2022 04 11 RFI further response - Stockwell · MCU21/0146

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                                    START OF INFORMATION REQUEST



The following response provides all of the information requested by Noosa Council pursuant to Section 13 of
the Development Assessment Rules.

Item 1




Response

The Architectural Plans respond to the following characteristics of Noosa Style, they are:

    1. The built form has an appreciation of the uniqueness of place and is orientated to allow for a buffer to
       the existing Noosa Civic Shopping Centre along the rear boundary and includes a 6mtr setback to
       Hofmann Drive front boundary which is proposed to be landscaped to facilitate a parklike setting. The
       outlooks are to the street, recreational area, toward the environmental covenant area or to private
       open space.
    2. The central recreational area provides a private parklike setting for all residents with promotion of an
       outdoor lifestyle within subtropical landscaped gardens.
    3. The development is scaled to three separate buildings each with only 30 residences per building and
       nestled within deep landscaping to create distinct separation between each.
    4. Layered building forms with different façade finishes, full height shutter screens, deepened
       balconies, distinct articulation of roof form and individuality between each building.
    5. Building materials are fragmented to define building edges and articulate each building form and
       capture subtropical design.
    6. Building A and B provides for large recesses at main entries to animate the building entries and form.
    7. Light and shadow is promoted by use of balconies, screens, slats, and awning windows; and
       articulated roof form.
    8. Landscaping between buildings and throughout the development

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Item 2




Response

The site is positioned behind the Noosa Civic Shopping Centre and between Open Space (OS7), Hofmann Drive,
preserved vegetated spaces of OS4 and OS2 and a future development site.

The architectural layout has been sited to ensure a vegetated buffer is preserved to the existing Noosa Civic
Shopping Centre and each dwelling has a unique visual connection with either Open Space (OS7), Recreational
spaces or Hofmann Drive. As such, Building A faces north- west and Building B faces south-west resulting in
no Lots facing directly west and each residence will also have the advantage of sun shading from landscaping
preserved to the sites periphery and landscaping proposed to the site. The proposed layout is the best
orientation for each residence to enjoy a visual experience, enjoy natural ventilation and light penetration
maximising solar access.

Item 3




Response

The Architectural proposal provides for sixteen 1C types with an internal room down from the previous 33.
These residences provide a room that can adapt and be used as either a study or a multipurpose room. The 1C
type is designed for residents who need additional space in their apartment but who do not have the financial
capacity for the larger 2-bedroom apartment types. The room will meet the requirements as defined by the
National Construction Code and meet certification requirements under the National Construction Code.
Natural light and ventilation are proposed to be obtained from a window.

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Item 4




Response


The Architectural proposal encompasses three separate buildings with creative landscape spaces and
landscaping between buildings. Buildings A and B were separated further to create a more meaningful deep
plant area of XXmtr2. Building B was shifted north 2.4mtrs to allow for landscape to buffer between the
building and the visitor carpark /entry area.

In addition, the built form is orientated to allow for a landscape buffer to the existing Noosa Civic Shopping
Centre and provides for a significant landscaped parklike recreational area and integrates with the private
open space in OS7.

The visitor carparking has been improved with additional landscaping and a reduction of visitor carparking
spaces to 10 spaces and softened from the street view with landscaping.

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Item 5




Response

The Architectural plans show increased pitch and articulation of roof form with a general pitch of between 3- 7
degrees and in some places 10 degrees. Increased pitch has facilitated a response to subtropical design by
adopting pavilion style and increasing the interest of the skyline presentation.



Item 6




Response

The Architectural proposal has been designed to a plot ratio of 0.75:1 with the project achieving 0.74:1 and the
built form has responded to the following characteristics of Noosa Style, they are:

    1. The built form has an appreciation of the uniqueness of place and is orientated to allow for a buffer to
       the existing Noosa Civic Shopping Centre and facilitate outlooks for all dwellings. The outlooks are to
       the street, recreational area or to the private open space.
    2. Encompasses the external environment with the creation of a recreational space for private use by all
       residents which is treated with landscaping
    3. The development is scaled to three separate building each with only 30 residences per building.

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    4. Layered building forms with different façade finishes, full height shutter screens, deepened
       balconies.
    5. Building materials are fragmented to defined building edges and define each building form.
    6. Building A and B provides for large recesses at main entries to animate the building entries and form.
    7. Light and shadow animated by use of balconies, screens, slats and awning windows; and
    8. Articulated roof form
    9. Landscaping between buildings and throughout the development



Item 7




It is my view with regard to good design practice as well as the intentions of the Noosa Plan, that
the 12m height limit is not intended to be completely filled with ‘saleable storeys’ topped by a low
pitch skillion roof plane, but the 12m height window is envisaged to accommodate 2/3
storeys as well as the variations and articulations in roof form that contribute to subtropical design
character and the skyline.




Response

The Architectural plans demonstrate three separate buildings with an animated and layered roof form with a
general pitch of between 3- 7 degrees and in some places 10 degrees.

Item 8

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Response

The Architectural proposal provides for a dynamic mix of dwelling types and sizes capable of adapting to
different household types. This can be evidenced by:

    •    All lots are defined as small dwellings and under 100mtr2
    •    Diverse mix of dwelling types to cater for a range of household types and needs.
    •    Diversity of product type addresses various price ranges in the market.
    •    All lots are accessible and allow for access with no step from car space to residence via internal
         access.
    •    All lots have an entry access width of 820mm minimum.
    •    All lots have a bathroom at the entry to the apartment level.
    •    41 lots are compliant with the amended 2022 September National Construction Code and the Livable
         Housing Design Guidelines Silver level for apartments promoting aging in place with bathrooms
         design to allow for future install of grab rails in showers and beside toilets.
    •    Minimum circulation space of 1200mm around toilet pans with the toilet pan located in the corner.


Item 9




Response

The Architectural Plans respond to the following characteristics of Noosa Style, they are:

    1. The built form has an appreciation of the uniqueness of place and is orientated to allow for a buffer to
       the existing Noosa Civic Shopping Centre and facilitate outlooks for all dwellings. The outlooks are to
       the street, recreational area or to the private open space.
    2. Encompasses the external environment with the creation of a recreational space for private use by all
       residents which is treated with landscaping
    3. The development is scaled to three separate building each with only 30 residences per building.
    4. Layered building forms with different façade finishes, full height shutter screens, deepened
       balconies.
    5. Building materials are fragmented to defined building edges and define each building form.
    6. Building A and B provides for large recesses at main entries to animate the building entries and form.
    7. Light and shadow animated by use of balconies, screens, slats, and awning windows; and
       articulated roof form
    8. Landscaping between buildings and throughout the development

Email 5th April 2022

As discus, the following comments relate to the review of the amended plans:

    1.   The development is an overdevelopment of the site, (Refer to response in Item 6)

    2. There is insufficient articulation in the roof forms. (Refer to response in Item 7)

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    3.   There needs to be some two storey sections preferably at the ends of Block A and Block B to assist in
         reducing the scale of the buildings that face the street. (PO 18 allows for building height of up to 3
         storeys and 12mtrs, the proposal is considered consistent with this code)

    4. The basement should be reduced by 2 to 4 cars between block A and block B where it kinks in plan to
       permit some serious deep landscaping between these blocks. (Buildings A and B have been
       separated to increase articulation allowing increased deep plant between and also alongside
       Building B near the entry)

    5.   The aesthetics of Block C at the entrance – see perspective is underwhelming; it could be improved by
         planting up the roof over the bin store plus a better architectural composition plus taller landscape
         along the external wall of the bin store flanking the car park. (Refer to Architectural drawing DA005 D
         – planter boxes have been included above the bin store as requested)

    6.   The visitor car park needs screening from the side habitable rooms in block B, the lights from the cars
         will destroy the internal amenity particularly in the evening, there needs to be a wider separation and
         more heavy landscape screening. (Refer to response in Item 4)

    7.   The vertical end elevations that read as 3 storey in the one colour pallet could be improved by
         distinguishing the base storey with a different colour or material. (Refer to updated architectural
         package – increased material interest and elements have addressed creating substantial building
         articulation)

    8.   The study in Unit 1C should be conditioned as not being able to be used as a bedroom because of
         insufficient light and ventilation. (Refer to response in Item 3)

    9.   The lobby space outside the elevator needs to be wider. (Lobby space is compliant with Australian
         Standards and National Construction Code requirements)

    10. The corridors should be naturally ventilated at each end. (Ventilation will be included in detailed
        design)

    11. There is no demonstrated water collection off the rooves nor is there any solar collectors to reduce
        energy loads, particularly for residents common light and power and pool use. (Refer to civil pack
        previously provided. Compliant water capture will be included)

    12. Mature landscape from the start will need to be conditioned as you see the building bulk has been
        visually reduced by photoshopping the trees over the elevations and without mature landscaping from
        day one the elevations will look terrible. (Refer to Landscape Architectural pack – appropriate
        species, maturation and ground treatments have been proposed to enable maximum vegetation
        take up and survival)

    13. Because of the overbearing size of the blocks the colour pallet will be critical and should be in
        sympathetic bush tones (Refer to response in Item 1)

Further to the above, I have not done a detailed assessment of the technical scheme parameters of the
amended plans (site cover, plot ratio etc). In this regard, it is important to note that we expect the
development to comply with the relevant provisions including the requirement for:

One in three multiple dwelling units: (Refer to response in Item 8)


          1. is accessible by a safe, continuous and step free path of travel from the street entrance of the
             property or from a car parking space;
          2. has a step-free entrance door with opening width of at least 820 millimetres; and
          3. contains a bathroom on the entry level.

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END OF INFORMATION RESPONSE

We believe the proposed development will be a great addition to the Noosaville neighbourhood,
enhancing the residential, connectivity and landscape character of the area. Stockwell are committed
to bringing quality and affordable residential properties to the region and we are encouraged by the
positive benefit these works will have on the local community and economy.

Should you have any questions with respect to the above, please do not hesitate to contact me direct.

Yours Faithfully,

EZ.

Siobhan Fernantzen

(Development Manager)

Stockwell

Email: [email protected]

   

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