279_response to council letter · 51988.2849.05

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The proposal does not remove any landscaping between buildings and does not impact on the street landscaping
either. The proposal seeks to improve the existing landscaping on the property itself.

AO8.5 Buildings and structures:
a.      incorporate articulated roof forms which are visible from the street;
        The existing building forms are accentuated by the new pergola structures that are created of three
        elements, as presented to the street, assisted by the colour variation between the existing buildings and the
        pergola structure.

b.      incorporate a mix of lightweight and textured external building materials or materials that reflect the natural
        environment such as timber and rock face;
        The proposal expands on the palette of existing materials. These elements, by way of lightweight material
        and finish further enhance and accentuate the forms of the existing structures. Timber is not used due to
        maintenance concerns for the Body Corporate. Rock face is not a local material traditionally used. We have
        however used stone tiles throughout the renovation to provide a more elegant result, conducive to the
        Hastings Street locale.

c.      provide variation through articulation, texture and detailing;
        Here too, the new proposed elements improve the articulation of the existing structures and offer an
        enhanced level of texture and detailing, all while retaining the light and improving the amenity of the
        property. Generally, the provision of the aluminium battens spaced well below the steel and glass structure
        provides texture to the space.

d.      incorporate verandahs, open balconies or shaded patios for outdoor living, with open, transparent or semi-
        open balustrades;
        The proposed pergola structures present as a series verandahs and shaded patios, all being transparent,
        adding a dimension of texture to the development, demonstrating a sub-tropical design that enhances the
        streetscape like no other in Hastings Street

e.      use understated colour schemes and low-reflective roofing and cladding materials.
        Other than the existing white building facades, the new materials are of muted, natural tones.

AO12 Development:
a.      respects the layout, scale (including height and setback) and character of development on adjoining sites;
        The layout and scale (including height and setback) of the existing structures do not change with this
        proposal. Given that the proposal is of a sub-tropical design aesthetic, it not only respects the adjoining
        site, but enhances the streetscape
b.      includes detailing and articulation for horizontal emphasis;
        The proposed pergola structures are designed as horizontal elements that unite the various existing
        structures. They reduce the vertical emphasis of the existing main building.

c.      provides a fine scale of built form;
                                       form
        The proposed pergolas are defined as a refinement to the existing buildings, at a height and scale that
        relates well to the street and passersby.


As demonstrated above, along with the render package provided, the proposal complies with each of the Acceptable
Outcomes raised in your letter.




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In summary, the height of the proposed glass roof structure accentuates the volume, retaining the openness of the
space and improves the amenity of the existing development immeasurably below. Lowering this roof would be a
disastrous result to both the amenity of the space and the aesthetic appeal to the street. The more squat version,
as suggested, will not present a balanced result to the two strong existing masonry elements.

The proposed roof, is a system of structural steel, clear glass and aluminium battens; a mix of lightweight and
varying textured external building materials that results in a light and highly articulated element, which is both
consistent with and improves upon the original approval and built form within Hastings Street.

Further, apart from bringing proportion and balance to the massing of the building, these pergola elements provide
shading to the building interior, making it a more sustainable building. A feature that Noosa Council heavily leans
on in any development. These pergola elements replace the ill-conceived shade sails spanned across the void and
the white glass awnings that do not permit any view to the sky.

The proposal is a well considered and defined design, following a practical environmental logic, that responds
positively to the local climate and the context of the built environment.

Despite this being a private development, the property provides a much needed thoroughfare between the street
and the beach. There is no other private enterprise along Hastings Street that provides this civic realm. It is a unique
development. Most of the foot traffic through this development is utilized as thoroughfare. The extent to which the
Body Corporate has attempted to upgrade this facility, for the benefit largely to the community, should be
encouraged and applauded by council.

Please contact me to discuss any further queries or points of view.




Gavin Maddock




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