17365_Council_Information response_220518 · MCU18/0019

Information Required

11. Remove the box style design presentation to Goodchap street and provide amended plans
    incorporating the following built form elements into the development—
    11.1. an interesting, traditional style, light weight roof form and eaves which presents a pitch to
           Goodchap street;
    11.2. provide further interest to the Goodchap Street elevation to break up the appearance of a
           large building including the western end of this elevation;
    11.3. sub-tropical design elements;
    11.4. comply with 8m building height in metres (lift overruns may be acceptable);
    11.5. provide articulation or more interest to the elevation on the south side of the western
           building above the driveway near the basement entry to break up the height of this
           elevation; and
    11.6. should the porte cochere remain, reduce the height (and size) to be of a more human scale
           (approx. 3m to 4m in height), particularly given the structure is within the front setback.

Response
Refer attached amended proposal plans prepared by Elevation Architecture. These plans largely
remove the box style design presentation, with the exception of the main entry area which is setback
further than the main building edge at approximately 13.5m from the frontage. The plans present an
interesting, traditional style, light weight roof form and eaves which presents a pitch to Goodchap
Street; provides further interest to the Goodchap Street elevation to break up the appearance of a
large building; includes sub-tropical design elements, largely complies with the 8m building height;
provides articulation and interest to the elevation on the south side of the western building above the
driveway; and lowers the height and scale of the porte cochere.

Full compliance with building height is not possible to achieve the pitched roofing outcome. All roof
elements around the building perimeter presenting to the street comply with the maximum height.
Areas of non-compliance are well setback from the building edge so as to not visually dominate the
street or surrounding spaces. The roofing height outcome allow for increased roof pitching,
concealment of roof plant and equipment and lift overrun.

The porte cochere has been retained as a crucial design element associated with the aged care facility.
Arcare currently have 36 aged care facilities in Queensland, Victoria and New South Wales, all of which
have a porte cochere. A review of all existing aged care facilities in Noosa has also identified that all
include a porte cochere. A porte cochere is important to provide both an identity and a welcoming
amenity for the aged care facility. The entry needs to not only be clearly visible but also inviting. The
porte cochere will provide for increased articulation and street interest to the Goodchap Street
streetscape presentation. More importantly, from a health and safety perspective, an undercover area
for drop off and ambulance parking is required by building code. A minimum canopy height of 3.8m
is required for ambulance vehicles.


12. Provide a 3D perspective showing how the proposal would sit within Goodchap Street and Val
    Crescent streetscape. The perspective should include neighbouring dwellings.

Response
Refer attached amended proposal plans prepared by Elevation Architecture which includes various
perspective views.


Issue

The report notes that “A rational method check of the pre-development scenario was conducted to
calibrate the XPSTORM model.” There is no further detail provided and we are unable to tell whether
the rational method was used as a check or as a calibration tool. If it has been used as a calibration
tool, QUDM v4 states: