220420 Response to Information Request · MCU21/0201

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        A setback of less than 2 & average 4 metres for the second storey and 7 metres for the third
        storey to the front boundary to Hastings Street is not supported by Council.

        Information Required

        2.    Provided amended plans showing the third storey setback 7 metres from the front boundary
              to Hastings Street.

        Please see updated proposal plans which show the third storey setback 7m from the front
        boundary with the exception of the stairs which provide weather protection from Hastings Street
        to Level 3. There are multiple examples of stairs within the setback to Hastings Street and as
        such, the proposal is compliant with PO13

        Design

        The Noosa Local Plan Code require development adjacent to primary streetscape areas (as
        identified in the Hastings Street Strategic Framework and Character Plan) to provide for
        development that facilitates streetscape improvements and complement existing or proposed
        streetscape in the local area. Acceptable Outcome AO7.5 of the Noosa Heads Local Plan Code
        states that design can be achieved through the following:

        a)    Incorporate articulated roof forms which are visible from the street;
        b)    Incorporate a mix of lightweight and textured external building materials or materials that
              reflect the natural environment such as timber and rock face;
        c)    Provide variation through articulation, texture and detailing;
        d)    Incorporate verandahs, open balconies or shaded patios for outdoor living, with open,
              transparent or semi-open balustrades;
        e)    Use understated colour schemes and low-reflective roofing and cladding materials

        The proposal does not comply with (a), (b) and (c). Nor does it comply with AO3.2 and
        corresponding Performance outcome PO3 where development is to contribute to the
        establishment of attractive streetscapes to enhance the character of Noosa Heads. Please note
        that appropriate building setback will assist in the regard. Refer to Item 2 of this Information
        request.

        Moreover, the Overall Outcome (h) requires that development is of a high design quality,
        incorporating low rise contemporary sub-tropical building and landscape design that emphasises
        the casual outdoor lifestyle.

        The proposed design present as substantial bulk to Hastings Street and does not comprise a
        sub-tropical design and therefore does not comply with these outcomes of the Noosa Heads
        Local Plan Code.

        Further, the Tourist Accommodation Zone Code seeks:
        AO14.8 - Subtle changes in colours, textures and materials are used to break up the building
        facades and complement the natural environment.




Plan A Town Planning Pty Ltd              Level 3, 16 McDougall Street, Milton Q 4064   p 07 3846 0807          abn 17 634 960 937
Town Planning & Development Consultants   PO Box 1661 Milton Q 4064                     e [email protected]   www.planatownplanning.com.au

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        PO14 - Development: has a form and architectural scale that does not dominate the streetscape
        or the surrounding properties;
        PO 15 – Development with frontage to Hastings Street presents a particularly high quality
        streetscape with design elements and building forms that contribute to the creation of an
        attractive, contemporary coastal built form that defines rather than dominates, the street and
        public spaces;

        It is noted that the design does not comprise colours, textures and materials which
        complement the natural environment and therefore does not contribute to the creation of an
        attractive, contemporary coastal built form that defines rather than dominates, the street and
        public spaces.

        The current design is not supported.

        Information Required

        3.    Provide amended plans which show compliance with the following provisions in the planning
              scheme:
               i. Noosa Heads Local Plan Code: AO3.2, AO7.5, AO11, PO3, PO7, PO11 and Overall
                  Outcome (h).
              ii. Tourist Accommodation Zone Code: AO14.8, PO14 and PO15.

        Please see attached amended proposal plans demonstrating compliance with the above.

        Regarding PO3 and AO3.2 of the Noosa Heads Local Plan Code, the proposal at hand is not
        required to provide any streetscape improvements. The streetscape and footpath has already
        been constructed to a high standard and no changes are required in this regard. Further, the
        updated proposal plans incorporate appropriate setbacks and a high standard of architectural
        design including appropriate landscape treatment consistent with the streetscape character and
        providing an attractive frontage to Hasting Street.

        The editor’s note associated with PO3 and AO3 of the Noosa Heads Local Plan Code references
        the Framework and Character Plans Planning Scheme Policy for further guidance and context in
        interpreting the local plan. We confirm that the proposal at hand is compliant with the relevant
        sections of the planning scheme policy, including the proposals provision of open space and
        landscape treatments. The proposal at hand provides high quality landscaping which reinforces
        the character of the streetscape. We confirm that the proposed works will not adversely affect or
        impact the existing street tree health or ability to provide extensive canopy coverage and shade.
        While the proposal provides for a very high-quality built form, landscaping and greenery is to be
        the dominant character element. The proposal at hand has taken design inspiration from the
        Hasting Street Visitor Information Centre, identified as a key landmark building. Lightweight
        elements, including recesses, batten screening, eaves and balconies along with landscaping and
        greenery have all been utilised to significantly reduce bulk and scale of the building, presenting to
        the street with appropriate shading indicative of sub-tropical design.

        Regarding PO7 and AO7.5 of the Noosa Heads Local Plan Code, please see updated proposal
        plans which demonstrate compliance. The proposal now provides an articulated roof form. The
        balconies fronting the street incorporate batten screening providing lightweight, textured, and




Plan A Town Planning Pty Ltd              Level 3, 16 McDougall Street, Milton Q 4064   p 07 3846 0807          abn 17 634 960 937
Town Planning & Development Consultants   PO Box 1661 Milton Q 4064                     e [email protected]   www.planatownplanning.com.au

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        detailed articulation fronting Hastings Street as required by AO7.5. We confirm that the proposal
        is now wholly compliant with AO7.5 of the Noosa Heads Local Plan Code.

        Regarding PO11 and AO11 of the Noosa Heads Local Plan Code, please see attached updated
        proposal plans which demonstrate compliance. The proposal at hand contributes to the
        streetscape character and does not conflict with surrounding existing character. We confirm that
        the proposal at hand provides landscaped openings overlooking the street, being appropriate
        treatments sought by the Noosa Heads Local Plan Code. Further, we confirm that the active
        street frontage will be retained.

        Regarding Overall Outcome (h) of the Noosa Heads Local Plan Code, design has specifically
        been updated to provide for a high-quality sup-tropical design and therefore complies with Overall
        Outcome (h).

        We note that the proposal involves similar built form and design to that included as part of the
        approval (MCU21/0164) at 52 Hastings Street, Noosa Heads. Inspiration is taken from this
        example due to the significant improvement to the existing built form’s presentation to Hastings
        Street. The proposal at hand involves similar low rise sub-tropical design with open elements
        contributing to an indoor/outdoor setting and a mixture of textured external material reflective of
        the natural environment.

        Regarding PO14, PO14.8 and PO15 of the Tourist Accommodation Zone Code, the proposal at
        hand provides a pedestrian friendly façade and includes an active frontage to Hastings Street.
        Further, the proposal at hand involves appropriate openings overlooking the street, articulation
        and setbacks which all ensure the proposed built form is sensitive surrounding built form and
        does not dominate the streetscape. The proposed articulation will be combined with subtropical
        landscaping to break up the building’s facade and complement the natural environment.

        Parking

        The application material does not clearly indicate where the 9 parking spaces for short-term
        accommodation units will be provided.

        Information Required

        4.    Provide a plan detailing the location of all onsite car parks including the location of 9 parking
              spaces for the short-term accommodation units.

        There are 21 car parking spaces provided toward the rear of the proposed works, provided as
        part of approval TPC 2477 on 4 November 1993. This, in addition to basement parking provided
        for the wider site, it is considered that adequate parking is provided for the proposal at hand.

        The existing basement parking on site can easily provide adequate carparking to cater for the
        proposal at hand. The proposed short-term accommodation units will share the wider sites
        carparking. No allocated parking is proposed so that consistency is maintained with the
        Seahaven Resort.




Plan A Town Planning Pty Ltd              Level 3, 16 McDougall Street, Milton Q 4064   p 07 3846 0807          abn 17 634 960 937
Town Planning & Development Consultants   PO Box 1661 Milton Q 4064                     e [email protected]   www.planatownplanning.com.au

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        Access

        Acceptable Outcome AO23.1 of the Visitor Accommodation Code requires that mixed use
        building formats ensure business or entertainment customers and patrons do not have access to
        areas that are intended for the exclusive use of residential guests.

        The proposed plans indicate that access to the short-term accommodation units is provided from
        Hastings Street and can be accessed by customers of the ground floor tenancies.

        The proposal therefore does not comply with AO23.1 of the Visitor Accommodation Code.

        Information Required

        5.    Provide amended plans that address AO23 or PO23 of the Visitor Accommodation Code.

        Please see attached amended proposal plans demonstrating compliance with AO23.1 and
        AO23.2 of the Visitor Accommodation Code.

        The proposal at hand provides identifiable and safe pedestrian access to the building. The
        existing ground floor entrances are retained, allowing for access to ground floor tenancies
        separate from the access to private units. While the existing stairs from Hastings Street are being
        retained, patrons of the ground floor tenancies will not have access to proposed units from these
        stairs. The main access to the proposed short-term accommodation units is provided from the
        wider resort and this is shown on amended plans.

        The above represents a full response to Council’s issues.

        Should you require any further clarification or additional information please don’t hesitate in
        contacting the undersigned.

        Yours faithfully,
        Plan A Town Planning Pty Ltd



        Josh Dixon
        Town Planner




Plan A Town Planning Pty Ltd              Level 3, 16 McDougall Street, Milton Q 4064   p 07 3846 0807          abn 17 634 960 937
Town Planning & Development Consultants   PO Box 1661 Milton Q 4064                     e [email protected]   www.planatownplanning.com.au