P2623.001L Tewantin Noosa RSL Stage 4, 5 & 6 RFI Response

                                                                                                         MCU16/0079



                  suggests that these structures, being open sided, will allow long sightlines through the
                  property. However it is noted that these are to be located1 level above the street and that
                  sightlines through the shade structures may not be actually possible.

                  Information Required
                  2      Amended plans providing sleeving of part of the Pelican and Doonella Street
                         frontages with active elements of the development, or otherwise, configure the
                         development to provide greater articulation of form along the Pelican and Doonella
                         Street frontages as well as permit future active insertions.

                  3         Amended plans providing shading created through a combination of sail and tree
                            canopy. Sail structures should not be visually dominant and should be broken up to
                            avoid a long length of sail along the Pelican Street.

                  Issue – North Elevation
                  The proposal has a long, almost 1.5 storey high, rendered blockwork wall to much of its
                  northern boundary. This wall is unarticulated and is not setback 2m as per the Noosa Plan
                  Schedule 1 requirements.

                  Information Required
                  4      Amended plans with the northern wall articulated or configured to provide visual
                         interest, through the use of stepping, recesses, variations in materials, use of
                         vegetation and other means.

                            OR

                            Justification for the proposal in the context of future development potential to the
                            north.


                  Issue – Casual Surveillance
                  The rear carpark podium area is largely not visible from the street or from the RSL facilities
                  which creates a potentially unsafe area.

                  Information Required
                  5      Demonstrate the development provides casual surveillance of the rear carparking
                         area from both the RSL facilities and the street.

                  Issue – Landscaping & Front Setbacks
                  The submitted planning report suggests the development provides the minimum 15%
                  landscaped area required by The Noosa Plan. However, the landscaped area on the site
                  plan is calculated at only 8%. The proposal seeks significantly reduced front setbacks and
                  is unlikely to be supported in its current form.

                  Front setbacks reduced to only 2m may be insufficient to support deep plantings.

                  Information Required
                  6      Amended plans providing the minimum 15% landscaped area via additional
                         landscaped setbacks to Pelican/Doonella Streets and reduced building
                         encroachments into the front setbacks.




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Document Set ID: 20157503
Version: 1, Version Date: 08/09/2016                                                               Print Date: 8 September 2016, 2:10 PM