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The Calile Noosa - Peer Review Rev. B 17.08.22
Peer Review Proposed Architectural Design for The Calile Noosa Revision: B Date: 17 August 2022 Author: Lindy Atkin Architect LFRAIA
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Contents
1 Introduction ............................................................................................................ 1
1.1 Invitation to Peer Review ............................................................................................ 1
1.2 Review Methodology ................................................................................................... 1
1.3 Site Description ........................................................................................................... 1
1.4 Site History .................................................................................................................. 2
1.5 Development Proposal ................................................................................................ 2
1.6 Documents Reviewed ................................................................................................. 3
2 Noosa Plan 2020.................................................................................................... 4
2.1 Role and Function ....................................................................................................... 4
2.2 Built Form .................................................................................................................... 5
2.3 Design ......................................................................................................................... 7
2.4 Safety and Amenity ................................................................................................... 13
2.5 Environment, Heritage and Scenic Amenity ............................................................. 16
2.6 Earthworks and Drainage.......................................................................................... 17
2.7 Landscaping .............................................................................................................. 17
3 Noosa Design Principles ...................................................................................... 20
3.1 Iconic Place ............................................................................................................... 20
3.2 Sensitive Growth and Development.......................................................................... 20
3.3 Noosa Biosphere Reserve ........................................................................................ 21
3.4 Local Character ......................................................................................................... 21
3.5 Enjoying the Footpath ............................................................................................... 22
3.6 Footpath Dining ......................................................................................................... 22
3.7 The View from Here .................................................................................................. 23
3.8 Designs for Living...................................................................................................... 23
3.9 Working with Nature .................................................................................................. 24
3.10 Wayfinding ................................................................................................................ 24
3.11 Walking, Riding and Driving ...................................................................................... 25
3.12 Our Creative Environment......................................................................................... 25
3.13 Architectural Style ..................................................................................................... 26
4 Summary of Suggestions ..................................................................................... 27
4.1 General...................................................................................................................... 27
4.2 Built Form .................................................................................................................. 27
5 Author’s Credentials ............................................................................................. 27
5.1 Resumé ..................................................................................................................... 27
6 Disclaimer ............................................................................................................ 29
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1 Introduction
1.1 Invitation to Peer Review
In August 2022, Richards & Spence architects invited Lindy Atkin at Bark Design Pty Ltd,
trading as Bark Architects, to independently peer review the proposed architectural design
for the Calile Noosa for Calile Malouf Investments Pty Ltd.
Lindy Atkin is an Architect registered with the Board of Architects QLD (BOAQ), a Life
Fellow of the Australian Institute of Architects (LFRAIA), a member of the QLD Urban
Design and Advisory Panel (QUDAPP) for the Office of the QLD Government Architect, a
member of the Design Excellence Panel (DEP) for the QLD Government’s Department of
Housing, former Deputy Chair of Noosa Biosphere Limited and current Chair of Sunshine
Coast Open House. Lindy has lived in Noosa for the past 27 years and has been a Director
of Bark Design Pty Ltd, Trading as Bark Architects, in Noosa for the past 25 years,
designing many public and private projects in Noosa, as well as projects throughout QLD,
as far north as Cairns, out to Barcaldine and Miles and down to Byron Bay. Further
credential can be found in Lindy’s resumé in section 7 of this document.
This document is intended to be provided to Noosa Council to accompany the Development
Application – Change to an Existing Approval.
This report provides review and comment with regards to the proposal’s consistency with
the Noosa Plan 2020 and Noosa Design Principles published in 2015.
Specific attention is given to the architecture and visual amenity of the design, with
particular consideration of the appropriateness of the design in the context of Noosa’s “look
and feel” or the Noosa “style” that has been developing since the mid-twentieth century.
1.2 Review Methodology
Rather than reviewing ‘final’ architectural drawings, this peer review has entailed a
collaborative engagement to provide feedback and suggestions during the design
development process. Therefore, some of the commentary herein contains references to
components which have subsequently been adjusted accordingly.
This process is considered to be a more proactive approach to involving the local design
community than the engagement of a consultant after the design has been finalised and an
application lodged with Council.
The benefits of this ‘team’ methodology are further reinforced in the Noosa Design
Principles to: “Involve the community in design projects as residents are a highly valued
source of local knowledge and information…[to] gain an understanding of each place, its
problems and issues, through focused consultation and investigation.”
1.3 Site Description
The site is within the Noosa Heads Locality under the Noosa Plan 2020 and comprises of
Lots 10 and 11 on SP 195871, which are located at 7 and 3 Serenity Close, Noosa Heads,
respectively. They are bordered by Council Roads, Banksia Avenue North to the east and
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Serenity Close to the north and west, a 4 metre wide public Pathway to the southwest and
Lot 605 on SP 195871 to the southeast, which is a designated Reserve for the purpose of
“Park and Drainage”, with Noosa Council as the Trustee.
The highest part of the site is at the corner of Banksia Avenue North and Serenity Close,
which is 22 metres AHD. The lowest part of the site is at the southernmost point of the
property near the cul-de-sac of Serenity Close, which is 9 metres AHD.
The total site area is 2.404 hectares and is mostly zoned as Tourist Accommodation under
the Noosa Plan 2020, with smaller parts of the sites that adjoin a Reserve zoned as
Environmental Management and Conservation. It is proposed that Lots 10 and 11 on SP
195871 will be amalgamated to become one title.
The majority of properties within close proximity, ie on the opposite side of Serenity Close
to the north and west of the site, are zoned as High Density Residential. A minority of sites
within close proximity, ie on the opposite side of Banksia Avenue North to the east of the
site, are zoned as Medium Density Residential.
1.4 Site History
Standard Plan 195871 was created in 2008 by Registered Owners, CBD Settlers Cove Pty
Ltd, who submitted Development Application 2008/176 for a “Resort Development
comprising Multiple Dwelling (109 Dwelling Units) and Accommodation Building (90
Accommodation Units) and Ancillary Facilities” on Lots 10 and 11 on SP 195871.
This application was approved in 2010 and a Change to an Existing Approval was granted
in 2017. Calile Malouf Investments Pty Ltd lodged an Application to Extend the Relevant
Period before the existing Approval was due to expire in April 2022. The Approval remains
current until the Extension Application is decided.
Lots 10 and 11 on SP 195871 are currently under contract to Calile Malouf Investments Pty
Ltd.
1.5 Development Proposal
The current proposed Change to an Existing Approval proposes 178 Resort Rooms, 12
Resort Suites, 15 Villas and Ancillary Facilities as follows:
(a) Driveway / Setdown;
(b) Vehicle Parking;
(c) Retail Tenancies;
(d) Food and Beverage Tenancies;
(e) Restaurant;
(f) Transfer Lounge;
(g) Day Spa;
(h) Gymnasium;
(i) Resort Cinema;
(j) Function Rooms;
(k) Event Space;
(l) Tennis Court;
(m) Racquet Club;
(n) Pool Club;
(o) Main Pool;
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(p) Kids’ Pool;
(q) Games Room;
(r) Quiet Pool;
(s) Service Loading.
1.6 Documents Reviewed
Architectural drawings provided by Richards & Spence architects include the following:
SD-A-01-01-G_Level 1 Rev. K General Arrangement Plan Level 1 1:400 at A1;
SD-A-01-02-G_Level 2 Rev. K General Arrangement Plan Level 2 1:400 at A1;
SD-A-01-03-G_Level 3 Rev. L General Arrangement Plan Level 3 1:400 at A1;
SD-A-01-03-G_Level 4 Rev. I General Arrangement Plan Level 4 1:400 at A1;
SD-A-01-03-G_Level 5 Rev. H General Arrangement Plan Level 5 1:400 at A1;
SD-A-01-03-G_Level 6 Rev. H General Arrangement Plan Level 6 1:400 at A1;
SD-A-01-07-G_Level Roof Rev. D General Arrangement Plan Level Roof 1:400 at A1;
SD-A-30-01-G_Section 1 Rev. D Section 1 – East Wing 1:200 at A1;
SD-A-30-02-G_Section 2 Rev. D Section 2 – West Wing 1:200 at A1.
Architectural 3D colour visualisations provided by Richards & Spence architects include the
following:
(a) Streetscape view from Banksia Avenue North of the Main Entry and the East
Wing Resort Rooms;
(b) Streetscape view to the Main Entry from the roundabout at the intersection of
Grant Street and Banksia Avenue North;
(c) View from the Main Entry Driveway / Setdown through the Waiting Area to the
Reserve;
(d) Streetscape view from Serenity Close of the East Wing Villas in the foreground
and the East Wing Resort Rooms in the background;
(e) Streetscape view from Serenity Close of the East Wing Villas;
(f) Streetscape along Serenity Close showing the West Wing Villas, Outdoor
Covered Dining and Tennis Court beyond;
(g) Streetscape view from Serenity Close of the Secondary Entry to the East Wing
Villas, Plaza, Pool Club, Covered Outdoor Dining and Tennis Court;
(h) View through the Plaza of the Pool Club, Covered Outdoor Dining and
Circulation Spaces between the East and West Wings;
(i) View looking west along the Main Swimming Pool showing the Pool Cabanas,
Pool Lounge, Pool Club, Restaurant and north facing East Wing Resort
Rooms;
(j) View from the Pool Lounge looking across the Main Swimming Pool showing
the Pool Cabanas and the East Wing Villas;
(k) View from the Public Pathway at the end of Serenity Close of the southwest
corner of the West Wing Resort Rooms.
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2 Noosa Plan 2020
The Noosa Plan 2020 was gazetted and came into effect on 31 July 2020 and replaced the former
planning scheme, the Noosa Plan 2006.
“The planning scheme [2020] sets out Noosa Shire Council's intention for future development in
the planning scheme area, over the next 20 years… through more detailed local responses, taking
into account the local context.” – Introduction to the Noosa Planning Scheme.
2.1 Role and Function
The Noosa Plan 2020 Tourist Accommodation Zone Table 6.3.4.3 Criteria for Assessment
requires that the Role and Function of the proposal have Performance Outcomes (PO) and
/ or Acceptable Outcomes (AO) as follows:
PO1 “Development provides a focus for visitor accommodation and a range of ancillary
retail, food and beverage and entertainment uses that contribute to the tourism
focus of Noosa Shire.”
Proposal complies.
PO2 “Development provides for a range of visitor accommodation activities and non-
residential uses accommodated in mixed-use buildings, where such activities are
compatible with and ancillary to the predominant functions of the zone as visitor
accommodation.”
Proposal complies.
AO2 “Development provides for one or more of the following activities which
may be in conjunction with non-residential uses in a mixed-use building
format:
(a) resort accommodation;
(b) short-term accommodation.”
Proposal complies.
PO3 “Business uses are secondary to accommodation uses and support recreational
activities and surrounding accommodation facilities without compromising or
competing with Major Centres or District Centres.”
Proposal complies.
AO3.1 “Businesses offer food and drink outlets, small scale retail and
entertainment activities to residents and visitors.”
Proposal complies.
PO7 “The following sites are protected for the purpose of a resort complex or short-
term accommodation to the general exclusion of permanent residents:
(d) on Lots 10 or 11 SP195871, 3–7 Serenity Close, Noosa Heads
(Settlers Cove resort site).”
Proposal complies.
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2.2 Built Form
The Noosa Plan 2020 Tourist Accommodation Zone Table 6.3.4.3 Criteria for Assessment
requires that the Built Form of the proposal has Performance Outcomes (PO) and / or
Acceptable Outcomes (AO) as follows:
Building Height
PO9 “Buildings and other structures:
(a) are low rise and present a building height consistent with structures on
adjoining and surrounding premises;
(b) do not visually dominate the street or surrounding areas;
(c) preserve the amenity of surrounding premises including privacy, views
and access to sunlight;
(d) respect the scale of any nearby vegetation, retaining a vegetated
skyline;
(e) respond to the topography of the site;
(f) have a maximum building height of:
(iii) Noosa Heads—three storeys with the exception of:
(A) Lots 10 and 11 SP195871, Serenity Close where a
maximum height of four storeys is permitted.”
Proposal complies.
All of the proposed Villas addressing Serenity Close are only 3 storeys, even
though they are permitted to be 4 storeys (all of the buildings on the High Density
Residential sites on the north and west sides of Serenity Close, ie nos. 2 – 16, are
4 storeys). The Villas are also designed to define the individual dwellings by
having separate street entrances, stepping the walls and dividing the built form
above the first floor to allow natural light and ventilation into the spaces.
The parts of the proposed buildings that are 4 storeys are located at the rear of
the site, which is at a much lower level than Serenity Close, as the land slopes
from 21.5m AHD down to 9m AHD. The proposal responds to this topography by
stepping down the slope and staying below the 15 metre Height Limit. The rear of
the site adjoins the Reserve, which is heavily vegetated with mature tall trees, so
this also assists in reducing the scale and visual appearance of the built form.
The site has no direct adjoining properties, other than the Reserve, Serenity Close
and Banksia Avenue North, so there are no issues of loss of privacy, view or
access to sunlight or breezes.
AO9.1 “Buildings and other structures have a building height of no more than:
(a) Noosa Heads– 12 metres with the exception of:
(i) Lots 10 and 11 SP195871, Serenity Close where building
height is no more than 15 metres.”
Proposal complies.
AO9.2 “Where excavation is required, the maximum portion of the exposed
external façade of the building cannot exceed the building height in
AO9.1”
Proposal complies.
Building Scale and Bulk
PO10 “Development:
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(a) is of a scale compatible with surrounding development and the particular
circumstances of the site; and
(b) does not present an appearance of bulk to adjacent properties, roads or
other areas in the vicinity of the site.”
Proposal complies; refer to response to PO9 above.
PO11 “The maximum site cover does not exceed:
(a) 40% where not listed above.”
At the time of writing this report, the Site Cover had not been finally measured;
however, it is advised that the Site Cover will be 40% or less.
PO12 “The maximum plot ratio does not exceed:
(a) In Noosa Heads –
(ii) 1:1 of the site area if on Lots 10 and 11 SP195871, Serenity Close.”
At the time of writing this report, the Plot Ratio had not been finally measured;
however, it is advised that the Site Cover will be 1:1 or less.
Setbacks
PO13 “Buildings and other structures are designed and sited to:
(a) provide a high level of amenity to users of the subject site and adjoining
premises, including provision of visual and acoustic privacy;
(b) not unreasonably obstruct views or cause overlooking of private open
space or habitable areas of adjoining premises;
(c) provide adequate distance from adjoining land uses;
(d) preserve existing vegetation that will help buffer development;
(e) allow for space and landscaping to be provided between buildings including
adequate area at ground level for landscaping with trees, shrubs, outdoor
living and utilities;
(f) be consistent with the predominant character of the surrounding area,
maintaining the visual continuity and pattern of buildings and landscape
elements within the street; and
(g) protect the natural character and avoid adverse impacts on ecologically
important areas such as the beach, Noosa River, national parks and other
parklands.”
Proposal Complies.
By proposing the lower 3 storey Villas to the north, natural light is able to
penetrate deep into the centre of the development, where the pools and food and
beverage offerings are located. This provides excellent visual and acoustic
privacy and focusses the central activities of the resort away from the street and
other residential properties.
The existing mature trees and vegetation in the streetscape and setbacks are
proposed to be retained and enhanced to help buffer the edges of the buildings
and large areas of deep planting are proposed within the site. In addition to this,
extensive planting is proposed for all levels, including along walkways and
balconies, as well as roof gardens where upper levels look down onto roof levels.
This will help to soften the built form and provide a natural character to
compliment and merge with the ecologically important reserve adjoining the
southern boundary of the site.
AO13.1 “Except where otherwise specified in a local plan code, buildings and
structures meet the following minimum boundary setbacks:
In the Noosa Heads Local Plan Area (excluding the Hastings Street
Mixed Use Precinct):
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(a) 6 metres from the front boundary for up to two storeys;
(b) 10 metres from the front boundary for the third and fourth storey;
(c) From side boundaries:
(i) 1.5 metres setback up to 4.5 metres height
(ii) 2 metres setback between 4.5 metres - 7.5 metres height;
and
(iii) 2 metres plus 500 millimetres for every 3 metres or part
thereof above 7.5 metres height;
(d) 6 metres from the rear boundary for up to two storeys; and
(e) 8 metres from the rear boundary for the third and fourth storey.”
Proposal complies, with the exception of a small part of the Kids’ Pool
terrace (approx. 50m2) which is between 1.1m and 1.4m above the
Natural Ground Line. This is considered to be visually acceptable, as it
will be behind a fence, which is permitted to be 1.8 metres in height.
2.3 Design
The Noosa Plan 2020 Tourist Accommodation Zone Table 6.3.4.3 Criteria for Assessment
requires that the Design of the proposal has Performance Outcomes (PO) and / or
Acceptable Outcomes (AO) as follows:
Streetscape
PO14 “Development:
(a) incorporates a high standard of architectural and landscaping design and
creates attractive and functional buildings, streets and places;
(b) addresses and enhances the streetscape by incorporating articulation and
individual design elements that add visual interest to the development;
(e) makes the most of corner sites by addressing both frontages;
(f) has a form and architectural scale that does not dominate the streetscape
or the surrounding properties;
(g) does not detract from the visual amenity of adjoining properties such as the
impact on views, access to sunlight or overlooking;
(h) takes the form of small separate buildings, rather than large single bulky
development;
(i) sits within a landscaped setting; and
(j) visually screens site utilities or integrates them with the design of the
development.”
Proposal complies.
The proposed architecture strives for timelessness and longevity by integrating
heavily planted and landscaped outdoor spaces. The sublime and benign climate
of Noosa will be celebrated by incorporating external circulation to all parts of the
development. This begins at the Main Entry, where outdoor lounge areas enjoy
views through to the Reserve and link through to external lift lobbies and the
outdoor Plaza. The external circulation also extends to the balconies and terraces
which access all of the Resort Rooms with 4 storey high light wells and voids
open to the sky to allow natural light and ventilation to all levels.
Surrounded by roads on three sides, the built form addresses each frontage and
corners by proposing a streetscape that is articulated with stepping façades,
varying scales and separate entrances to each of the Villas on the north and
northwest. The east and west ends of the site ‘bookend’ the outdoor relaxation
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areas, with the low level Kids’ Pool at the east near the main lap pool and the
‘Quiet Pool’ at the west raised to enhance privacy, shield the service entry and
allow access to the central landscaped spaces.
AO14.1 “Building design incorporates design elements to add visual interest and
amenity (such as windows, sun shading devices, balconies, varying
railing treatments or a change of building material).”
Proposal complies.
Function and visual interest are combined to create varied facades and
elevations around the streetscape and within the site. Recessed
windows are shaded by deep reveals and overhanging walls, terraces
are sheltered by extended floor plates and blade walls to provide privacy
and roof canopies extend over entries to provide welcoming outdoor
spaces. Balustrades alternate between solid and screened to allow
greenery to climb up the walls to soften the surfaces and roof heights
are stepped and articulated according to their internal function and
external aesthetic.
AO14.2 “Development on site has the main pedestrian entrance easily
recognisable from the street.”
Proposal complies.
The main pedestrian entrance will be easily recognisable from both
Grant Street and Banksia Drive North.
Visitors, guests and staff are to be encouraged to travel by foot to and
from the site by providing attractive and comfortable landscaped paths.
These will include dedicated routes at the main entry off Banksia Drive
North and at the secondary visitor entry of Serenity Close, which will link
across the road via the footpath along Easements K, L and M to the
public jetty on the Noosa River. Dedicated pathways along 1 in 20
walkways (PWD compliant) are also proposed to link directly from the
southern areas of the site through the Reserve to both the Noosa River
and Noosa Junction.
As well as being accessed from the resort, each of the Villas will
incorporate individual pedestrian access directly to Serenity Close,
further enhancing the ‘look and feel’ of a residential street across the
road from the existing apartment buildings.
Internal pedestrian circulation is also well considered, with one core of
lifts at the centre of the site accessible and visible from the three main
axis routes: The east ‘wing’ along the main entry on the lower level, the
pool and restaurant areas on the ‘podium’ level and the external
corridors and landscape voids on the upper levels; The west ‘wing’
along the guest facilities, ‘lawn’ and tennis court on the ‘podium’ level
and external corridors and landscape voids on all levels; The north –
south axis from the Reception Lobby and Plaza on the main entry level
and the Function Rooms, Pool Club and Covered Outdoor Dining on the
‘podium’ level.
External covered ramps and stairs also link the lower four levels, whilst
the main access to the upper two levels is more conveniently accessed
via the lifts. Several emergency exit stairs are also available for access
to all levels.
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AO14.5 “Development on corner sites address both streets by including
openings, balconies and architectural features to both frontages.”
Proposal complies.
AO14.6 “Development consists of small separate buildings rather than large
bulky buildings with no more than six units attached in one plane.”
Proposed Villas comply.
The proposed Villas are divided into three separate buildings: Villas 1 –
6 face Serenity Close to the northwest, Villas 7 – 9 face Serenity Close
to the north and are separated by an existing large mature tree from
Villas 10 – 15, which also face Serenity Close near the corner of
Banksia Avenue North.
An alternative solution is proposed for the Resort Rooms
The Resort Rooms are divided into four separate buildings across the
six stepped levels, which are all under the 15 metre height limit and are
arranged as 4 storey structures:
Level 1 comprises 18 rooms in the southwest building all facing
the Reserve;
Level 2 comprises 22 rooms and 2 suites in the southwest
building all facing the Reserve;
Level 3 comprises 18 rooms and 1 suite in the southwest building
all facing the Reserve;
Level 4 comprises 18 rooms and 2 suites in the northwest building
all facing the centre of the site and 17 rooms in the southeast
building all facing the Reserve;
Level 5 comprises 18 rooms and 2 suites in the northwest building
all facing the centre of the site, 22 rooms and 1 suite in the
northeast building all facing the centre of the site and 18 rooms
and 1 suite in the southeast building all facing the Reserve;
Level 6 comprises 22 rooms and 1 suite in the northeast building
all facing the centre of the site and 18 rooms and 1 suite in the
southeast building all facing the Reserve.
Although these separate buildings contain more than six units each,
there are several reasons to consider them as an acceptable alternative
solution:
All of the rooms have balconies with stepping façades, varied
fenestration, balustrades, screens and planting;
Rooms facing the Reserve are shielded by dense bushland and
trees which provides a visual ‘screen’ to break up the façade;
Rooms facing the centre of the site will be partly shielded by a
proposed combination of deep planting and balcony vegetation
and are mostly not visible from the street.
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AO14.7 “Buildings incorporate both vertical and horizontal articulation such that
no unbroken elevation is longer than 15 metres without a change in
plane of at least 750 millimetres.”
Proposed Villas comply.
The walls of the proposed Resort Rooms are setback from the façades
by more than 750mm; however, the elevations are longer than 15
metres as explained in the response to AO14.6.
AO14.8 “Subtle changes in colours, textures and materials are used to break up
the building facades and complement the natural environment.”
Proposal complies.
Materials proposed include a combination of natural stone, off-form
concrete, textured render in neutral tones, a mix of open and closed
balustrades and a varied palette of plants and trees to compliment the
built forms and natural environment.
AO14.9 “On site development incorporates landscaping in front building setback
areas and footpath areas that is in character with existing or planned
streetscape themes.”
Proposal complies.
AO14.10 “Waste storage areas, clothes drying areas, letter boxes, detached
carports and external storage areas are sited and designed to
complement the architecture and landscaping of the site.”
Proposal complies.
In order to minimise conflicts between pedestrians, bicycles and cars,
the servicing area is proposed to be located at the lower southwest
corner of the site, to be accessed from the cul-de-sac of Serenity Close.
This will allow ample service vehicle maneuvering space for large
delivery and waste collection vehicles to enter and exit the site in a
forward direction. It is also at the lowest part of the site to facilitate
loading discreetly under and inside the building’s basement, thereby
minimising noise and visual unsightliness for neighbouring properties.
Larger vehicles, such as buses and coaches, will also be
accommodated at the paved and landscaped area in front of the
concealed service entry. This will provide a turnaround and parking
space for picking up and dropping off guests travelling to other
destinations in the Noosa region during their stay at the resort.
Car Parking and Access
PO16 “On site car parking:
(a) does not detract from people dominated streetscape;
(b) is generally screened from the street to avoid visually dominating the
streetscape;
(c) is accessed via a single ingress and egress point.”
Proposal complies.
AO16.1 “On site car parking is not located between the building and the road
reserve.”
Proposal complies.
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AO16.2 “Where not located on Hastings Street Noosa Heads, Gympie Terrace
Noosaville, or Duke Street Sunshine Beach, uncovered spaces may be
located in front of the building providing they are separated from the
road reserve by a 2 metre wide landscaped buffer.”
Proposal complies.
Visitor vehicles are proposed to enter and leave the site in a forward
direction with access and egress at the roundabout intersection of
Banksia Avenue North and Grant Street. This is the most appropriate
and functional location for several reasons including: Vehicles do not
travel further than necessary and do not impact the residents on
Banksia Drive North nor Serenity Close; The slope across the site falls
towards the southern boundary, where arriving guest vehicles can
access an on-grade setdown area and returning guests can directly
access the car parking.
Staff vehicles are proposed to enter and leave the site in a forward
direction with access and egress at the western end of the site off the
cul-de-sac at the end of Serenity Close or via the main entry on Banksia
Drive North. The choice of entry and exit locations ensures that
congestion is avoided.
Parking is provided under the buildings which will be both secure and
safe. This will also prevent large areas of hardstand absorbing and
radiating heat, as well as avoiding unsightly areas of car parking visible
from the street. Pedestrians exiting the car parking spaces will have
direct access to naturally lit and well ventilated horizontal and vertical
circulation. The car parking levels are proposed to be mechanically
vented.
Designated car and circulation spaces are proposed for 6 vehicles for
persons with disabilities (PWD). These are located directly adjacent to
the horizontal and vertical circulation zones, which are naturally lit and
well ventilated.
Charging stations for electric vehicles will be located within the
designated car parking areas. This is in line with Zero Emissions
Noosa’s (ZEN’s) focus on: “Assisting the Noosa Shire community to
become net zero greenhouse gas emissions by 2026”.
Basements
PO17 “Basements:
(a) visually integrate with the building;
(b) do not dominate the street or building design;
(c) are screened through landscaping; and
(d) do not present as a storey to the street.”
Proposal complies.
AO17.1 “Basements:
(a) are limited to one access a maximum of 6 metres wide; and;
(b) do not encroach into building setback areas.”
As the site is very large and incorporates a change in level from 21.5m AHD down
to 9.0m AHD, it is necessary to propose two basements: One for car parking and
the other for servicing. Therefore, two access locations are proposed: The car
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park will be accessed from the side of the Main Entry, which will be hidden from
view from the street, as it is behind a stairwell; the other will be accessed from the
cul-de-sac of Serenity Drive, at the lowest part of the site and facing southwest.
This is also fairly concealed from view and is set back from the street boundary by
16 metres.
Front Fences and Walls
PO18 “Front fences and walls are designed and sited to:
(a) contribute to the attractiveness of the streetscape;
(b) be compatible with the existing streetscape character;
(c) avoid interference with movement of surface stormwater;
(d) allow for casual surveillance of the street;
(e) provide planting in front of solid fences and walls; and
(f) ensure plantings between the front fence and the footpath does not create
an impediment for pedestrians using the footpath.”
Proposal complies.
AO18.1 “Front fences or walls are set back an average of 1 metre and are
articulated to provide visual interest by stepping the design at a
maximum of 5 metre intervals.”
An alternative solution is proposed for the front fences.
Each Villa incorporates 7.2 metre long solid fences set back from the
street boundary by at least 1 metre, with planting in front for privacy to
landscaped courtyards. The fences are each stepped back to 3.3 metre
wide individual entrances with visually permeable gates.
As there will be several existing trees retained along the road reserve
and extensive planting is proposed, it is considered that the articulation
of the fences is suitable and provides visual interest to the streetscape.
AO18.2 “Where located on the boundary:
(a) the solid portion of front fences and walls is no more than 1.2 metres
high; or
(b) the walls contain openings or materials that ensure it is 50%
transparent and has a height not exceeding 1.8 metres.”
Proposal complies. There are no fences or walls proposed to be located
on the boundary.
AO18.4 “The area of land between the front fence and the boundary is
landscaped to screen the fence from the street, however, landscaping
does not encroach more than 500 millimetres into the road reserve or
within 1.5 metres of a sealed footpath.”
Landscape Architect to propose compliance in due course.
Roof Form
PO20 “Roof forms:
(a) contribute positively to the local skyline;
(b) complement the character of the locality and the topography of the site;
(c) avoid box profiles/parapets; and
(d) do not create opportunities for overlooking the private open space or
internal spaces of neighbourhood properties.”
Proposal complies as the roofs are varied in height and many incorporate
planting, which is proposed to cascade down the façades to soften the edges.
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Stepping roofs, along with recessed balconies and deep reveals to windows
complement the character of the Noosa Heads locality and the sloped and
stepping topography of the site.
The site has no direct adjoining properties, other than the Reserve, Serenity Close
and Banksia Avenue North, so there are no issues of overlooking, loss of privacy,
view or access to sunlight or breezes.
AO20.1 “The main roof of the building has a roof pitch no less than 5 degrees
and has minimum 600 millimetre eaves to at least 75% of the perimeter
of the building excluding where located in:
(b) the Noosa Heads local plan area.”
Proposal complies as the development is located within the Noosa
Heads Locality under the Noosa Plan 2020.
AO20.2 “Development does not include roof top terraces.”
An alternative solution is proposed for some of the lower level roofs,
which are proposed to be: A roof garden on Level 4 above the West
Wing Resort Rooms where upper levels look down onto these spaces;
Open landscaped spaces on Level 4 above the Service Basement and
Retail Tenancies; Open landscaped spaces, including the Main Pool
and Kids’ Pool on Level 4 above the Car Parking areas; roof planting on
Level 5 above the Covered Outdoor Pre-Function areas, Covered
Outdoor Dining areas, Pool Club and Pool Cabanas.
AO20.3 “The total width of any parapet wall does not exceed 50% of the width of
the front façade of a building.”
An alternative solution is proposed for this requirement, which provides
a functional response to the climatic control of the buildings. The
purpose of incorporating roof overhangs in subtropical architecture is to
provide shading and protection to windows and doors; however, on a 2,
3 or 4 storey building, the roof overhangs are too high to perform this
task. Therefore, shading and protection is proposed to be achieved by
recessing doors behind the façades and having deep reveals to the
windows.
There are many examples and precedents for buildings in this locality
that incorporate parapets; in the author’s view, the architectural design
proposed for the Calile Noosa is far superior to most of the buildings in
the Noosa Heads Locality.
2.4 Safety and Amenity
The Noosa Plan 2020 Tourist Accommodation Zone Table 6.3.4.3 Criteria for Assessment
requires that the Safety and Amenity of the proposal have Performance Outcomes (PO)
and / or Acceptable Outcomes (AO) as follows:
PO21 “Development ensures that the design of the development and operation of uses:
(a) provide a high level of amenity to users of the subject site; and
(b) do not unreasonably impact on the amenity enjoyed by users of adjoining or
nearby premises, including privacy and access to sunlight.”
Proposal complies.
AO21.1 “Buildings and structures:
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(a) are sited and orientated to minimise the likelihood of overlooking
the private open space of adjacent residential uses;
(b) avoid reduction of sunlight to at least 40% of the private open
space areas of any adjoining residences to less than 2 hours
between 9:00am and 3:00pm on any day of the year;
(c) incorporate fencing, landscaping and screening to mitigate
impacts on adjoining residential uses.”
Proposal complies.
AO21.2 “Dwellings and visitor accommodation units established as part of a
mixed-use development incorporate suitable noise attenuation
measures to reduce amenity impacts from business or entertainment
uses.”
Proposal complies. All of the active guest and visitor facilities are
located at the centre of the development, including where the pools and
food and beverage offerings are located. This provides excellent visual
and acoustic privacy and focusses the central activities of the resort
away from the street and other residential properties.
AO21.3 “Transparent doors and windows are designed and located so they do
not directly face transparent doors or windows or the private open space
areas of other dwellings or accommodation units within 10 metres.”
Proposal complies.
AO21.4 “Where windows, balconies, terraces, verandahs or decks overlook or
have the potential to overlook the private open space of nearby
properties or view into habitable room windows within 10 metres—
(a) windows have a sill height of not less than 1.7 metres above
finished floor level;
(b) windows and other openings are permanently screened to a
minimum height of 1.7 metres to avoid overlooking;
(c) windows and doors use translucent glazing to obscure views; or
(d) windows or balconies are offset by 45 degrees or more.”
Proposal complies.
AO21.5 “Screens, pergolas, landscaping and architectural design of balconies
are used to screen the ground floor private open space of dwellings from
separate upper-level dwellings.”
Proposal complies as the Villas are all 3 storeys, so that the upper floors
only look down on the ground floor private open space of the same Villa.
The Resort Rooms all face away from one another and are located
directly above the floors below, so overlooking is of no concern. Blade
walls between the balconies of the Resort Rooms also prevent loss of
privacy horizontally.
AO21.6 “Permanently fixed external screening devices complement the
building's external materials and finishes and may incorporate solid
translucent screens, shutters, perforated panels or trellises which have a
maximum of 50% openings.”
Proposal complies. The screens around the pool areas and landscaped
entertainment areas incorporate breezeblocks which complement the
building’s external materials ad finishes. Screens to balconies are
comprised of open balustrades balanced with solid panels, which
provide less than 50% open area.
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PO22 “Development, including mechanical plant, vehicle maneuvering, commercial
kitchens, and communal outdoor recreation uses:
(a) do not have an adverse effect on the amenity enjoyed by users of adjacent
or nearby premises through emission of noise, light, fumes or smoke
(b) do not cause unreasonable disturbance to local fauna through light or
smoke emissions.”
Proposal complies.
AO22.1 “Communal outdoor recreational facilities including swimming pools,
spas and sports courts are:
(b) located internally to the arrangement of buildings on the site; and
(c) not used between the hours of 9:00pm and 6:30am the following
day.”
Proposal complies. Communal outdoor recreational facilities including
swimming pools, spas and sports courts are located internally to the
arrangement of buildings on the site and hotel rules will be established
in due course.
AO22.2 “For a lit sports court:
(a) the court is located at least 60 metres from the external wall of an
existing or approved dwelling on adjoining or nearby premises (as
measured from the centre line of the court); and
(b) the vertical illumination resulting from direct, reflected or other
incidental light emanating from the site does not exceed 8 lux
when measured at any point 1.5 metres outside the boundary and
at any level from ground level upward; and
(c) any floodlighting is restricted to the types that give no upward
component of light where mounted horizontally (i.e. a full cut off
luminaire).”
Proposal complies. The centre line of the Tennis Court is 27.6 metres
from the Site Boundary and the closest existing buildings across the
road from the Site Boundary are approximately 65 metres to the
apartment building at 8 Serenity Close and 65 metres to the apartment
building at 10 Serenity Close. The lighting design will ensure that items
(b) and (c) are complied with in due course.
AO22.3 “Outdoor or semi-enclosed common areas used for serving or drinking
alcohol, or designated outdoor smoking areas are:
(b) located internally to the arrangement of buildings on the site.”
Proposal complies.
AO22.4 “Mechanical plant is:
(a) located at least 2 metres from side or rear property boundaries;
(b) where located at ground level, screened by fencing 1.5 metres in
height or dense vegetation of at least 1.5 metres in width
incorporating grouped trees and shrubs with a maximum
separation distance of 1 metre measured from the centre of the
plant;
(c) where located above ground level, enclosed or screened such
that it is not visible from the street frontage nor adjoining
properties; and
(d) visually integrated into the line and plane of the building and roof
design and does not project beyond the height or width of the
building when viewed from the street and adjoining properties.”
Proposal will comply in due course.
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PO22 “On site car parking areas are accessible to residents, customers, and staff during
business hours.”
Proposal complies
Refer to section 2.4 of this document for Proposed Vehicle Entry and Exits,
Proposed Car Parking, Electric Vehicle Charging, Motorcycle and Scooter Parking
and Bicycle Parking.
2.5 Environment, Heritage and Scenic Amenity
The Noosa Plan 2020 Tourist Accommodation Zone Table 6.3.4.3 Criteria for Assessment
requires that the Environment, Heritage and Scenic Amenity of the proposal have
Performance Outcomes (PO) and / or Acceptable Outcomes (AO) as follows:
PO24 “Development:
(a) does not impact on landscape amenity;
(b) has minimal impact on the natural landform of the site;
(c) does not lead to erosion or the transport of sediments off site; and
(d) does not lead to the disturbance of natural features, buildings or structures
of cultural heritage significance.”
Whilst it is intended that this development has minimal impact on the natural
landform of the site, it must be recognised that this site is zoned as Tourist
Accommodation under the Noosa Plan 2020. This zoning allows the Site Cover to
be 40% with a Plot Ratio of 1:1; therefore, it should be expected that the
infrastructure for such a project will require major earthworks to provide the
necessary services, access and car parking. However, it is evident that every
effort has been made in this proposal to retain as much of the existing mature
vegetation as possible, whilst minimising the extent of cut and fill as far as
practicable on a sloping site, which has a difference in contour levels of 12.5
metres from the front to the rear of the site.
AO24.1 “Cut or fill is less than 1.5 metres in depth relative to the ground level.”
See response to PO24 above. The maximum cut into the site for the
basement carparking and service areas is 4.9 metres and the maximum
fill is 3.3 metres. This is to be expected for a Tourist Accommodation
facility on a sloping site, which requires careful consideration of the
levels to respond to the topography.
AO24.2 “Development does not result in sediment or other material including
building materials or waste products being deposited or released into
the road reserve, stormwater drain or adjacent properties.”
Proposal will comply in due course.
PO25 “Development on sloping sites:
(a) is visually responsive to the natural topography and sits within the
landscape rather than dominating it; and
(b) steps down slopes or uses suspended floor construction, minimising cut
and fill and avoiding benching of the site.”
This design responds cleverly and responsively to the natural topography and
integrates into the landscape. Where possible, suspended floor construction is
used to minimise cut and fill; however, see responses to PO24 and AO24.1 as
well.
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AO25.1 “Buildings and structures are not constructed on land with a slope
greater than 25% to protect scenic amenity and other landscape
qualities.”
Proposal complies.
AO25.2 “On sloping sites, split-level buildings, with small floorplates, that step
down the slope are used as an alternative to slab on ground
construction to minimise building bulk and benching of the sites.”
Split level buildings, with relatively small floorplates, are proposed to
step and ramp down the slope, rather than benching the site. Also see
responses to PO24, AO24.1 and PO25.
AO25.3 “The distance between the ground level and the lowest part of the floor
of the building does not exceed 3 metres.”
Proposal complies.
2.6 Earthworks and Drainage
The Noosa Plan 2020 Tourist Accommodation Zone Table 6.3.4.3 Criteria for Assessment
requires that the Earthworks and Drainage of the proposal have Performance Outcome
(PO) and / or Acceptable Outcome (AO) as follows:
PO26 “Filling and excavation for operational works do not directly, indirectly or
cumulatively cause adverse impacts external to the development site by:
(a) causing ponding of water on the site or nearby land;
(b) increasing flooding, which adversely affects the safety or use of any land
upstream or downstream; or
(c) adversely affecting the flow of water in any overland flow path.”
Civil Engineer and Landscape Architect to propose compliance in due course.
AO26.1 “Filling and excavation for operation works are designed and
constructed to ensure overland flow and/or flooding is not worsened,
impeded, or otherwise diverted to adversely affect other properties or
downstream environments.”
Civil Engineer and Landscape Architect to propose compliance in due
course.
2.7 Landscaping
The Noosa Plan 2020 Schedule 6 Planning Scheme Policies includes Planning Scheme
Policy 2 (PSP2) Landscaping, which specifies technical requirements, provides supporting
information and guidelines for the Natural Landscape Character, Preferred Plant Species,
Undesirable Plant Species and Koala Food Trees.
The Noosa Plan 2020 Landscaping Code Table 9.4.5.3 Criteria for Assessment requires
that the Landscaping for the proposal responds to the Performance Outcomes (PO) and / or
Acceptable Outcomes (AO). The Purpose and Overall Outcomes that will be addressed in
the proposed Landscape Design include:
“(1) The purpose of the Landscaping code is to ensure development:
(a) incorporates landscapes that are consistent with and protect and enhance the
amenity and distinct vegetated character of Noosa Shire; and
(b) creates quality places and spaces.
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(2) The overall outcomes sought for the Landscaping code are:
(a) Development integrates landscaping into its design, ensuring building and
structures sit within the landscape rather than dominating it.
(b) Landscaping is consistent with the vegetated character and landscape design
principles of Noosa Shire.
(c) Development retains, reinforces and enhances existing vegetation where
practicable and natural landscape features of the site, streetscape and locality.
(d) Landscaping creates aesthetically pleasing, safe, comfortable and functional
environments in which people live, work and visit.
(e) Development relies on the retention of existing natural vegetation and natural
features for their ecological, aesthetic and cultural values.
(f) Plantings are of a scale and density commensurate with building height, bulk
and scale.
(g) Hard landscape features use natural materials such as timber or rock over
manufactured materials.
(h) Landscaping enhances visual privacy for dwellings, buffers development and
conflicting land uses, and screens services and storage areas.
(i) Landscaping species are chosen and established in a manner that promotes
longevity and ease of maintenance, such that species:
(i) are predominantly those naturally occurring in the area;
(ii) suit local soil, climate, aspect and the site situation; and
(iii) contribute to the habitat of local wildlife.
(j) Revegetation and rehabilitation of native wildlife habitat and riparian areas
protect and enhance ecological and biodiversity values.
(k) Vegetation protects the integrity of steep slopes and unstable landforms.
(l) Landscaping incorporates sound water management with on-site detention
and the efficient infiltration of stormwater and assists with microclimate
management and energy conservation.
(m) Species that attract wildlife are not planted in a location that would place
wildlife at risk from incompatible uses.
(n) Landscaped open space accommodates the outdoor recreation needs of
residents and visitors staying in the Shire.”
Two extensive tree surveys have been carried out on the site, the first of which was
completed as part of the 2008 Development Application. There were several significant
trees identified as worthy of retaining; however, as the trees have grown and some have
fallen or died during the past 14 years, another tree survey was carried out in 2022. From
this survey, 8 significant mature trees have been identified to be retained and protected:
(a) Tree nos. 259 and 273 are celebrated on either side of the Main Entry
driveway;
(b) The Eastern Villas have been designed around Tree no. 83 as the central
focus from Serenity Close;
(c) Tree nos. 8 and 15 have been retained to the southeast of the site adjoining
the Reserve;
(d) The Function Rooms have been designed around Tree nos. 57, 58 and 60 in
the central south part of the site also adjoining the Reserve.
Local Sunshine Coast based Marc Conlon of the Conlon Group has been engaged as the
Landscape Architect for the Calile Noosa.
“The firm has a strong reputation for its creative and innovative design and has also
been recognised nationally and internationally for its contribution to Landscape
Architecture and sustainable design. Conlon Group works with an array of
government and private organisations and enjoys clients who are passionate about
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and have visions for a better quality of life ... Conlon Group are an established firm
with proven experience in delivering high quality projects and through these
completed projects have developed a reputation as a creative and innovative firm
that realises the needs, hopes and aspirations of the clients and communities that
they engage with.” – Conlon Group website
“For us, sustainability is a way of thinking. It is integral to design and fundamental to
making a project work. Working in our industry, it is naturally intrinsic in our decision-
making. For instance, our plant selections need to be suitable for their ‘place’. That
is, having the necessary attributes for the environment they will ultimately flourish in.
In doing so, they are inherently sustainable. Whether it’s an 800 square metre project
built to boundaries or many hectares, we instill different strategies for the long-term
success of the garden. Further to that, plant life on the building itself can assist with
insulation and can reduce ambient temperature by four to six degrees. This
protection, combined with the natural forces of wind, can assist with tempering the
environment … we’ve noticed a shift towards integrating landscape with the built
form. A ‘blurring of the lines’ so to speak, between indoors and out. Landscape is
amalgamating more with architecture and has never been valued more highly. There
is a movement toward horizontal, vertical, and internal landscapes. The landscape is
part of the built form and is a considered element of the design process.” – Marc
Conlon
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3 Noosa Design Principles
“Noosa has been shaped not only by nature, but also by the actions of passionate
residents, architects, designers, community groups and the Council… Maintaining
Noosa’s point of difference is the joint responsibility of residents, local businesses and
Council. The challenge is, when faced with a difficult decision, to avoid compromising
our standards… [The Noosa Design Principles] outlines the principles that have
fashioned Noosa’s distinctiveness and that will continue to set Noosa apart into the
future.” – Noosa Council CEO, 2015
3.1 Iconic Place
“The Noosa Shire community seeks –
(a) built environments which fit into and do not dominate the natural environment; and
(b) confidence that population growth and associated change does not adversely impact
upon the character, lifestyle and environment enjoyed by its residents.”
The proposed built environment for this development is intended to be integrated into the
landscape by incorporating natural materials and finishes that complement the site and
surrounds. Noosa is renowned for its world class natural beauty that has been so carefully
protected and nurtured by many generations of residents who have been passionate about
caring for this iconic place.
So, it is also important to recognise that we need to share this lifestyle with visitors by
encouraging all levels of tourism to the region. Surprisingly, Noosa has not yet offered the
high quality of accommodation that would be expected, so such a world class proposal
should be encouraged and supported by both Noosa Council and its residents.
The developer proposing this resort is one of Queensland’s most respected families, the
Maloufs, which has produced several generations of family members who have pursued
design excellence in every aspect of their projects and operations. This should provide the
Noosa community with the confidence that this development will not adversely impact upon
the character, lifestyle and environment enjoyed by its residents.
3.2 Sensitive Growth and Development
“Meet future demands without adversely impacting on our natural environment and quality
of life.
The natural landform and landscape should not be compromised by unsuitable
development.
Works should not have a detrimental impact on our waterways.
New developments are expected to meet the vision and desired outcomes specified in the
planning scheme.
Encourage innovative design that meets appropriate development standards.
Build on and strengthen our uniqueness by continually innovating.
Open space will remain a priority even though the demand for car parking seems limitless.”
As has been demonstrated in section 2 of this review, this development will meet (and
surpass) the vision and desired outcomes specified in the Noosa Plan 2020 for sensitive
growth and development, without adversely impacting on our natural environment and
quality of life.
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The uniqueness of this proposal is not only the architecture but the vision behind the
concept for this resort, which is to embrace Noosa’s unique environment, climate and
lifestyle. Innovative design approaches include the blending of internal and external spaces
so that all of the circulation is outside, enjoying Noosa’s sublime and benign weather.
Other plans for the project include providing e-bicycles for guests and securing a catamaran
to celebrate the river, whilst transporting visitors to other parts of the Noosa region. Both of
these initiatives will help to reduce reliance on cars and therefore parking in already
congested areas like Hastings Street.
It should also be recognised that this project proposes a significant contribution to local
economy by, not only the extensive teams of building contractors and subtrades during
construction but also with the ongoing employment opportunities for residents to work in the
resort for many years to come.
3.3 Noosa Biosphere Reserve
“Continue to strive for a sustainable future.
Work together to build economies, communities and knowledge.
Ensure our natural ecosystems and biodiversity is valued, cared for, improved and
conserved.”
Noosa Shire was designated as the Noosa Biosphere Reserve in 2007 under the UNESCO
‘Man and the Biosphere (MAB) Programme”. The key message to remember is that, in
UNESCO’s words, the Noosa Biosphere Reserves is all about “enhancing the relationship
between people and their environments. It combines the natural and social sciences with a
view to improving human livelihoods and safeguarding natural and managed ecosystems,
thus promoting innovative approaches to economic development that are socially and
culturally appropriate and environmentally sustainable.”
This development is proposed to be a positive exemplar for projects in the Noosa
Biosphere Reserve, which will have the ability to show how it is possible to bring people to
the region and showcase the built environment to be in harmony with our natural
ecosystems and biodiversity.
3.4 Local Character
“Involve the community in design projects as residents are a highly valued source of local
knowledge and information.
Look at the wider context and don’t view projects in isolation.
Analyse the functionality of all vehicle and pedestrian movements.
Improve access for pedestrians, cyclists and public transport before using more public
space for car parking.
Provide space for seating and shade to promote opportunities for social interaction.
Seek opportunities to support and enhance the Noosa ‘look and feel’ in all design works.
Facilitate space for footpath dining in streetscape design upgrades.
Be sympathetic to Noosa’s history by incorporating aesthetic elements into the design of
our streetscapes.
Respect the character of existing towns and villages - don’t force or contrive designs that do
not fit.
Allow advertising signage on private property which fits with the local character and scale of
the surrounds.”
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An example of involving the community in this design is the initiative of the developer to
engage with both a local architect (the author), who has lived and run an architecture
practice continuously for the past 25 years in Noosa, and an expert in Noosa’s planning
history, environment, tourism, leisure and governance as a Noosa resident for the past 25
years. This has aided in understanding the local character of the place and responding to
the scale and ‘style’ that has been evolving over the decades.
Involving these key disciplines has ensured that the project has been considered in a wider
context, with particular attention given to respecting the unique environment and
appreciating Noosa’s design vision, in terms of the ‘look and feel’ of places. This includes
the importance of how spaces are experienced, recognising that certain emotions are
evoked by the way that places are designed, the ‘feel’ of places being much more important
than the ‘look’.
3.5 Enjoying the Footpath
“Seek innovative opportunities that:
Support our environmental objectives with plantings that enhance biodiversity;
Highlight unique environmental aspects with interpretive signage that indicates remnant
vegetation and the fauna that rely on that vegetation;
Provide places to rest such as seating on hilly footpaths;
Discourage high solid walls along front property boundaries.”
Although these principles were originally intended to be more applicable to public places,
they can equally be applied to this proposed development, which is planned to provide a
‘village’ atmosphere in the communal areas. With plants, trees and vegetation proposed to
be incorporated intensively through out the landscape and built environment, there are
many opportunities proposed for enjoying footpaths and places to rest and relax.
3.6 Footpath Dining
Although “footpath dining” is not proposed for this development, the design principles have
been applied to the proposed on-site dining opportunities:
“Vibrant outdoor dining areas include:
Different seating styles - high, low, shaded and unshaded;
Umbrellas for shade, to attract people and create a relaxed atmosphere;
A variety of spaces arranged around existing features and constraints;
Appropriate lighting ideally with [LED] source;
Well-maintained and presentable areas;
Appropriate structures that fit with the streetscape.”
Outdoor dining is proposed for several areas, including at the Main Entry, the Plaza,
opposite the Main Pool terrace, around the Pool Club and adjacent to the Tennis Court.
These will utilise different seating styles, umbrellas, plants and carefully considered lighting
to define individual atmospheres.
These also provide opportunities for the food and beverage operators to showcase local
produce, employ local talent and contribute to Noosa’s already strong reputation as a
‘foodie’ destination.
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3.7 The View from Here
“Protect vistas with good planning, including well placed and appropriately designed
development and infrastructure.
Acknowledge that views and vistas significantly enhance the visitor experience and thus
benefit the local economy.
Frame and filter views with trees.
Exclude intrusive signage from vistas.
Reduce street light spill by designing lighting to aim downward.
Draw attention away from public utilities with a pleasing feature in preference to screening
them with barriers.
Design is a language and a powerful form of communication. People can be engaged
through subtle design elements, attention to detail in colour, texture, form and finishes.”
The most beautiful views from this site are those of the Reserve to the south, which
contains some incredible mature trees and beautiful endemic plants. Most of the Resort
Rooms face this view, which also affords privacy and quietness.
The other views that will be enjoyed are those that will be created as part of the
development, the pools, the gardens, the courtyards and the interesting spaces in between,
which will provide vistas through to the surrounding streetscapes.
3.8 Designs for Living
“The idea that good architecture is in part a response to the landscape is
particularly evident in a region such as Noosa where the landscape is
revered.
When describing architecture and the built environment, the ‘Noosa Style’ is one that puts
great emphasis on ‘place’, the integration of built form to the natural environment …Placed
in the natural environment of Noosa, these structures are inadvertently ‘thinned’ at their
outer edges to create an effective shelter much like a tree canopy.” – D Majstorovic
“The rich architectural vein left behind by local architects such as Gabriel Poole, John
Mainwaring and Lindsay and Kerry Clare demonstrates varied responses to the unique
regional and climatic variables found on the Sunshine Coast and Noosa in particular. In
common however, their responses were equally respectful of, and gained inspiration, from
the surrounding natural environment.
Today this legacy continues to inspire generations of architects striving to explore new
adaptations of what is loosely dubbed the ‘Noosa Style’.”
There has been much debate over the years regarding how to define ‘Noosa Style’ and, as
the more recent description of Noosa’s ‘look and feel’ suggests, it is more about the way
great design evokes positive feelings and emotions, than the ‘style’ of the architecture.
From the suggestions quoted above in Noosa’s Design Principles, it is clear that Noosa’s
‘look and feel’ has grown from design responses that integrate the built form with the
natural environment. There are many ways to propose this integration but the simplest and
most effective way is to bring the landscape into the built forms by allowing plants to coexist
with structures.
In order to do this successfully, it is necessary to make as many of the spaces as possible
open, external environments which are robust enough to accommodate, not only the plants
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but the soil, sun and water that are necessary for them to thrive. The proposed palette of
materials for this development of stone, masonry and concrete will provide this physical
environment, whilst responding to the subtropical local climate and capturing the essence of
Noosa. The architects share their thoughts on the materials proposed, saying that they
impart a sense of durability and embed the ability to age gracefully: “Charm comes from the
gradual wear of authentic materials…”.
3.9 Working with Nature
“The natural landscape is a significant part of Noosa’s character. Building in harmony with
the natural surrounds is the essential principle:
Work with existing natural features wherever possible rather than viewing them as
obstacles.
Value existing significant trees and incorporate them into designs.
Provide appropriate trees in appropriate locations in all new project designs.
Choose endemic species to suit soil, climate and the situation, so that the life span of trees
is maximised with limited maintenance needed.
Accept that understory plantings will need replacement more regularly.
Replace lost vegetation by planting either elsewhere on site or at other locations.
Use natural materials wherever possible.
Design stormwater systems to filter silt and rubbish before it reaches waterways.
Use rock facing or mass rock walls rather than rendered block or other urban style walls.
Use finishes that bring out the colour and texture of timber elements.
Choose timber types that can fade to grey without requiring high maintenance.
Define edges between different surfaces and gardens to assist with maintenance and visual
appeal.”
Working with nature could also be considered as biophilic design, for which biophilia is
defined as the innate human instinct to connect with nature and other living beings. The
essential principle of building in harmony with the natural surrounds is also one of the key
objectives of the Noosa Biosphere Reserve. The architects for this development have
explained that: “Our climate allows us to live outdoors most of the year. The naturally
ventilated rooms allow guests to share our unique outdoor lifestyle again reinforcing a
sense of place…”
Responding to the natural slope across the site, the proposed design steps with the
topography to connect the floor levels with the ground plane. As pre-existing easements
accommodate the stormwater from both Serenity Close and the properties across the road
to the north, infrastructure is incorporated seamlessly into the design, along with new Rapid
Infiltration Pits to manage and filter overland flow.
The existing vegetation has been surveyed to identify the most significant and mature trees
to retain and respect in the design, whilst proposing appropriate endemic species to
complement the plants within the Reserve. The architects explain that “greenery is
everywhere in their work, trailing building fronts, surrounding the hotel pool, potted in the
restaurant and spilling from balconies... we love how they ground a project…”.
3.10 Wayfinding
Whilst the following principles are primarily for public wayfinding, some of these are
appropriate to consider in this proposal:
“Minimise the number of signs wherever possible.
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Do not permit advertising signage in the road reserve.
Minimise the number of words on all signs for ease of legibility.
Use universal symbols rather than words when appropriate.
Employ a consistent template to distinguish wayfinding signs from road signs.
Consolidate multiple signs on to one wherever possible.”
Inviting visitors to experience and share Noosa encourages good hosting and to be
welcoming and generous, it is necessary to provide assistance with directions; however, in
the spirit of calming minimalism that is aspired to in this proposed development, wayfinding
will be inconspicuous and subtle. This is in keeping with Noosa’s philosophy of offering
“green travel” and the knowledge that “tourism is a sustainable part of Noosa's future”.
3.11 Walking, Riding and Driving
Whilst the following principles are primarily for public infrastructure, some of these are
appropriate to consider in this proposal:
“Provide a transport network that caters for the needs of the community and blends into the
environment rather than dominates it.
Encourage alternative transport such as walking, cycling, scootering or the use of public
transport to reduce traffic congestion and greenhouse gas emissions.
Facilitate the use of sustainable transport modes by providing bicycle and scooter parking.
Avoid sacrificing public open space for car parking.
Provide shade trees along walking, riding and driving corridors as well as car parks to
improve visual amenity and reduce heat sink effects.
Use colour and texture on footpaths and roadways to signal approach to conflict points.
Design for pedestrians, cyclists and buses.
Design to cater for the aged and disabled community.”
Visitors, guests and staff are proposed to be well accommodated when travelling by bicycle,
which will help to reduce the number of cars entering and leaving the site, as well as reduce
energy usage and emissions. This is in keeping with the principles of sustainable
development that Noosa Council and residents encourage and prefer.
Visitor bicycle parking spaces are provided for 20 cyclists, which are accessed at street
level from Serenity Close.
Guest bicycle parking spaces are provided for 80 cyclists, 35 of which are accessed from
the main entry driveway / setdown area off Banksia Drive North and 45 of which are located
in the car parking area on the main entry level.
Staff bicycle parking spaces are provided for 56 cyclists, which are located in the lower car
parking area. End of Trip Facilities are provided for staff on the same level as the bicycle
parking.
3.12 Our Creative Environment
“Encourage an environment where innovation and experimentation are the norm rather than
simply accepting a standard approach.
Explore new technologies for their ability to add value to projects or to provide solutions.
Involve the community in programs that may foster better understanding of our locale and
perhaps change behaviour to better care for it.
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Manage events held on community land to support the local economy and cultural diversity
while maintaining local amenity.”
Providing an inspiring environment in which to be immersed in and enjoy creative
experiences is key to this proposal. Tourism Noosa’s introduction to arts and culture of
Noosa is that: “Noosa’s kaleidoscope of colours, landscapes, textures and relaxed spaces
inspires a dynamic community of artists and performers whose work is showcased in
galleries, studios, bars, shops, markets, laneways, parks and events across the region.”
One of these coveted events is ‘Floating Land’, for which the developer has expressed an
interest in supporting and hosting artists during the celebrations each year. This is a sturdy
indication that the developer would like to provide opportunities for local artists and
businesses by also promoting and selling artworks and local products.
3.13 Architectural Style
“Over the years, Noosa has maintained its core beauty while responding to
changing fashions and developments in architecture, colour schemes,
landscaping, and the like. This ability to adapt while maintaining core values
and principles is the key to Noosa’s success.” – I Jackson, 2015
One of the salient messages in this statement is that change is inevitable. However, these
shifts and transitions from one state to another should be embraced, cherished and
celebrated, as they can provide education and advances in both critical thinking and
positive responses.
The ability to adapt, innovate and diversify, while maintaining core values, is what Noosa
has been doing well over the years and why it has been so successful in upholding this
reputation. This applies to the development of Noosa’s architectural ‘style’ or grace, in that
time has shown that the importance of longevity is paramount to pursuing a sustainable
future.
One of the realisations of the materiality of buildings in the subtropics is that timber,
although beautiful and appropriate for the climate, is dependent upon regular maintenance.
Therefore, it makes sense to protect timber elements from the harsh effects of the sun, salt
and rain, by utilising the warm, tactile nature of the wood within the sheltered parts of
buildings. Timber can also be combined with other sensual finishes, such as cork, leather
and textural fabrics to produce comfortable and inviting interiors.
So, in order to provide durability for the outside of the structures, the choice of materials
includes heavier, more robust substances, such as stone and concrete. As has been
demonstrated in the architects’ previous projects in Southeast Queensland, it is possible to
achieve a lightness in the expression of concrete structures, especially when the landscape
is welcomed into ‘outdoor rooms’, which are proposed in this development.
The timelessness that is suggested by the permanence of the proposed structures is very
compelling in these times of change; designing for adaptability and flexibility of future uses
is an attractive quality to strive for in architecture and this proposition seems to have been
positively embraced in the proposed design.
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4 Summary of Suggestions
4.1 General
(a) Provide Site Cover diagram to confirm compliance;
(b) Provide Plot Ratio diagram to confirm compliance;
(c) Add setback dimensions on the plans demonstrating compliance;
(d) Increase the line weight of the setback lines on the plan for clarity;
(e) Emphasize the Site Boundary to differentiate it from the contours on the plans
(f) Adjust the Height Limit line to be 15 metres the Natural Ground Line;
(g) Adjust the roofs of the Villas to indicate the area of plant equipment;
(h) Confirm that the existing trees can be retained within the close proximity of the
buildings;
(i) Clarify the number and location of the electric vehicle charging stations.
4.2 Built Form
(j) Develop the landscape design for the main pedestrian entry from Banksia Avenue
North;
(k) Introduce windows / sun shading devices / fenestration / stepped façades into the
East Elevation of the Resort Suites above the Main Entry;
(l) Introduce windows / sun shading devices / fenestration / stepped façades into the
West Elevation of the Resort Rooms above the Bus Turnaround area;
(m) Indicate the structural columns on the plans in the Main Entry area, the Plaza, the
Covered Outdoor Dining adjacent to the Tennis Court and the edge of the Restaurant
in front of the Main Pool;
(n) Indicate the bus / coach setdown / pick up area in front of the Plaza;
(o) Develop the design for the entry structure from Serenity Close to the Plaza;
(p) Clarify the design of the eastern side of the Plaza and the northern end of the Pool
Club;
(q) Propose the design for the Quiet Pool levels and surrounds in conjunction with the
contours and landscape within the setback zone.
5 Author’s Credentials
5.1 Resumé
Appointments
2021 - Current Design Excellence Panel (DEP) Queensland Social and Affordable Housing
2020 - Current Queensland Urban Design and Places Panel (QUDAPP)
2020 - Current Chair of the Sunshine Coast Open House
2020 Life Fellow of the Australian Institute of Architects
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2019 - 2022 Queensland Chapter Councillor for the Australian Institute of Architects
2019 - 2022 Australian Institute of Architects Queensland Regional Affairs Committee
2019 - 20 Sunshine Coast Council’s Design Strategy ‘Brains Trust’
2019 Architecture Media Houses Awards Jury
2017 - 20 Sunshine Coast Open House Committee
2017 Gold Medal Jury for the Australian Institute of Architects
2017 Fellow of the Australian Institute of Architects
2016 Creative Director for the Australian Institute of Architects Regional
Conference ‘Evoke’
2014 Deputy Chair of the Noosa Biosphere Limited Governance Board
2013 Master of Ceremonies for the Australian Institute of Architects Queensland
State Awards
2012 - 17 Queensland Chapter Councillor of the Australian Institute of Architects
2012 - 17 Australian Institute of Architects Queensland Regional Affairs Committee
2012 - 14 Noosa Biosphere Limited Governance Board
2004 Founding Member of the Australian Architecture Association
Noosa Major Projects
2021 Peregian Beach Community Centre for Noosa Council
2014 Proposed Design for Noosa Civic Refurbishment for QIC
2013 Bottlebrush Medium Density and Infill Housing, Noosa for Sunshine Coast
Council
2011 Munna Point Bridge Upgrade, Noosa Sound for Sunshine Coast Council
2010 Noosa North Shore Housing Development - Petrac Leisure Noosa North Shore
2009 Elysium Noosa Housing for Pearson Property Group
2008 Noosa Junction Station for TransLink and Noosa Council
2007 Noosa Visitor Information Centre for Tourism Noosa and Noosa Council
2002 Noosa River Foreshore Amenities, Noosaville for Noosa Council
Qualifications
2008 Registered Architect with the Board of Architects NSW 8075
2004 Registered Architect with the Board of Architects QLD 3664
2004 Architects Accreditation Council of Australia (AACA) Registration Examination
1994 Royal Institute of British Architects (RIBA) Part 3 (UK Registration)
1994 Architects’ Registration Council of the United Kingdom (ARCUK) Registration
1992 Royal Institute of British Architects Part 2 (UK equivalence to Bachelor of
Architecture)
1987 - 89 Bachelor of Architecture, University of Queensland (deferred before
graduating)
1982 - 85 Bachelor of Design Studies, University of Queensland
Positions
1997 - Current Bark Design Architects (Bark Design Pty Ltd) www.barkdesign.com.au
1997 Bligh Voller Nield Architects (BVN) www.bvn.com.au
1996 - 97 James Grose (Grose Bradley Architects) www.grosebradley.com.au
1995 - 96 Lindsay and Kerry Clare (Clare Design) www.claredesign.com.au
1995 John Mainwaring Architects (JMA, now HMA) www.hmarchitecture.com.au
1993 - 95 Richard Rogers Partnership (RRP, now RSH) www.rsh-p.com
1992 - 93 Future Systems (now Amanda Levete Architects) www.ala.uk.com
1989 - 92 Nicholas Grimshaw and Partners (NGP), London www.grimshaw.global
1987 - 88 McKerrell Lynch Architects (MLA) www.mckerrellarchitects.com.au
1985 - 86 Media Five (now DBI Architects) www.desmondbrooks.com.au
1982 Fulton Gilmour Trotter & Moss (now Fulton Trotter) www.fultontrotter.com.au
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6 Disclaimer
Apart from fair dealing for the purposes of private study, research, criticism or review, as permitted
under the Copyright Act, no part of this report, its attachments or appendices may be reproduced
by any process without the written consent of Bark Design Pty Ltd.
Bark Design Pty Ltd has prepared this report for the sole purposes of Calile Malouf Investments
Pty Ltd. This report is strictly limited to the purpose and the facts and matters stated in it and does
not apply directly or indirectly and will not be used for any other application, purpose, use or
matter. The reproduction, adaptation, use or communication of the information contained within
this report may not be used without the written permission of Bark Design Pty Ltd.
In preparing this report we have assumed that all information and documents provided to us by
Calile Malouf Investments Pty Ltd and / or Richards & Spence, or as a result of a specific request
or enquiry, were complete, accurate and up to date. Where we have obtained information from a
government register or database, we have assumed that the information is accurate. Where an
assumption has been made, we have not made any independent investigations with respect to the
matters the subject of that assumption. We are not aware of any reason why any of the
assumptions are incorrect.
In this note, a reference to loss and damage includes past and prospective economic loss, loss of
profits, damage to property, injury to any person (including death) costs and expenses incurred in
taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal costs,
compensation, interest and any other direct, indirect, consequential or financial or other loss.
End of Document
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