requirement to provide a 3m landscape width frontage and 2m to sides also
             conflicts with built form outcomes and it is requested that these provision remain as currently exist.
             Setbacks- the proposed side boundary setback of 1.5m at ground level does not allow for a continuous



Consultation Report - Consideration of Submissions on the New Noosa Plan                                                                                                                                                                                                                                                        Page 69