Information Request MCU21 0175 · MCU21/0175

Officer: 	Patrick Murphy
Direct Telephone: 	07 5329 6436
Our Reference:	MCU21/0175
Your Reference:	n.a
29 October 2021
Stockwell Development Group Pty Ltd
PO Box 3144
SOUTH BRISBANE   QLD  4101
[email protected]
Dear Sir/Madam
Information Request
Planning Act 2016
I refer to your application and advise that Council requires further information to satisfactorily assess the proposal.
application details
Application No.	MCU21/0175
Street Address:	Noosa Civic 28 Eenie Creek Rd Noosaville Qld 4566
Real Property Description:	Lot 3 SP 246584
Planning Scheme:	Noosa Plan 2020 (25 September 2020)
INFORMATION REQUIRED
Issue
The application conflicts with the Noosa Plan 2020 in that it is located within the Business Park Precinct of the Major Centre Zone and proposes 2765m2 of Showroom space. Showroom is an inconsistent use within the Business Park Precinct and is not supported. It is noted that the Noosa Plan 2020 provides for an additional 4,200m2 of additional Showroom floor space in the Showroom Precinct.
Information Required
Amend the application so that the floor areas are not occupied by Showroom floor space or any other inconsistent use.
Issue
The site is identified as being adjacent to a gateway on land identified as a key corner site within the Noosa Business Centre Framework and Character Plan. Accordingly, the Noosa Plan seeks a number of design outcomes, including but not limited to:

Noosaville Local Plan Code
AO3.1
Development adjacent to a gateway, special place or on land identified as a key corner on Figure 7.2.4.4 (Noosaville Framework and Character plan) or Figure 7.2.4.5 (Noosa Business Centre Framework and Character plan):

incorporates architectural and landscape treatments which emphasise the corner location as shown in Figure AP3-10A and Figure AP3-10B; and
incorporates building materials such as varied roof forms, changes in materials and variations in projected and recessed elements and facades.
AO3.2
Development adjacent to a primary streetscape treatment area on Figure 7.2.4.4 (Noosaville Framework and Character plan) and Figure 7.2.4.5 (Noosa Business Centre Framework and Character plan):
provides streetscape improvements which are appropriate to the location, setting and context of the development, and
complement existing or proposed streetscape works in the local area.

AO7.1
Development takes the form of small separate buildings rather than large single bulky buildings and does not visually dominate the street, riverfront, adjacent properties, surrounding spaces or the existing skyline.

AO7.2
Buildings and structures have a scale and building height consistent with development on adjoining and surrounding land.

AO7.3
Buildings and structures preserve the amenity of adjoining land including sunlight to neighbouring properties.

AO7.4
Development respects the scale of surrounding vegetation and maximises the opportunity for retention of existing vegetation and incorporates soft landscaping between buildings.

AO7.5
Buildings and structures:
incorporate articulated roof forms which are visible from the street and have a pitch of no less than 5 degrees;
incorporate a mix of lightweight and textured external building materials or materials that reflect the natural environment such as timber and rock face;
provide variation through articulation, texture and detailing;
incorporate verandahs, open balconies or shaded patios for outdoor living, with open, transparent or semi-open balustrades;
use understated colour schemes and low-reflective roofing and cladding materials.

Purpose and Overall Outcomes of Major Centre Zone Code
Business Park Precinct
The Business park precinct facilitates commercial office space for businesses and a range of professional services including health and wellbeing, education, research and technology and knowledge-based industries.
Development is of a high standard of architectural design, particularly at  gateway sites to the Noosa Business Centre.
Buildings address the street frontages and car parking is located to the rear of or under buildings or otherwise not located on the primary frontage and screened to the street.
Buildings are of sub-tropical design with lightweight construction arranged in the form of pavilions allowing for pedestrian permeability and landscaping between buildings to create a place overall recognisable as having a Noosa style.

AO23.1
Buildings incorporate horizontal and vertical articulation.

AO23.2
Elevations are no longer than 15 metres without articulation of at least 0.75 metres and present changes in textures and materials to break up building facades.

AO23.3
Frontages to public streets or semi-public spaces are articulated with vertical elements to emphasise a finer-grained building frontage.

AO23.4
Buildings incorporate:
variations in plan shape, such as steps, recesses, projections or splays:
variations in the vertical profile, with steps or slopes at different level;
variations in the treatment and patterning of windows, sun protection and shading devices, or other elements of a façade treatment at a finer scale than the overall building structure;
balconies, verandahs or terraces; and
planting, particularly on terraces, and low-level roof decks or incorporate other landscape elements such as green walls.

PO24
Buildings and other structures present a high quality streetscape with design elements and building forms that:
define the street and public spaces;
provide a consistent building alignment fronting the street and public spaces;
contribute to the streetscape activity and vibrancy of the centre;
create pedestrian scale and visual interest;
contribute to their setting, including the skyline; and
provide areas for outdoor dining and meeting opportunities on the ground level.

PO25
Buildings on corner sites define the street intersection and include interesting or decorative features and design elements.
AO26
Development:
is designed and sited to activate and provide a positive contribution to the streetscape during daytime trading hours by incorporating architectural, landscape and furniture treatments which engage with the street;
includes ground level building facades that avoid blank walls and security shutters and maintain a shopfront presence to the street.

AO28
Buildings address the street with main entrances fronting the street or outdoor squares or open plazas or laneways that constitute the focal point of the centre, rather than to internal spaces or parking areas.

AO30
Street awnings:
are provided along the full frontage of the building and cover the footpath where no other weather protection is provided for pedestrians as part of the building design;
are set back a minimum of 1 metre from the kerb and where include timber posts, the posts are set back not less than 1 metre from the kerb;
are waterproof;
conform with the height, form and materials of awnings on adjoining properties which share the same frontage;
where falling towards the street, are no less than 2.5 metres at their lowest point or where cantilevered, are no less than 2.7 metres at their lowest point;
use an awning slope of within 15 degrees of adjacent awnings;
are no more than 500 millimetres higher or lower than adjacent awnings that are less than 2 metres away; and
do not exceed 3 metres in height.

In this regard, there is significant concern with the non-compliance of the proposed built form with the planning scheme requirements. These concerns are related, but not limited to, the following:
Absence of varied and articulated roof forms, changes in materials and variations in projected and recessed elements and facades.
The development takes the form of large bulky buildings which visually dominate the street.
A number of elevations do not incorporate a mix of lightweight and textured external building materials or materials that reflect the natural environment .
Buildings are not of a sub-tropical design with lightweight construction or arranged in the form of pavilions allowing for pedestrian permeability and landscaping between buildings to create a place overall recognisable as having a Noosa style.
The proposal does not incorporate architectural, landscape and furniture treatments which engage with the street.
The proposal includes blank walls presenting to the street.
Information Required
An amended built form which accords with the Noosa Plan 2020 requirements.
Issue
The site is adjacent to a primary streetscape treatment area as identified within the Noosa Business Centre Framework and Character Plan Primary which seeks streetscape improvements. No streetscape improvements are proposed.
Information Required
Clarify what streetscape improvements are proposed.
Issue - Point of stormwater connection
The proposed point of connection of the site drainage system to the existing trunk network is different to that proposed for this site with OPW20/0145.
Information Required
Provide hydraulic grade line calculations demonstrating that the proposed network downstream of the site is able to accommodate the design flow from the site without surcharging the existing network.
Issue - Landscape integration of bioretention devices
The proposal to provide all stormwater treatment through end-of-line bioretention devices has resulted in a poor landscape and visual amenity outcome, as the level differences between these devices and surrounding pavement and verge levels results in vegetation significant below surrounding levels, retaining walls, and the need for safety fencing. These outcomes conflict with AO7.1 and AO9.1 of the Water Quality and Drainage Code.
Information Required
Provide an updated SWMP and preliminary engineering plans, which achieve a higher level of landscape integration by minimising bioretention system surface set-down relative to surrounding areas and minimises retaining walls consistent with the allowances specified in the Bioretention Technical Design Guidelines (Water by Design, 2014). Greater consideration should be given to the use of at-source bioretention devices within the car parking areas.
Issue
Roof-water reuse
Information Required
Demonstrate how roof-water harvesting and reuse has been incorporated into the design consistent with PO2 and AO2.2 of the Sustainable Building Design Code. Water balance calculations should be provided to justify the size of any storages proposed, based on the yield generated from the roof areas and the anticipated demand from non-potable fixtures.
Issue
Carparking
At Council’s standard parking rates, the development would need to provide 97 parking spaces (2675m2 showroom @ 1 space per 50m2 and 1300m2 of office @ 1 space per 30m2 = 96.8 spaces).  The proposed parking provision is for 91 car parking spaces and 13 motorcycle spaces.
The driveways and parking code allows, where appropriate, for motorcycle parking to be counted toward the parking  provision requirement at a rate of 4 motorcycle spaces per car space, up to a maximum of 4 car parking spaces.  Using that provision, with 13 motorcycle spaces, the car parking provision increases to 94 spaces.  In relation to the “where appropriate” aspect of counting motorcycle spaces, the location of the spaces is relevant as is the size of the carpark.  For a carpark of 97 spaces, it would not be appropriate for more than 3 of the spaces to be discounted on the basis of the number of motorcycle spaces.
The TTM report suggests that a parking relaxation would be appropriate because patrons will visit multiple developments within the Noosa Civic Centre.  While it is agreed that such cross-utilisation of tenancies will reduce traffic generation, it does not follow, and it is not accepted, that such cross-utilisation would reduce parking demands.  In that regard, while a customer is within a specific tenancy, it is generating a parking space associated with that tenancy, and if that patron moves to another tenancy, it is then generating a parking demand associated with that other tenancy.  If that customer spends 15 minutes in each tenancy, it simply means that the associated parking demand for that customer occurs for twice as long while the customer visits both tenancies, compared with it the customer visited only a single tenancy.  That is, the same customer visiting two tenancies has the same parking demand as two separate customers each only visiting a single tenancy.
Information Required
Provide on-site parking provisions consistent with the requirements of the Driveways and Parking Code.
Issue
Main access aisle width
The 5.8m wide parking aisle adjacent to the street is too narrow to function as the main site access and to also accommodate service vehicle movements.
Information Required
Widen the aisle width to 6.5m in accordance with the requirements of Australian Standard AS 2890.2-2002.
Issue
Access configuration
The main site access configuration requires further resolution, and for satisfactory operation is likely to require modification.  In that regard, with the proposed arrangements, it is proposed that vehicles accessing the new parking area from the street will travel in the wrong direction for a short distance along the existing exit from the service area. – see diagram below.
Information Required
Demonstrate how it is proposed to satisfactorily manage priority of the multitude of traffic movements at the off-set cross intersection created by the new carpark access, including identification of line-marking.

Issue
Details of how the application meets the Noosa Plan 2020 - Landscaping Code has not been included within the application material.
Information Required
Update the supporting documentation to include the Noosa Plan - Landscaping Code performance outcomes and detail how the application meets the acceptable outcomes.
Issue
The car parking detailed within the Landscape Concept Design Package - LCP2 does not appear to include adequate amounts of landscaping as required within the Noosa Plan 2020 – Landscaping Code.
Information Required
Update the Landscape Concept Design Package to include adequate landscaping that meets the performance outcomes detailed within the Noosa Plan 2020 – Landscaping Code in particular PO11.
Issue
The Landscape Concept Design Package does not include detail regarding street tree planting requirements.
Information Required
Update Landscape Concept Design Package to include details on proposed street trees that meet the Landscaping Code performance outcomes.
Issue
The Noosa Plan 2020 – Landscaping Code includes Amenity PO1 in particular enhancing visual amenity and natural landscape character and reducing the visual impact of large or bulky structures. The bio-retention basins are located near public areas (footpaths) and they appear to be designed quite deep with retaining walls. How will these bio-retention basins meet the Landscaping Code performance outcomes as the Stormwater Management Plan appears to identify low vegetation requirements in the easement which will not provide adequate screening to disguise the design of the bio-retention basins
Information Required
Update application documentation to ensure the bio-retention basins are adequately screened and meet the Landscaping Code outcomes in particular amenity and provide justification.
Issue
The 10m wide vegetation covenant is briefly mentioned within the Development Application Planning Report however it is not included within the Landscape Concept Design Package provided.
Information Required
Update the Landscape Concept Design Package to highlight the extent of the vegetation covenant and identify strictly no disturbance. Additionally ensure detail is provided on how the covenant will be protected during construction and following construction i.e. fencing etc.

due date for response to information request
The due date for providing the requested information is 29 January 2021. Email your response to [email protected]. Please advise Council of your response to this information request in accordance with section 13 of the Development Assessment Rules.
If you do not provide a response before the due date, it will be taken as if you have decided not to respond to the information request and Council will continue with the assessment of your application.
other details
You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online Services” page can be accessed via "Quick Links" on the left hand side of the screen.
Should you have any further queries in relation to the above, please do not hesitate to contact me on the number above.
Yours faithfully,

Patrick Murphy
Coordinator Planning

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PO Box 141		P. (07) 5329 6500	[email protected]	
	TEWANTIN  QLD  4565	F. (07) 5329 6501	www.noosa.qld.gov.au
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