Letter to NC - Response to Information Request

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    “Adamson Town Planning, specialising in providing higher order town planning advice”




1. Provide an amended elevation which includes greater materiality and articulation of the
   design which includes a wider range of materials, applied finishes and colours.

Response:

The applicant has considered the request and made a design change to proposed Store Room
1 (refer Figure 1). To improve the façade presentation to Pelican Street, the applicant has
incorporated the original “Ironstone” coloured screens behind the planter boxes to further
break down the façade into finer scaled components that match the existing features of the
building. Landscaping has been integrated into the design in the form of three separate planter
boxes, as shown in Figure 1.




Figure 1 – Extract of Elevation facing Pelican Street.

The development including the change provides for a well-articulated design that provides for
horizontal and vertical elements and an interesting streetscape1. The proposed development
complies with all Acceptable Outcomes (AO21.1-AO2.4) relevant to this issue under the District
Centre Zone Code and therefore complies with the performance outcome. Further, streetscape
improvements have been provided to enhance the character and amenity of the street,
including the three planter boxes and screens, which could incorporate some vertical planting2.

The development is located within the District Centre Zone and is intended for commercial
development. The proposed changes to the built form are well removed from the street
frontage. The changes being made to the current façade are minor with no changes made to
the existing roof, with a roof overhang provided and the built form remains articulated (refer
Site Plan – Attachment 1).



1
    District Centre Zone Code – PO21
2
    District Centre Zone Code – PO18, 19 & 20
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25015 – Tewantin Noosa RSL

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The design needs to be considered in context with the existing approved built form, the older
commercial building forms to the north, the Noosa Council Chambers opposite and including
the carpark on the corner of Pelican and Donnella Streets. The changes being made to the
presentation of the built form are minor and will not adversely impact the existing streetscape
and otherwise comply with the District Centre Zone Code.

Issue - Carparking

It is unclear how the additional storage areas have been addressed in relation to onsite
carparking provision.

Advice Required

Provide an assessment of the proposed increase in storage area against the Noosa plan 2006
Division 13 – Driveways and carparking code.

Response:

As explained in the town planning advice provided with the request for the minor change, the
proposed change is for the provision of two small storage areas (Store Room 1 – 48.1m² &
Store Room 2 – 8.3m²). While technically there is an increase in use area by 56.4m², given the
nature of the use being for storage purposes, there is no increase in the demand for parking.
There is no change to the actual floor area used by patrons and no increase in staff numbers
caused by the change. Sufficient parking is provided by the RSL (128 spaces) having regard to
the nature of the change and the intended use of these storage areas3. The design and location
of the storage areas means these spaces could not be used for any other purpose.

With respect to the other performance outcomes under the Driveways and Parking Code:

      •   there is no change to the access location or the number of driveways, and the change
          does not affect other infrastructure, landscaping (three planter boxes maintained) or
          native vegetation (PO1-PO5)
      •   there is sufficient parking provided for the existing development including the change
          with no reduction in the number of parking spaces on the site (PO6)
      •   the proposed change does not affect the existing and approved parking layout
          including the onsite manoeuvring areas or access points (PO7-PO11)
      •   the proposed change does not affect pedestrian connectivity within the site (PO12-
          PO13)
      •   the parking area remains unchanged and provides for security lighting (PO14)
      •   the bicycle parking areas have been relocated within the site (PO15)
      •   a Traffic Impact Assessment is not required by the change (PO16)
      •   there is no change to the onsite stormwater management system (PO17 & PO18); and


3
    Driveways and Parking Code – PO6
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25015 – Tewantin Noosa RSL

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 “Adamson Town Planning, specialising in providing higher order town planning advice”




    •   three planter boxes have been provided in front of Store Room 1, which provides for
        some soft landscaping and improves the streetscape (PO19).

The proposed development including the change complies with the Driveways and Parking
Code.

This concludes the response to the request for further information.

Should you require further information or have any concerns with the proposed minor change,
please contact me.

Yours faithfully




Shane Adamson (BEngTech, GDURP, MPIA, MQELA)
Town Planning Specialist
Director - Adamson Town Planning Pty Ltd




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25015 – Tewantin Noosa RSL