Council Report - MCU18 0204 DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE FOR ENTERTAINMENT AND DINING BUSINES

               SPECIAL COMMITTEE MEETING REPORT                                                     5 JUNE 2019


               oo) For the Neighbourhood Centre Zone—
                   i.        the Peregian Beach and Sunrise Beach neighbourhood centres form focal points for
                             the communities providing local shops, offices, restaurants and limited higher order
                             functions to support the day to day needs of residents and visitors;
                   ii.       retail, commercial and medical functions are of a convenience nature and residents
                             will access higher order goods and services at Noosa Heads, Noosaville or outside of
                             Noosa Shire;
                   iii.      Business Uses are of a scale and character consistent with the locality and the
                             commercial and retail hierarchy of Noosa; and
                   iv.       development provides for strong pedestrian and visual connections between private
                             development and adjacent public spaces;
               The proposal is consistent with the Overall Outcomes in so far as the development provides for a
               range of consistent commercial uses within the Peregian Beach neighbourhood centre. These
               uses will service the immediate needs of both residents and visitors to the locality and will
               enhance the Peregian Beach village as a focal point for the community. In this regard, the
               proposal aligns with the existing approval as it also provided for a range of consistent commercial
               uses.
               However, concern is raised with the built form and scale of the development which is inconsistent
               with the Overall Outcomes for the locality. The lineal form of the building and external screen
               treatments is not responsive to the informal beachside character or consistent with surrounding
               development. The upper level of the building façade, which incorporates screening to the first
               storey and the roof deck, extends for almost 5 metres in vertical height and exacerbates the
               strong lineal elements of the design. The building does not contribute to an informal village-like
               atmosphere that engenders a ‘sense of place’ and is not compatible with the coastal surrounds,
               instead being akin to a development expected within an inner urban setting. The exaggerated
               upper level results in the building having the appearance of a 3 storey building. This is
               inconsistent with the appearance of other buildings within Peregian village which are limited to 2
               storeys with traditional roof lines with the upper levels including generous openings/balconies.
               Renders provided with the application rely on vertical landscaping to soften the building form.
               Council has not previously accepted vertical landscaping as an acceptable design response,
               instead requiring the built form of the development to demonstrate compliance with the built form
               outcomes sought by the planning scheme. This is in part due to the fact that an extended time
               period would lapse prior to vertical landscaping taking its desired effect and no certainty that
               vertical landscaping will achieve its desired outcome or be adequately maintained.
               It is acknowledged that the existing approval allows for the site to be redeveloped in accordance
               the associated approved plans which provides for a modern design which also incorporates a
               screening device. However, this device is limited to the upper level and excludes the roof top
               terrace. The screen also has a more lightweight appearance than that currently proposed.
               Furthermore, the lower level of the existing approval provides increased openings to the building
               which allow for greater interaction with external public spaces and assists in reducing the
               perceived scale of the building bulk. The approved development also had an expansive awning
               with a substantial narrower face than the shorter and thicker awning proposed. The difference in
               awnings further enhances the perception that the approved development is more lightweight than
               what is currently proposed. A comparison of elevations is provided in the images below.




                                                                                                    Page 7 of 13

Document Set ID: 20864810
Version: 16, Version Date: 31/05/2019