M2677 - IR response

Information required
Updated plans which clarify the form of the proposed harvesting and detention tank adjacent to the front boundary. Built
form/bulk which detrimentally impacts on the streetscape will not be supported.

Response.
A revised Stormwater Management Plan has been prepared by Morgan Consulting Engineers (refer to Attachment A).
This plan, along with the architectural plans, demonstrate that the tank is to be located above ground (circa 1.3m), but is
now partially setback from the frontage to provide landscape screening to minimise any visual impacts. In addition, the
tank’s design (including its height and construction material) will blend in seamlessly with the proposed fencing along the
site’s frontage. As such, the tank is not considered to be detrimental to the streetscape.

Council Issue 7 – Built form and building design
There a number of provisions with the Noosa Plan 2020 which address the preferred design outcomes. Specifically, these
include: Noosaville Local Plan … Medium density Residential Zone …

 It is considered that the proposed development does not accord with the design requirements of the planning scheme as a
consequence of:
       The proposed large buildings are not of a scale reflective of surrounding development and present an appearance
          of bulk to adjacent properties, roads or other areas in the vicinity of the site;
       The proposed development visually dominates the street;
       The proposed design does not provide for a suitable range of textures, colours, styles and finishes
       The proposed design is uniform and does not provide for an asymmetrical design presentation to the street noting
          that both the northern and southern elevations will be visible from Eumundi-Noosa Road
       The roof form not being varied
       Insufficient variation of the horizontal plane
       Insufficient landscaping within the central areas of the site
       The proposal does not offset or stagger buildings to the street
       The proposal includes more than 6 dwellings on a plane (building 1)

Provide amended plans that have considered this and demonstrate compliance with the relevant requirements of the
Noosa Plan 2020 with respect to bulk, building design, mix of materials, articulation, considering the character of
Noosaville and the local and surrounding streetscape. This should include but not be limited to:
    i. Increased variation in colours and materials
    ii. Eaves to western elevation of buildings 1 and 3
    iii. Create a separation within buildings 1 and 2
    iv. Variation of the roof form and horizontal planes
    v. Increased landscaping within the site, including landscaping which is visible when viewed from the Eumundi-Noosa
         Road access
    vi. Compliance with the maximum plot ratio of 0.5:1

Response.
A revised set of proposal plans prepared by Blackburne Jackson Architects (refer to Attachment C) have been specifically
prepared to address the issues raised in Council’s information request. An overview of the proposed changes, in light of
issues raised in Item 7 is provided below.