PR22001.InformationResponse.January2023

      •   AO19.1 (eaves to 75% of the building) & PO19 & AO20.5 (front balcony) of the
          Medium Density Residential Zone Code;
      •   AO14.1 (d) & AO14.3 (a) of the Medium Density Residential Zone Code and
          corresponding Performance outcome PO14;
      Points to note in this regard:
      •   The street elevation is very heavy in appearance (not lightweight) and has a boxy
          appearance on the upper level. It has a parapet appearance, with no roof pitch visible
          from the street.
      •   There are no roof overhangs to the walls of the building. Noosa Plan requires eaves
          to 75% of the perimeter of the building. Eaves are considered to be edges of a roof
          that overhang the face of the wall. The proposed sunshades are not considered to
          meet the intent of an eave on a building. Further, although the sunshades along the
          walls of the building articulate the building there is significant encroachment into the
          allowable setbacks.
      •   The street façade lacks a variety of finishes, texture and detailing to break up the
          upper storey bulk.
      •   The balcony to the street is not open and is very much enclosed – completely on the
          sides. The sunshade further encloses the balcony.
      •   The wall length is over 15 metres.

Information Required
1.    It is noted that these points were raised in the pre-lodgement notes dated 6 July 2022
      and have been raised prior to the issue of this information request. The existing design is
      not supported. Provide amended plans that comply with the design requirements in
      Noosa Plan.


RESPONSE
Please refer to the amended Architectural Plans prepared by Sparks Architects and provided
as Attachment 1 to this response.

The design approach has been reviewed in line with Council’s key concerns and now adopts a
traditional eave scenario where 600mm deep eaves are proposed along the length of the
eastern and western boundary, together with deeper eves extending over outdoor balconies to
the north and south. Eaves present as lightweight structures with white facia and timber soffit
which will be visible from both primary frontages. To provide privacy for residents and for
additional climatic response the building has retained its fixed sunshade sails ensuring the
overall character intent of the building is maintained. Sunshade sails provide additional
articulation to side elevations and in combination with use of variable windows, landscaping
and alternate materials pallet will present an interesting and articulated elevation to each side
boundary.

We consider the street elevation to present an open, lightweight appearance with any perceived
bulk of the first floor removed, together with any consideration of boxiness.




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