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IR Response
Attached to the e-mail Response to Information Request MCU16/0079 (email 1 of 3).
4 October 2016
Chief Executive Officer
Noosa Shire Council
PO Box 141
TEWANTIN QLD 4565
Via email: [email protected]
Att: Kerri Coyle
Response to Information Request
MCU16/00079
MCU Extension to Existing RSL Club
5 Memorial Ave, Tewantin
Dear Kerri,
As per recent conversations with regard to the above development application, please find enclosed our response to the requested
information dated 8 September 2016 as per s278(1)(b) of the Sustainable Planning Act 2009. Our Architect has provided a full
response to Council’s requested architectural concerns and it is considered that the design elements are now considered appropriate
for the setting. I provide a response to each item raised within the Information Request as follows.
Architecture
The revised architectural plans address the concerns raised by council as per the attached plans of development. We provide the
following in terms of improved architectural design for ease of reference.
• The industrial aesthetic has been replaced with a ‘Noosa’ vernacular approach which includes hipped, pitched roof
forms with generally wide projections and open framed roof extensions. The roof form is complementary to the existing
building with its’ ‘pitched pavillions’ style.
• The apparent massing of the building is significantly reduced by the new roof forms which bring the eaves line lower
and is more sympathetic to the character and scale of nearby detached dwellings.
• Materiality is consistent to the locality and includes corrugated metal roof, weatherboard cladding, flush walls with cover
battens, timber look aluminium batten and louvre screens, however it is considered bay windows on some of the quality
Queenslander styled dwellings in Doonella Street are not appropriate for the RSL development.
• The carpark podium has been articulated with differing material overlays such as timber look batten screens and
weatherboard panelling that reduces scale and provides a link to the character of the locality. The carpark incorporates
a visually lightweight open balustrade to further reduce scale and enable visual permeability from Pelican Street.
• The shade structures have been separated into two bays to reduce scale.
• The Doonella Street façade has been improved by removing the corner stair and creating a substantial landscaping
statement at the street corner. The exit stair projection is visually integrated with a pleasing trellis feature which also
screens sprinkler booster equipment. The carpark entry is made less dominant by recessing the entrance and adjoining
walls under a projecting planter. The planter also provides additional landscaping opportunity.
• The wall on the north elevation has been reduced in height and the façade articulated with an overlay of aluminium
battens to provide appropriate scale and visual interest.
• The extension at the Memorial Avenue/Doonella Street corner has been designed as a gateway statement for the club
and the commercial precinct, which the club addresses facing Memorial Avenue. It incorporates wide overhangs and a
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sinuous curved form as an expression of a ‘Noosa’ aesthetic. Materiality reference to local context includes an extensive
batten sunscreen providing a visually layered facade with fine scale.
Street Activation
The perspective plans demonstrate that the development provides street activation from each street frontage improving upon what
was previously proposed, and what currently exists. Additionally, the shade structure has been amended to be two separate shading
structures. Please refer to the plan referenced ‘Perspectives’ drawing numbers 4.03-4.05 dated 28/09/2016.
North Elevation
The wall on the north elevation has been reduced in height and the façade articulated with an overlay of aluminium battens to provide
appropriate scale and visual interest. Existing vegetation on this elevation is to also be retained and is shown on the revised
Statement of Landscaping Intent included as part of this response.
Casual Surveillance
The rear car park is clearly visible from the proposed extension via a terrace facing Pelican Street. Behind the landscaping will be a
low architecturally design fence which offers casual surveillance for pedestrians walking adjacent, or into the council chambers. It is
considered that the improvements to the design of the development from an architectural and landscaping perspective, the rear car
park is a safe and active area for both patrons and pedestrians in the vicinity. Site lines are also improved by separating the single
car park shading structure into two separate shade structures. It is also noted that the RSL club currently has extensive CCTV
cameras in operation. As part of this extension, additional CCTV cameras will be installed to cover the additional areas to ensure
safety and security of patrons and staff of the RSL.
Landscaping and Front Setbacks, Existing Trees
Item 6 of the information request conflicts with the request in item 1 which seeks to not ‘plant out’ all areas on site. Nevertheless,
improved and increased landscaping has been provided for the subject site and trees which can be retained are identified within the
revised Statement of Landscaping Intent. As there is no council policy on the protection of particular tree species or tree protection
orders, the request for a separate plan identifying street trees to be retained and removed, is requested to be conditioned to be
provided as part of the operational works application.
Access
In terms of sight distances the proposal provides adequate sight lines in relation to the crest in Doonella Street. It is considered an
amendment to the crossover is not required. Refer to the attached Bitzios response.
Service Vehicles
Service Vehicles providing deliveries and services to the site are presently provided by an articulated vehicle. Attached to this
response is a letter from the Liquor logistics company who provide the goods to the RSL. It outlines that from 1 st January 2017 all
future deliveries to the site will be via a Medium Rigid Vehicle (MRV). It is considered that any MRV is capable of entering and existing
the site in a forward motion, and this also provides safer transport of the goods between MRV and forklift, as the forklift will not be
required to leave the subject site.
In terms of refuse collection, revised swept paths have been prepared showing a 9.9m typical Council front load RCV is capable of
entering the site in a forward direction, performing necessary duties from within the loading area, and exiting the site in a forward
direction. The swept path shows that the RCV is capable of performing the required manoeuvre with consideration of proposed
buildings, parking spaces and shade sails. On this basis the refuse collection arrangements are deemed adequate and no further
redesign is required. Refer to the attached Bitzios response.
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Parking Demand The approach adopted in the TIA is considered comprehensive and detailed considering the relatively small scale of the proposed expansion (i.e. 940m2 GFA increase). Factoring of surveyed parking demands to represent a ‘800-person day level’ is considered excessive given that only seven (7) days exceed this level of patronage (including Christmas Eve and New Year’s Eve). The adopted approach presented in the TIA of an 85th percentile trading day is considered applicable given this represents likely peak demands. As stated in the TIA, on the few days of the year where parking demands may exceed supply (i.e. Anzac Day, New Year’s Eve etc.), we are of the view that there are sufficient on-street parking opportunities to cater for this temporary spike in demand. On this basis, it is expected that obtaining further traffic survey data and extending the scope (to include different time periods and adjacent street parking) would provide limited benefit for significant additional cost, and is therefore not considered warranted. Refer to the attached Bitzios response. Car Parking Layout Annotated basement height clearance and pedestrian route have been provided on the revised plans of development included within this response. Revised development plans demonstrate height clearances of approximately 2.34m in accordance with AS2890.1 (with consideration to services / infrastructure). Council’s request for a lift as part of stage 4 will not occur the proposed additional car parking does not warrant a need for a lift during stage 4, not to mention there are budgetary constraints whereby this was previously discussed, and decided against. Therefore the lift is to be provided as part of Stage 5. Refer to the attached Bitzios response. Stormwater Please refer to the attached combined Engineering and Stormwater report by vT Consulting Engineers dated September 2016. Light Spill With regard to the concern of light spill, it is considered that any lighting for example, car parking areas will be shielded to not spill directly beyond the site and into any adjacent residential buildings. As such Cushway Blackford Consulting Engineers provided an Obtrusive light compliance report dated 21/09/2016 for the proposal including luminescence figures indicating compliance. This report is attached for Council’s review. It is advised that the proposal be conditioned in terms of the AS4282-1997 to not cause a nuisance to the adjacent residential area and in accordance with this report. Waste Storage Waste storage is shown on the site plan 1620/DA/DA2.02 rev. C dated 28/09/2016 adjacent the Pallet Store and labelled upon Plan 1620/DA/2.04 rev. B dated 28/09/2016. Despite the request of Council for a peer review, we are of the opinion that the architectural improvements are consistent with that in which Council had requested and we therefore do not consider a peer review necessary. We do however appreciate Council’s position on the location of the site and the importance of architecture, and therefore, should Council wish to discuss any further design elements during the assessment process, we are happy to receive feedback and discuss any further design considerations at a later point in time. As per s278(1)(b) of the Sustainable Planning Act 2009 (SPA)¸ this response to the information request constitutes a response for part of the information and we hereby request the assessment manager to proceed with the assessment of the application as this response constitutes the end of the information and referral stage (s293(1)(b) of SPA). As per s296(3) of SPA we will now commence Public Notification.
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Regards, Simon Halcrow Senior Town Planner Planit Consulting Pty Ltd [OCR of page images] PLANIT volte WW Regards, eg Simon Halcrow Senior Town Planner Planit Consulting Pty Ltd QUEENSLAND = eo ae oO | NORTHERN TERRITORY