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Applicant's Response to RFI - 2.12.19 · 51994.1435.01
30h November 2019 Our Ref: 2047 Council’s Ref: 51994.1435.01 Noosa Shire Council The Chief Executive Officer 9 Pelican Street Tewantin QLD 4565 Via email: [email protected] ATTENTION: Patrick Murphy Response to Matters Raised – Minor Change Application (Approved Plans) 52 Hastings Street, NOOSA HEADS 4567 QLD Property BUP 4745 (Body Corporate) and Lot 6 BUP 4745 Dear Patrick, Further to our meeting last week and subsequent discussions, I have attached drawings that present clearer what is wanting to be achieved at Café Le Monde, mindful the key areas of concern with Council relates to setback, building bulk and landscaping. Billy by way of email after his site inspection had sought Further Advice on, • Setback • Streetscape and Character • Use area Carparking To address these matters raised we have undertaken a further review of all elements of the Noosa Plan and The Draft new Noosa Plan so we could demonstrate compliance with Specific Outcomes sought. We have also further reviewed the current approved plans to establish the key existing parameters. As we have noted our current Change application relates to the Change application of 10 July 2008 and the approved plans associated – Cover WD.001 Issue P1, Site Survey WD.002, Proposed Floor Plan WD.201 Issue P1, Roof Plan WD.202 P1, Proposed Elevation WD.501 Issue P1 and Sections Wd.601 Issue P1 prepared by Kidd and Co and dated February 2008. The current approved plans provide for the following: • Fascia setback of 2.404m as referenced by Drawing WD.202. RG Strategic PO Box 1818 07 5430 6659 Noosa Heads [email protected] QLD 4567 rgstrategic.com.au
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• Entry statement of 2.525m x 2.404m which is within the front setback area as referenced by Drawing
WD.202. This entry statement is built to boundary.
• New seat to be built at 1.35m front setback as referenced by Drawing WD.201
• New ground landscaping zone of approx. 6.56m2 to the street as referenced by Drawing WD.201. This
planting as shown on approved plans is low plantings within a garden bed of 0.50m in width. No details
of species or types of planting are provided, only imagery on Drawing WD.001 that indicates very low
ground covers.
• Establishment and or relocation of 3 pandanus trees, estimated size of garden beds to support 3 x
1.5m2.
• Outdoor dining to occur forward of fascia in new polished concrete surface as referenced in Drawings
WD.210 and WD.501.
• Total landscaping proposed on approved plans, estimated 11.06m2.
Key observations of the above approval and plans are:
• The entry statement is built to boundary,
• New seating is built to within 1.3m of boundary,
• Dining areas consist of a Lounge Bar, Existing Restaurant, Dining Area under line of new roof and
Dining Area without cover to within 0.50m of Hastings St Boundary.
• The use area established to consider carparking is set within these plans but the above areas.
The current proposed plans – Ground Floor Plan TP1.00 Revision B, First Floor Plan TP1.01 Revision B, Elevations
TP2.00 Revision B, Sections TP3.00 revision B and Presentation TP5.04 prepared by Frank Machia are
designed to meet the requirements and Specific Outcomes as detailed with the Noosa Plan, specifically
referencing the following:
• Desired Environmental Outcomes,
• Noosa Heads Locality Code,
• Noosa Heads Locality Code - Visitor Mixed Use Zone,
• Business Use Code, and
• Landscaping Code.
All elements of the Current Noosa Plan have been reviewed and in all instances for the Desired Environmental
Outcomes and the above codes, the Noosa Plan provides that the Development complies with the Code if it
fulfils the specific outcomes as detailed.
This wording and requirement of the Noosa Plan is important in the assessment of this change application as
from discussions, there appears to be a focus primarily at the listed Probable Solutions, which within the
planning framework is only one way an application may meet the Specific Outcome.
Desired Environmental Outcomes
The strategic framework sets the policy direction for the planning scheme and forms the basis for ensuring
appropriate development occurs within the Noosa region. The following extract has been taken from the
Desired Environmental Outcomes and applies to development within the Shire.
This high level, strategic outcome can be utilised to demonstrate that the proposed change to the
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development meets the planned outcomes for the locality.
b) COMMERCIAL & RETAIL USES
xiii new development having a high level of streetscape character and building design that is at a
human scale, integrated with the surrounding built form and landscape features, has visual
relationships between indoor and outdoor spaces and contributes to an informal atmosphere and
low speed traffic environment; and
The proposed development results in a high quality, functional and cohesive streetscape design which
maintains and enhances the look and feel of Hastings Street’s dining experience. The proposal retains the
unique character and experience of Hastings Street exemplified by existing cafes’/restaurants such as,
Aromas (32 Hastings Street), 10 Hastings (10 Hastings Street) and La Vida (11 Hastings Street) as illustrated in
the photographs following.
As illustrated in Photographs 7 -12, the design outcomes that have been achieved by Betty’s Burgers (directly
adjoining the site - 50 Hastings Street), Miss Moneypennys (6 Hastings Street) and Kaali (2 Hastings Street)
present as bulky and boxy barriers that separate diners from pedestrians. This design form creates a sense
of isolation.
Photograp h 1: Aromas on 32 Has tings Str eet Photograp h 2 : Aromas on 32 Hastings Str eet
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Photograp h 3: 1 0 Has tings on 1 0 Hastings Str eet P h o t o g r a p h 4 : 1 0 H a s t in g s o n 1 0 H a s t i n g s S t r e e t
P hot og rap h 5 : La Vid a on 11 Ha st ing s St reet P hot og rap h 6: La Vid a on 11 Ha st ing s St reet
P hot og rap h 7: Bet t ys Burg ers on 5 0 Ha st ing s P hot og rap h 8: Bet t ys Burg ers on 5 0 Ha st ings
St reet St reet
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P hot og rap h 9: Miss Mon eyp ennys on 6 P hot og rap h 10: Miss Mo neyp ennys on 6
Ha st ing s St reet Ha st ing s St reet
P hot og rap h 11: Ka a li on 2 Ha st ing s St reet P hot og rap h 12: Ka a li on 2 Ha st ing s St reet
The following assessment tables provide the Specific Outcome and an assessment of the proposed plans
against these outcomes for compliance. Only the relevant Specific Outcomes have been tabulated.
Noosa Heads Locality Code
9.6 Compliance with the Noosa Heads Locality Code
Development complies with the Noosa Heads Locality Code if it—
9.6.1 fulfils the specific outcomes for the locality in Division 15; and
9.6.2 is a consistent use and fulfils the specific outcomes for the relevant zones (Divisions 16 to 24).
Specific Outcome 08 Proposed Plans
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Setbacks
O8 Buildings and other structures are appropriately
designed and sited to—
a) provide amenity for users of the premises as well as Complies - New design provides great
preserve the visual and acoustic amenity of adjoining amenity for users and protects adjoining
and nearby properties; visual and acoustic amenity.
b) provide adequate distance from adjoining land uses Complies – maintains existing setback to
adjoining property.
c) preserve any existing vegetation that will buffer the Complies - enhances vegetation with 16m2
proposed building; proposed an increase from approved 11m2
d) allow for landscaping to be provided between Complies
buildings;
e) maintain the visual continuity and pattern of buildings Complies – enhances with buildings being
and landscape elements within the street; separated to appear as pods and small
laneways, utilising an architectural
vernacular of large windows when open,
present as open buildings and spaces. This
design allows for use of natural ventilation
and removal of built form and stacked
windows.
f) protect public safety and property within erosion N/A
prone areas by ensuring such areas are maintained
largely free of development; and
g) help protect the natural character and visual amenity N/A
of coastal areas and watercourses.
Specific Outcome 09 Proposed Plans
Site cover, gross floor area and plot ratio
O9 The site cover, gross floor area and plot ratio of
buildings and other roofed structures—
a) results in a building scale that is compatible with Complies – the new design is separated into
surrounding development; smaller building form articulated and offset
to the street to present as laneways.
Setbacks vary from 1.4m to 5.24m presenting
as an articulated built form separated by
open breezeways and landscaping. The use
of a translucent roof for large parts of the
proposal allows considerable natural light
into the space, which in turn with the large
open windows will present as an open
presentation to the street.
b) does not present an appearance of excessive bulk to Complies – when viewed through the
adjacent properties, roads or other areas in the vicinity of vegetation from both deep planting and
the site; roof planting the appearance of bulk is
minimised. The use of the large hopper style
windows which open to allow breeze and
natural light to enter the space also serves
to lessen any sense of building bulk.
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c) maximises the retention of existing vegetation and Complies – deep landscaping is increased
allows for soft landscaping between buildings; from 11m2 – 16m2, and further significant roof
top planting is proposed which will cascade
over the fascia to increase the landscaped
presentation to the street.
d) allows for adequate area at ground level for outdoor N/A
recreation, entertainment, clothes drying and other site
facilities; and
e) facilitates onsite stormwater management and vehicular N/A
access.
Noosa Heads Locality Code - Visitor Mixed Use Zone
Division 19—Specific Outcomes for the Visitor Mixed Use Zone
Specific Outcome 052 Proposed Plans
Character and Amenity
O52 The character and amenity of the street is
protected through—
a) a single access point to the development; N/A
b) dense street planting and a variety of alfresco dining Complies – 16m2 of landscaping is proposed
and sitting areas serving as local meeting places; at ground level.
c) small separate buildings, rather than large single Complies – the new design presents as
bulking buildings; and small separate buildings, rather than large
single bulking buildings. The translucent roof
also provides large amounts of natural light
into the space which when viewed from the
street gives the appearance of no roof, in
turn presenting as a series of small spaces.
d) uses on the ground floor level being Business Uses Complies – the proposed changes enhance
such as shops, cafes, restaurants that create active the active frontage enabling interaction
building fronts, with accommodation units located between pedestrians and diners.
above.
Specific Outcome 058 Proposed Plans
Streetscape & character
O58 Development—
a) respects and complements the existing Complies – the new proposal complements
neighbourhood character; and provides a design outcome similar to
adjacent buildings, i.e. Visitor Information
Centre. The proposed design enhances the
current presentation of the site and provides
for a softened appearance to the than the
current adjoining tenancy of Bettys Burgers
which has installed no deep planting, only
planter boxes and wall.
b) addresses the street and contributes positively to the Complies – the design contributes positively
streetscape; through the use of materials which includes
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building articulation, ground landscaping
and roof top plantings.
c) incorporates attractive and contemporary designs; Complies – the design is contemporary in its
interpretation through the use of materials,
large openings that present as if no walls
are in place, enabling good passive airflow
design and landscaping. The architect has
considered the surrounding environment
and built form to provide for a design
outcome that has a Queenslander
vernacular almost as a shed with the large
single hopper windows opening, reminiscent
of what you see in traditional style
architecture.
d) contributes positively to the skyline with pitched roofs; Complies – the roof and fascia are
designed using materials and landscaping
as demonstrated within the plans.
e) provides variation and vitality in setback alignment; Complies – the new design is separated into
smaller building form articulated and offset
to the street to present as laneways.
Setbacks vary from 1.4m to 5.24m presenting
as an articulated built form separated by
open breezeways and landscaping. The
current approved plans allow for the entry
area to be built to boundary for a distance
of 2.525m and a further seating area to
intrude to 1.35m from the boundary. The
proposed plans do not additionally 8intrude
any further into the setback than the current
approved plans.
f) incorporates outdoor dining or landscaped areas; Complies – the proposed new design
incorporates outdoor dining and increased
landscaped areas to Hastings St.
g) includes covered pedestrian entrances to premises; Complies – the proposed new plans provide
for different access points into the building.
h) varies in line and plane; Complies – the proposed new design angles
and articulates the buildings to vary the line
and plane. Street fronting open pods
provide seating areas behind proposed
landscaping.
i) employs landscape designs in front building setback Complies – the increased landscaped area
areas and footpath areas that are in character with continues and maintains the existing
existing streetscape themes; landscaped theme to the east. It is
enhanced and provides a better solution
than landscaping to the west which is
planter boxes with small shrubs set back
against a high wall, refer to previously
provided photo no. 7 + 8
j) provides for a variety of balconies, verandas, railing N/A
treatment and awnings but with limited covering of
pedestrian areas;
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k) uses a variety of building materials to add to the Complies - the proposal includes a variety
diversity and visual interest within the streetscape; and of materials including glass, timber and
metal. These materials create a diversity
from existing adjoining built form but a
continuity when considering the adjacent
Visitor information Centre.
l) provides separate entrances for Business Uses and Complies – the proposal separate
Residential Uses within the one building entrances for business uses and residential
uses.
Business Zone Code
14.10 Compliance with the Business Uses Code
Development that is consistent with the specific outcomes in sections 14.12—14.26 complies with the Business
Uses Code.
Table 14-10 Entertainment & Dining Business or Retail Business Types 1 or 2
Specific Outcome 035 Proposed Plans
Noise and Visual Amenity
O35 Uses maintain a satisfactory level of acoustic and Complies – the visual presentation of the
visual amenity for surrounding uses. proposed changes to Hastings St provides
for enhanced acoustic and visual amenity
for surrounding uses.
Specific Outcome 036 Proposed Plans
Outdoor Dining Areas
O36 Outdoor dining areas are designed and located so
that—
a) structures are aesthetically pleasing and in keeping Complies - the new proposal complements
with the existing character of the area, including the and provides a design outcome similar to
architecture of the associated building; adjacent buildings and contributes
positively through the use of materials which
includes building articulation, ground
landscaping and roof top plantings.
b) outdoor dining adds to the landscaped streetscape Complies - the proposed new design
without increasing perceived building bulk; incorporates outdoor dining and increased
landscaped areas to Hastings Street. Bulk is
lessened by the use of material, in particular
glass hopper windows which open and
present as a space without walls or barriers
between the street and the diners. The use
of additional deep landscaping with roof
top plantings eliminate any perceived
building bulk.
c) temporary walls or roofs are stored when not in use N/A – no temporary walls or roofs are
and secured at all times; proposed. The proposed design includes a
variety of lightweight materials including
glass and timber.
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d) adequate air movement is available; and Complies – through the use of lightweight
materials and large openings, the design
presents as if no walls are in place, enabling
good passive airflow.
e) structures do not impede the movement of Complies - all structures are to be built
pedestrians or vehicles; within the property boundary and do not
AND impede pedestrian movement. The
proposed changes enhances the active
frontage enabling interaction between
pedestrians and diners.
Specific Outcome 037 Proposed Plans
O37 Adequate clearways and head clearance are Complies - The proposed awning windows
provided to allow safe movement of users of the will be set at 2.4m or higher to provide safe
premises. pedestrian movement.
Landscaping Code
14.130 Compliance with the Landscaping Code
Development that is consistent with the specific outcomes in sections 14.133—14.139 complies with the
Landscaping Code.
14.135 Specific requirements for Business Uses
Specific Outcome O1 Proposed Plans
Design of commercial and retail spaces
O19 Landscaping softens building bulk and creates
pleasant settings for visitors and staff that function well
in an intensively used environment by—
Streetscape and amenity
O1 Sufficient landscaped areas are provided to—
a) enhance the visual amenity and natural landscape Complies – deep landscaping is increased
character of the area, streetscape and local area; from 11m2 – 16m2, and further significant roof
top planting is proposed which will cascade
over the fascia to increase the landscaped
presentation to the street. The visual amenity
and character of the area will be enhanced
by the proposed landscaping.
b) retain natural landscape features, such as rock N/A
outcrops and existing large trees;
c) retain existing native vegetation and enhance buffer Complies
areas around property boundaries;
d) suit the relative size and nature of the development Complies – the combination of proposed
and its setting; vegetation from the large pandanus to the
mid and low level covers adds to the depth
and the contract of the landscaping. The
addition of the roof top planting which will
cascade over the fascia also adds to the lush
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landscaped setting adjacent.
d) reduce the visual impact of large or bulky structures N/A
and fencing along watercourses; and
e) conceal service, carparking and loading areas of N/A
developments;
g) screen incompatible land uses; and N/A
h) provide privacy between any dwelling units and Complies
accommodation units on and adjoining the site to a
height and density appropriate to the scale of the
development.
Specific Outcome O2 Proposed Plans
Building and landscape design
O2 Site layout and building and landscape design—
a) provides for soft landscaping to be established in Complies – deep landscaping is increased
and around the development; from 11m2 – 16m2, and further significant roof
top planting is proposed which will cascade
over the fascia to increase the landscaped
presentation to the street. The visual amenity
and character of the area will be enhanced
by the proposed landscaping.
b) maximises the retention of large canopy trees; Complies – 3 large pandanus are proposed
to be planted.
c) within the Eastern Beaches Locality and Noosa N/A
Heads Locality, avoids the removal of heath
vegetation, except where required for internal roads
and service and infrastructure construction;
d) minimises the extent of impervious paved areas; Complies – current pavement to be removed
to add an additional landscaping.
e) provides for suitable plant layouts and densities; Complies
f) facilitates the adoption of appropriate planting Complies
techniques; and
f) considers on-going maintenance requirements to Complies – specific species will be chosen to
assure the establishment and ongoing survival of ensure survival.
plantings.
Specific Outcome O3 Proposed Plans
Species selection
O3 Landscaped areas include plant species that—
a) are appropriate to the biophysical conditions and Complies – suitable palette of preferred
landscape character of the area; species to be selected.
b) are suitable for the space available, the level of visual Complies – landscaping has been designed
and climatic exposure, the functional requirements of and located to be functional for ongoing
the site and the scale of the development; management and sit appropriately within
the landscape.
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c) provide for appropriate levels of shade and sunlight to Complies
occupants of the development throughout the year;
d) minimise the demand for water use; Complies – appropriate species to be
selected that minimise requirements for
water use.
e) in road reserves, provide street trees with effective N/A
canopy shading having regard to the size and scale of
the road reserve and the location of services and other
structures;
f) for street trees in towns are villages, are consistent N/A
with the existing streetscape character;
g) do not cause potential damage to buildings or N/A
structures;
h) are not harmful to pedestrians, particularly around N/A
schools, childcare centres, shopping areas and other
high pedestrian areas;
i) in intensively used environments, can endure high levels N/A
of activity; and
j) for rural residential developments, are best suited to N/A
less intensive maintenance and low availability of water
for gardens.
Specific Outcome O4 Proposed Plans
Safety and security
O4 Landscaping is designed and located to maximise
the safety and security of public and private areas by—
a) clearly defining the boundaries between private and Complies
public spaces;
b) promoting casual surveillance of buildings and public Complies
areas from the street and other public areas for personal
security reasons;
c) avoiding concealment spots; and Complies
d) maintaining safe sight distances to and from road Complies
and building corners, carpark entrances and driveways
(see Figure 14- 16);
e) maintain safe sight distances at planting bed ends N/A
within carparks;
f) protecting solid fences from graffiti by incorporating N/A
elements such as landscaping, creepers, murals or
vandal resistant paint; and
g) separating and defining pedestrian and vehicle N/A
circulation routes.
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Specific Outcome O5 Proposed Plans
O5 The provision of landscaping is to a satisfactory Complies
standard ensuring that it does not lead to opportunities
for concealment and possible assault sites.
Specific Outcome O6 Proposed Plans
O6 Street trees and plantings in towns and villages, N/A
carparks and other areas where potential conflicts with
vehicles and pedestrians are evident, are planted so as
to maximise vehicle and pedestrian safety
Specific Outcome O19 Proposed Plans
Design of commercial and retail spaces
O19 Landscaping softens building bulk and creates
pleasant settings for visitors and staff that function well
in an intensively used environment by—
a) providing canopy trees and ancillary shade structures; Complies - 3 x large pandanus trees are
proposed. Pods that come to street front
are open air seating structures which
provide seating, refer to sectional drawings.
b) using shrubs and garden beds to clearly define public Complies - a variety of plantings have been
spaces and pedestrian walkways; incorporated into the proposed design.
These have been varied in height and depth
to create visual cues and entry statements
into Café Le Monde.
c) providing areas for public art, where appropriate; N/A
d) providing outdoor areas with seating for staff and
visitors;
e) adopting landscape solutions that reduce the visual Complies - the proposed ground
impact of building bulk (see Figure 14-23); landscaping and roof top plantings soften
the built form and lessen the appearance of
the building bulk behind the subject site.
f) using screen planting to conceal service and loading N/A
areas;
g) making provision for outdoor dining areas where Complies - the proposed new design
appropriate, that integrate well within the streetscape incorporates outdoor dining and increased
(see Figure 14-24); landscaped areas to Hastings Street.
h) providing adequate screening along the perimeters of Complies - the proposed design
the development; incorporates 16m2 of landscaping to Hasting
Street. Boundary planting is still proposed in
the existing locations.
i) avoiding the use of formal planting design for frontage Complies – the landscaping palette
works; and proposed provides for ground, mid and
canopy landscaping solutions with a mixture
of species to provide depth and contrast.
The additional roof top plantings add a
further depth and contrast which ensures
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that the landscape presentation is not
sedentary and formalised.
j) providing planting design and species selection that Complies – species used will be those that
can endure an intensively used environment. are proven to survive in a coastal
environment, minimising the requirement for
water.
It is important to consider the development against the provision of the New Noosa Plan as this plan seeks to
provide a framework and blue print for development outcomes into the future. This application if approved
would be undertaken and constructed at a point in time when the New Noosa Plan would have been fully
adopted.
The New Noosa Plan whilst still in Draft format also specifically talks to this site, further detail will be provided
on the compliance with the Performance Outcomes as listed within the Draft New Noosa Plan.
• Noosa Heads Local Plan Code,
• Tourist Accommodation Zone Code,
• Business Activities Code, and
• Landscaping Code.
Draft New Noosa Plan - Noosa Heads Local Plan Code
Performance Outcome PO3 Proposed Plans
PO3 Development contributes to the establishment of Complies
attractive streetscapes to enhance the character of
Noosa Heads.
Performance Outcome PO5 Proposed Plans
PO5 Development retains enhances the existing mature Complies – 3 large pandanus and
trees and character vegetation contributing to the additional vegetation are proposed which
vegetated backdrop, character and habitat values of enhances the mature vegetation existing
the local area. adjacent.
Performance Outcome PO7 Proposed Plans
Built Form and Streetscape
PO7 Buildings, structures and landscaping is integrated Complies – vegetation chosen reflect the
with the natural landscape and reflect the beachside, beachside character which ensure form,
riverside or hillside character and setting of the local composition and protection of
plan area in terms of form, composition and protection neighbourhood amenity.
of neighbourhood amenity.
Performance Outcome PO10 Proposed Plans
PO10 Development reinforces the main street character Complies – the proposed development
of Hastings Street, Sunshine Beach Road, Arcadia Street maintains the main street character of
and the northern side of Lanyana Way with a pedestrian Hastings St.
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scale of development and visual linkages to open space
and natural areas such as Noosa National Park, Noosa
Hill and Noosa Main Beach and Pinaroo Park.
Performance Outcome PO11 Proposed Plans
PO11 Development in a Centre zone or Tourist
Accommodation zone in Hastings Street:
a) is sympathetic to the existing character, streetscape Complies
and built form;
b) contributes to the variety of low set and walk up Complies
building styles in the streetscape;
c) creates vibrant and active streets and public spaces; Complies – the use of smaller separate
and presentation to the street with the open air
pods, to boundary which are separated by
new improved landscaping areas ensures a
vibrant and active street.
d) provides integrated and functional car parking and N/A
access arrangements that do not dominate the street.
Performance Outcome PO13 Proposed Plans
PO13 Development is high quality, low rise and Complies
pedestrian focussed reinforcing the character of
Hastings Street as a principal focal point for visitors.
Figure 7.2.5.6 - Hastings Street Character outcomes – Noosa Heads Local Plan Code
Draft New Noosa Plan - Tourist Accommodation Zone Code
Acceptable outcomes are provided for some, but not all, performance outcomes, and identify ways in which
performance outcomes can be met. Compliance with the performance outcome should be demonstrated
and the acceptable outcomes are considered as one way to satisfy the corresponding performance
outcome.
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Performance Outcome PO13 Proposed Plans
Setbacks
PO13 Buildings and other structures are designed and
sited to:
a) provide a high level of amenity to users of the subject Complies
site and adjoining premises, including provision of visual
and acoustic privacy;
b) not unreasonably obstruct views or cause overlooking Complies
of private open space or habitable areas of adjoining
premises;
c) provide adequate distance from adjoining land uses; Complies
d) preserve existing vegetation that will help buffer Complies – and proposes to enhance the
development; development by additional landscaping.
e) allow for space and landscaping to be provided Complies – the landscaping proposed
between buildings including adequate area at ground provides for a mix species and sizes to be
level for landscaping with trees, shrubs, outdoor living planted.
and utilities;
f) be consistent with the predominant character of the Complies – this design provides for an
surrounding area, maintaining the visual continuity and improved visual presentation and
pattern of buildings and landscape elements within the landscaped elements to the street. The
street; and positioning of roof overhangs for shading,
landscaping and angling of the proposal
aligns with the Figure 6.3.4.4
g) protect the natural character and avoid adverse N/A
impacts on ecologically important areas such as the
beach, Noosa River, national parks and other parklands.
Performance Outcome PO14 Proposed Plans
Streetscape
PO14 Development:
a) incorporates a high standard of architectural and Complies – the design proposed is creating
landscaping design and creates attractive and an attractive and functional space, utilising
functional buildings, streets and places. a palette off different materials, textures
and landscaping.
b) addresses and enhances the streetscape by Complies
incorporating articulation and individual design elements
that add visual interest to the development;
c) provides non-discriminatory access where floor levels N/A
are raised to meet flood immunity;
d) enables direct visual connection between the street, Complies – the use of the large hopper style
footpath and interior of the building where located on windows presents the space as being one
Hastings Street, Gympie Terrace or Thomas Street; large open area when they are opened.
e) makes the most of corner sites by addressing both N/A
frontages;
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f) has a form and architectural scale that does not Complies – the angling of the built form,
dominate the streetscape or the surrounding properties; with the use of additional deep landscaping
and rooftop planting to provide break of the
fascia areas, ensures the proposal does not
dominate the surrounding properties.
g) does not detract from the visual amenity of adjoining Complies
properties such as the impact on views, access to
sunlight or overlooking;
h) takes the form of small separate buildings, rather than Complies
large single bulky development;
i) sits within a landscaped setting; and Complies
j) visually screens site utilities or integrates them with the N/A
design of the development.
Performance Outcome PO15 Proposed Plans
Development with frontage to Hastings Street Noosa
Heads, Gympie Terrace Noosaville or Duke Street
Sunshine Beach, presents a particularly high quality
streetscape with design elements and building forms
that:
a) contribute to the creation of an attractive, Complies
contemporary coastal built form that defines rather than
dominates, the street and public spaces;
b) provide a pedestrian friendly facade and incorporates Complies – with the creation of the open air
activities located at ground level to create a vibrant roof pods which lightly touch the boundary
streetscape with high levels of activity and casual on only a corner each, it allows for the
surveillance; and vibrancy of the activity in the street to
interact with the diners and vice a versa. The
pods are a clever interpretation of the
awnings proposed in Figure 6.3.4.4.
c) incorporates dense street planting and a variety of Complies
alfresco dining or sitting areas serving as local meeting
places
Figure 6.3.4.4 - Hastings Street Character outcome – Tourist Accommodation Zone Code
PO Box 1818 07 5430 6659
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
Page 18
Draft New Noosa Plan – Business Activities Code
Acceptable outcomes are provided for some, but not all, performance outcomes, and identify ways in which
performance outcomes can be met. Compliance with the performance outcome should be demonstrated
and the acceptable outcomes are considered as one way to satisfy the corresponding performance
outcome.
Performance Outcome PO8 Proposed Plans
Outdoor Dining areas
PO8 Outdoor dining areas are designed and located so
that:
a) structures are aesthetically pleasing and in keeping Complies – materials, textures and style
with the existing character of the area, including the reflects the design elements of the Visitor
architecture of the associated building; Information Centre adjacent.
b) outdoor dining adds to the streetscape without Complies – the outdoor dining pods sit
increasing perceived building bulk; beneath an awning as the New Noosa Plan
proposes. The internal dining sits back from
the street between 1.4m – 5.24m.
c) temporary walls or roofs are retracted when not in use N/A
and secured at all times;
d) the use does not pose a health and safety risk to Complies
patrons;
e) adequate air movement is available; and Complies – the design incorporates all
measures to enable protection from
environmental conditions whilst still allowing
for an open flow of natural ventilation.
f) structures do not impede the movement of N/A
pedestrians or vehicles.
Performance Outcome PO10 Proposed Plans
Design of commercial and retail spaces
PO10 Landscaping softens building bulk and creates a
casual, pleasant setting for site users and the broader
community by:
a) adopting landscape solutions that reduce the visual Complies – the landscape solutions that are
impact of building bulk; proposed take into additional deep
landscaping of 16m2 incorporating 3 large
pandanuses and appropriate mid level and
ground cover plantings. To further assist in
reducing perceived visual impacts roof top
podium plantings are proposed which will
add height but also cascade over the edge
of the fascia to soften the built form.
b) providing canopy trees and ancillary shade structures; Complies – the shade structures proposed
address the street in the form of the open
air pods, these sit interspersed between the
large plantings of the 3 pandanus trees.
PO Box 1818 07 5430 6659
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
Page 19
c) using shrubs and garden beds to clearly define public Complies
spaces and pedestrian walkways;
d) providing areas for public art, where appropriate; N/A
e) providing outdoor areas with seating; Complies – the proposed outdoor open
pods are designed to provide outdoor
dining opportunities.
f) using screen planting to conceal service and loading N/A
areas;
g) making provision for outdoor dining areas where Complies
appropriate, that integrate well within the streetscape;
h) providing adequate screening along the perimeters of Complies
the development;
i) avoiding the use of formal planting design for frontage Complies – the proposed landscaping is a
works; and mix of species and heights, with built form
open awning of the pods that removes the
formalised approach of planter boxes and
seating wall of adjoining development.
j) providing planting design and species selection that Complies
can endure an intensively used environment.
Draft New Noosa Plan – Landscaping Code
Performance Outcome PO1 Proposed Plans
Amenity
PO1 Landscaped areas—
a) enhance the visual amenity and natural landscape Complies
character of the site, streetscape and local area;
b) retain natural landscape features; Complies – enhances the existing
landscaping.
c) enhance buffer areas around property boundaries; Complies
d) suit the relative size and nature of the development Complies
and its setting;
e) reduce the visual impact of large or bulky structures Complies – the proposed mix of plants
and fencing; including the rooftop plantings reduce any
presentation of visual impact.
f) screen incompatible land uses; N/A
g) conceal service, car parking and loading areas; and N/A
h) provide privacy between any dwellings or N/A
accommodation on and adjoining the site to a height
and density appropriate to the scale of the
development.
PO Box 1818 07 5430 6659
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
Page 20
Performance Outcome PO2 Proposed Plans
Design
PO2 Site layout and building and landscape design—
a) provides for soft landscaping to be established in and Complies – it is proposed to establish a mix
around the development; of planting around the development.
b) maximises the retention of large canopy trees; Complies – 3 large pandanus are proposed
as part of the landscaping.
c) minimises the extent of impervious paved areas; Complies – the additional proposed
landscaping reduces the extent of
impervious paved areas.
d) provides for suitable plant layouts and densities; Complies
e) facilitates the adoption of appropriate planting Complies
techniques; and
f) considers on-going maintenance requirements to Complies – the proposed species are those
assure the establishment and ongoing survival of which are resilient and tolerant to the
plantings coastal environment.
f) reduces the impact of buildings and structures. Complies
Performance Outcome PO5 Proposed Plans
Safety and security
PO5 Landscaping is designed and located to maximise
the safety and security of public and private areas by—
a) clearly defining the boundaries between private and Complies
public spaces;
b) promoting casual surveillance of buildings and public Complies
areas from the street and other public areas for personal
security reasons;
c) avoiding concealment spots; Complies
d) maintaining safe sight distances to and from road Complies
and building corners, car park entrances and driveways;
e) maintain safe sight distances at planting bed ends N/A
within car parks;
f) designing to discourage graffiti; N/A
g) ensuring vegetation does not inhibit the effectiveness N/A
of street lighting or conceal signage; and
g) separating and defining pedestrian and vehicle N/A
circulation routes.
Performance Outcome PO10 Proposed Plans
Species selection
PO10 Plant species:
PO Box 1818 07 5430 6659
Noosa Heads [email protected]
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Page 21
a) are appropriate to the biophysical conditions and Complies - the proposed species are those
landscape character of the area; which are resilient and tolerant to the
coastal environment.
b) are suitable for the space available, the level of visual Complies – species to be selected will be
and climatic exposure, the functional requirements of done so to ensure they can manage the
the site and the scale of the development; climatic exposure.
c) provide appropriate levels of shade and sunlight to Complies
occupants of the development throughout the year;
d) minimise the demand for water use; Complies – species selected will be
appropriate for their location.
e) do not cause potential damage to buildings or Complies
structures;
f) are not harmful to pedestrians, particularly around N/A
schools, childcare centres, shopping areas and other
high pedestrian areas;
g) in intensively used environments, can endure high Complies
levels of activity;
h) do not attract wildlife to high risk areas; and N/A
i) reduce the visual impact of the development including Complies – the proposed planting schedule
any stormwater treatment infrastructure. for the in ground landscaping provides for 3
large pandanus and associated mid and
ground level coastal plantings. The roof top
is proposed for planting to provide further
landscape density along with the softening
of the fascia.
Key observations of the proposed plans against the elements of the Noosa Plan and Draft New Noosa Plan
are are:
• The articulated design with the open pods provides for an integrated design of awnings and
landscaping.
• The clear roofing material to areas of the proposal allow for light penetration creating the effects of
small buildings and laneways.
• Landscaping treatment has been increased to Hastings St along with an innovative approach to roof
top planting to assist in providing additional elements to the architectural design.
• The use area is reduced by the inclusion of space previous used for dining to now be area for a bar,
servery and longer entrance corridor.
In summary returning to the areas where Council staff were seeking Further Information,
• Setback
o Note the responses provided in the tables from the Noosa Plan and The Draft New Noosa Plan
relating to the Specific Outcomes for buildings and design. The proposed plans address all
matters and demonstrated compliance with the Specific Outcomes.
o Within the Tourist Accommodation Zone Code and criteria for assessment relating to Design
PO Box 1818 07 5430 6659
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
Page 22
it must be noted that one of the plans Acceptable outcomes AO15.1 (d) provides for indoor /
outdoor food and drink outlets being built to boundary and the active street frontage.
o The current approval has structures approved to boundary and it needs to be noted that the
proposal provides for the structures built to boundary to be more aligned as an awning
structure with seating similar to Figure 6.3.4.4 - Hastings Street Character outcome – Tourist
Accommodation Zone Code. This is considered the preferred design and character outcome
for Hastings St.
• Streetscape and Character
o The robust assessment undertaken against current and future scheme provisions, clearly
demonstrates the architectural merit in adding to both the streetscape of Hastings St but
ensuring the design meets all character provisions.
o The buildings present as smaller built form articulated to suggest a series of open and
connecting alleyways. Entrance points are setback as far as 5.24m to entice the customer to
walk in and explore what is sitting underneath the proposed translucent roof.
• Use area Carparking
o Use area has reduced with the inclusion of a new Bar Area, Servery, increased Landscaping
and extended access paths into the building. Previous approval provided for most of these
changed areas to form part of the total use area calculation.
We are of a genuine belief that this proposed design achieves planning compliance and will contribute
significantly and positively to the Hasting Street streetscape.
We ask that this material be considered and that Council assesses the application in a timely manner.
Please do not hesitate to contact me if you require further information.
Kind Regards,
Russell Green APIA MQELA
Managing Director
RG Strategic
PO Box 1818 07 5430 6659
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
Page 23
STRATEGIC SOLUTIONS, CREATIVE THINKING
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