2022-08-15 General Committee Meeting Agenda

GENERAL COMMITTEE MEETING AGENDA                                                    15 AUGUST 2022




                           Figure 15: Setback intrusion at south-western corner


The setback variations of the building generally relate to the external veranda and architectural
treatments which skirt the building. The veranda provides amenity for users of the premises and
assists in avoiding large areas of continuous wall planes. In some regard, the non-complying
setback is a consequence of the irregular shape of the lot at the south-western corner of the site,
noting that most of the building complies or exceeds the setback requirement. Furthermore,
sufficient area is available around the building for landscaping, with the concept landscape plans
including a feature tree in the south-western corner to offset the built form in this location.
The arbour facilitates in softening the commercial development and provides for street activation,
the greenery associated with the arbour will enhance the entry statement of the development.
It is noted that the Noosa Plan 2020 has amended the setback requirements for the site with the
new scheme requiring a setback of 4 metres.
Wall length
The planning scheme seeks to limit the maximum wall length of a building to 15 metres. The Noosa
Plan 2006 defines wall length as:
      wall length means the length of any external wall in one plane, provided that—
      a) walls that are offset by less than 600mm are measured as one wall; and
      b) walls that are on the same alignment and are separated by less than 25m are measured
      as one wall.
Whilst each façade of the building exceeds a length of 15 metres on the one plane, 3 of the 4 sides
of the building are located behind a balcony and architectural treatments that obscure direct views
of the building façade. The architectural treatments are lightweight and consist of natural colours
that soften the built form and provide for a visually interesting building. Whilst the rear elevation is
the most plain of the building elevations it is primarily obscured by the 10-metre-wide vegetated
covenant that is situated adjacent the sites northern boundary. The elevation also comprises a mix
of materials whilst the western end of the elevation is stepped in from the remainder of the
elevation.
Car parking
The application proposes car parking spaces in accordance with the planning scheme minimum
number of required car parking spaces however includes 24 tandem car parking spaces, 12 on
each basement level. Whilst a small number of tandem spaces, for staff car parking, is generally
considered acceptable it is noted that the current proposal seeks to provide a significant number
of spaces in a tandem arrangement. An external traffic consultant has reviewed the proposed car

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