M2677 - IR response

                                                                                              throughout the development (refer to
                                                                                              the landscape plan in Attachment C).
                                                AO7.5                                         Complies –
                                                Buildings and structures:
                                                          1. incorporate articulated roof
                                                                                                 i.  the development includes
                                                              forms which are visible                articulated roof forms,
                                                              from the street and have a             through opposing sloping
                                                              pitch of no less than 5                roofs and step ups (refer to
                                                              degrees;
                                                          2. incorporate a mix of                    Figures 2, 9 & 10 above). All
                                                              lightweight and textured               rooflines exceed 5 degrees
                                                              external building materials            slope.
                                                              or materials that reflect the
                                                              natural environment such
                                                                                                ii.  the development includes a
                                                              as timber and rock face;               mix of light weight and
                                                          3. provide variation through               textured treatments (refer to
                                                              articulation, texture and              Figures 1 & 2 above)
                                                              detailing;
                                                          4. incorporate verandahs,
                                                                                               iii.  as above
                                                              open balconies or shaded         iv.   balconies and outdoor living
                                                              patios for outdoor living,             spaces are provided
                                                              with open, transparent or
                                                                                                     throughout the development.
                                                              semi-open balustrades;
                                                          5. use understated colour             v.   The development includes
                                                              schemes and low-reflective             understated colours including
                                                              roofing and cladding                   off whites and greys (refer to
                                                              materials.
                                                                                                     Figures 1 & 2 above).

Medium Density Residential Code
PO9 Development:                                No acceptable outcome                         Complies – As outlined in response
                                                                                              AO7.1 and 7.2 of the Noosaville Local
1.   is of a scale compatible with
                                                                                              Plan Code above. The development
     surrounding development and the
     particular circumstances of the site;                                                    has been specifically designed to
     and                                                                                      present as a low scale medium
2.   does not present an appearance of                                                        density residential development. The
     bulk to adjacent properties, roads or
     other areas in the vicinity of the site.                                                 development is compatible with
                                                                                              surrounding development and the
                                                                                              unique circumstances applying to the
                                                                                              site, including that the area will
                                                                                              continue to transition to medium
                                                                                              density residential housing forms.

                                                                                              As outlined in this response and
                                                                                              AO14.3 below, the proposal has been
                                                                                              amended to mitigate the appearance
                                                                                              of bulk to adjoining properties and
                                                                                              roads.
PO14:                                           AO 14.1 Development provides visual           Complies – The revised plans have
Development:                                    interest to the street and surrounding
 1. contributes positively to the locality;     areas through:
                                                                                              been amended to provide additional
 2. addresses and enhances the                                                                visual interest to the street by:
    streetscape by incorporating                  1.   highlighting individual dwellings         highlighting individual dwellings
    articulation and individual design                 and land uses;                                through building articulation
    elements that add visual interest to
    the development;
                                                  2.   an asymmetrical design                        and varied roof forms;
                                                       presentation to the street;