Development Application part 2 Report/Plans - MCU11/0254

Specific Outcomes                            Probable solutions                           Proposal
linkages with Precinct OS4;                                                               The proposed development provides
AND                                                                                       strong visual linkages with Precinct OS4.

O161      Development      has strong                                                     Complies
pedestrian and bikeway connectivity                                                       Pedestrian    and    bicycle  pathways
with Precincts B1, E1 and E2;                                                             currently exist to the frontage of the
AND                                                                                       site.

O162 Vehicular parking is provided on                                                     Complies
site;                                                                                     Vehicular parking is provided on site.
AND

O163      Development     is    staged,                                                   Complies
consistent with development in Precincts                                                  The development staging is appropriate
E1 and E2;                                                                                as the site has been created as
                                                                                          ‗development ready‘ under the primary
AND                                                                                       reconfiguring a lot approval.

O164 Development is compatible with                                                       Complies
and does not adversely impact upon the                                                    The proposed development, which
open space function of the adjoining                                                      achieves appropriate building setbacks
Precinct OS4.                                                                             and includes landscaping treatments
                                                                                          throughout, will not have any adverse
                                                                                          impact upon the adjoining open space
                                                                                          precinct (OS4).

Streetscape and visual amenity               S165.1 Front and side elevations are         Complies
O165 Buildings and other structures—         designed to avoid blank imposing walls       The proposed development achieves an
a) present a visual bulk and architectural   and bulky development forms by—              articulated and visually attractive
scale that is consistent with structures     a) providing vertical articulation at        architectural design.
on adjoining and nearby land;                minimum 5m intervals, at a minimum           Both front and side elevations achieve
b) define, rather than dominate, the         depth of 1m, through features such as        articulation at 5m intervals through the
streetscape or surrounding public and        stepped wall alignments, doorways,           inclusion of hooded windows, steps in
private spaces;                              windows, covered entries and verandas;       wall      alignments,    varied    colour
c) provide variation in building             and                                          treatments, doorways, and covered
alignments by                                b) for 2 storey buildings, emphasising       entries.
staggering or separating continuous          the floor levels in the front elevation      Floor levels of the 2 storey units are
walls into smaller sections to vary the      through decks, balconies and stepping        distinguished. Units are 1 storey at the
elevation, create visual interest, and       back storeys progressively from the          front and 2 storeys at the rear.
relieve building bulk;                       street by at least 1.5m for any additional
d) incorporate well articulated building     storey above ground level;
forms with strong vertical design            AND
features which interrupt the line and        S165.2 Development takes the form of         Complies/Alternative solution
plane, including windows, pergolas, sun      small separate buildings (i.e. no more       The proposed development is designed
shade devices, and variations in balcony     than 4 attached dwelling units), rather      as 4 separate building blocks and which
styles;                                      than large single, bulky developments;       takes the form of small separate
e) address all street frontages;             AND                                          buildings. While the proposal includes
f) vary and break up the roof form;                                                       more than 4 dwelling units in a row,
g) present subtle changes in colours,                                                     regard must be had to the fact the units
textures and materials to break up the                                                    are small dwelling units of less than 5m
building facades; and                                                                     in width per unit. 2 – 3 of the proposed
h) integrate landscaping into the                                                         small dwelling units would typically
building design and car parking areas to                                                  comprise the width of a single
provide visual relief and screening.                                                      conventional unit. Block B is the largest
                                                                                          of the blocks and has been designed
                                                                                          with its length running along a side
                                                                                          boundary which minimises building bulk
                                                                                          to the street frontage. The proposed
                                                                                          unit blocks are articulated with strong
                                                                                          horizontal and vertical design features
                                                                                          and     screened    though     substantial
                                                                                          streetscape     landscaping     provision.
                                                                                          When considering the sites context
                                                                                          within the Noosa Business Centre and
                                                                                          surrounding built from, the proposed
                                                                                          development is considerably small scale
                                                                                          in comparison and will result in an
                                                                                          appropriate streetscape outcome.