2017-11-07 P&E Committee - Attachment 1 to Item 1 - Amendments for Multiple Housing Type 2 Duplex & Minor Corrections

                                                                        column 1                                             column 2
            Including amendments to 3 July 2017




                                                                  Specific Outcomes                                    Probable solutions
The Noosa Plan



                                                  a)   contribute positively to the streetscape           faces and is recognisable from the street;
                                                       character by addressing the street and adding      AND
                                                       visual interest through stepping the front         S32.2 Buildings and other structures are
                                                       façades;                                           designed to—
                                                  b)   have a bulk and architectural scale that does      a)    have maximum wall length of 15m and
                                                       not dominate the streetscape or detract from             each external wall plane incorporates
                                                       the visual amenity of adjoining properties;              at least one design element to add
                                                  c)   present as a small building of a domestic                visual interest and amenity (such as
                                                       scale within a landscaped setting; and                   windows, pergolas, sun shading
                                                  d)   present well articulated façades where                   devices, balconies or a change of
                                                       garages or carports are not the dominant                 building material).
                                                       visual element when viewed from the street;              (see Figures 7.2, 7.3 and 7.4);
                                                                                                          b)    vary and break up the roof form
                                                  Figure 7.2—Use of design features to reduce building
                                                                                                                through gables or different pitches to
                                                  bulk                                                          add visual interest and define the
                                                                                                                individual dwelling units (see Figures
                                                                                                                7.2, 7.3 and 7.4);
                                                                                                          c)    provide individual segmented
                                                                                                                balconies for each dwelling unit to
                                                                                                                reduce dominant horizontal banding
                                                                                                                and to provide private open space for
                                                                                                                each tenancy (see Figures 7.2, 7.3
                                                                                                                and 7.4);
                                                                                                          d)    break up building facades by
                                                                                                                incorporating different but
                                                                                                                complimentary textures and building
                                                                                                                materials; and
                                                                                                          e)    visually break up the bulk of the
                                                                                                                building by integrating tall plant
                                                                                                                species in front of and to the side of
                                                                                                                buildings;



                                                  Figure 7.3—Adding visual interest to building facades   Figure 7.4—Articulation and orientation for
                                                                                                          privacy




                                                  THE BUILDING ABOVE IS INCONSISTENT WITH THE
                                                  OUTCOMES AS THERE IS NO ARTICULATION OR VISUAL
                                                  INTEREST. THE BUILDING BELOW IS CONSISTENT AS IT
                                                  ISWELL ARTICULATED, CREATES DIFFERENT SHADOW
                                                  LINES AND IS VISUALLY INTERESTING.




                                                                                                                      PLAN – LOWER STOREY




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