Information Request MCU23 0078 [As Published] · MCU23/0078

                 landscaping breaking up the built form and linking to a village green and an open space
                 corridor. It is expected that large “box-like” buildings will be avoided.
                 It has not been demonstrated that the buildings will result in a “pavilion style” of development
                 allowing for pedestrian permeability and landscaping between buildings to create an overall
                 place that is recognisable as having a “Noosa style”. The overall bulk, scale and form of the
                 development is not reflective of a low-scale pavilion-style that is expected, and the
                 development does not achieve high amenity landscaping, to adequately break up the built
                 form.
                 While opportunities exist for landscaping, it will be limited by the ability to include deep
                 planting. The integration of vegetation with the built form is a principal element of the ‘Noosa
                 Style’. The large contiguous forms do not provide an opportunity to provide landscaping
                 between buildings other than within the primary paths referred to above. Other than for the
                 ‘civic plaza’ the development turns its back to Covenant J, which is integral to the character of
                 the site.
                 The proposed development does not adequately respond to PSP 5 Sustainable Design Code
                 with respect to SC7.6.3, Noosa Design Principles (3)(a)(viii), (ix), (x) and (xi). This is because
                 the proposed development does not adequately consider the use of natural materials, use of
                 light and shadow to break up building facades, buildings that sitting lightly on the landscape,
                 having a human scale, and working with climate.
                 The east and west facing elevations of the building are repetitive with no integrated
                 landscaping, which is an important element of the ‘Noosa Style’.
                 It is reasonably expected that the maximum building height will be 12m for a mixed use building
                 or otherwise are to be 10m. A number of the buildings being proposed are not mixed use
                 buildings and exceed 10m in height, in particular the cinema building which has an excessive
                 building height of about 18.557m, located above the under croft parking area to the northeast,
                 which includes a loading dock area. Further, the proposed mixed use buildings also exceed
                 the expected building height, being about 13.610m above ground level.
                 The bulk of the cinema will be highly prominent in relation to the ‘main street’ entrance. The
                 bulk includes no fenestration and has limited articulation. This part of the development will
                 dominate the street frontage and will exacerbate the potentially unacceptable visual impact of
                 the carpark under croft beneath it. This proposed built form is on the corner of the ‘main street’
                 and the deep under croft for carparking is at the site’s frontage to the roundabout and along
                 the main street, which is not desirable.
                 The under croft and carparking will be highly visible to pedestrians and persons within motor
                 vehicles upon immediately entering the NBC. In effect, the under croft will be the entrance
                 statement to the subject site, which will form part the entrance procession to the NBC from the
                 Walter Hay Drive ‘gateway’, which is not appropriate. The visual impact of the entrance is
                 diminished by the dominance of the carpark under croft and the bulk of the cinema’s form that
                 lacks visual articulation.

                 The size of lots 4, 5 and 6 adjoining the subject site to the south along Hofmann Drive will limit
                 the size and scale of development on the lots. Further, the proposed development will be of a
                 significantly greater bulk and scale than the development that can be constructed on these
                 lots.

                 The overall bulk, scale and form of the development is excessive for the VMU Precinct (5D)
                 and consequently the development extends into the adjoining precincts to the north and south,
                 which is not supported. The south facing elevation lacks any significant fenestration and has
                 limited articulation, which accentuates its visual bulk. The proposed development will also
                 locate its primary car parking access and loading areas adjacent to these lots.




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Document Set ID: 22464338
Version: 2, Version Date: 17/07/2023