2020-09-08 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                 8 SEPTEMBER 2020


d)    avoid low pitched (eg. less than 5 degrees) or box profiles/parapets; and
e)    do not create opportunities for residents to overlook the private open space areas of
      neighbouring properties
The proposal provides for a range of consistent commercial uses within the Peregian Beach
neighbourhood centre. These uses will service the immediate needs of both residents and visitors
to the locality and will enhance the Peregian Beach village as a focal point for the community.
Built Form
Notably, the built form and scale of the development has been addressed by an external consulting
architect as part of a Joint Expert Report (Architecture) for the recent appeal.
Council’s expert noted that in regards to the approved development (NR is Council’s expert):
      The approval scheme manages to break down its building bulk more effectively than the
      proposal scheme. This is of critical importance from an architectural sense. Despite still
      incorporating what NR considers to be excessive plot ratio, site cover and building height,
      the approval scheme manages to be more compatible with the two-storey streetscape
      context and better delivers on the informal beachside character and informal village-like
      atmosphere.
      It is NR’s view that the approval scheme responds to the site’s strategic street corner location,
      which is prominent in terms of connection to the Peregian Park opposite, the Peregian Beach
      Markets, the village square and the esplanade, much more appropriately than the proposal
      scheme - the openness of the façade along Heron Street will better foster local community
      interaction and activity.
      The approval scheme features a variety of materials across its façade,
      NR would once again note that the SCRC approval scheme was given an almost hesitant
      extension by the Noosa Council in 2016, despite its non-compliance with the town planning
      provisions on roof design. The justification being that:
      i.     “The high quality finishes of the design does not represent over development of the site
             and
      ii.     The scale and form of the proposed building fits well within Peregian Square context
             and is designed to be responsive to the informal beachside character of the locality,
             which engenders a ‘sense of place’ and a public focus for local community interaction
             and activity”
It is important to recognise that these comments were made on the basis of making a comparison
between the approved development and the development application subject to the appeal.
Notwithstanding, the comments recognise that the approved development includes some design
elements which are complementary to the preferred outcomes sought by the superseded planning
scheme.
Plot ratio
However, it is also noted that Council’s expert makes reference to both proposals having excessive
plot ratio. The expert’s comments with regards to plot ratio highlight the considerable variation that
has been previously provided in relation to plot ratio.
Plot ratio was introduced in the 1985 planning scheme at which time a plot ratio of 2:1 was allocated
for this site. Plot ratio was reduced to 0.8:1 in the 1990 planning scheme at which time bonus
provisions attributed to public amenities, pedestrian facilities, landscaping and access were
introduced.




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