Response to Further Issues Letter - 65-67 Elanda Street, Sunshine Beach

 Issue - Design
 As per Item 7 of the Information request:
 The High Density Residential Zone and Coastal Communities Local Plan Code refers to
 design elements and the proposal is not considered to comply with the design elements
 in the code. Units must present as small separate dwellings, rather than one large,
 individual building which the proposal presents as. This can be achieved through
 offsetting or staggering dwellings and varying roof form. The building must include
 different external materials, finishes and textures, avoid single plane finishes (vary line
 and plane), and present as lightweight using natural finishes which break up the bulk of
 the building. The extent of screening material at street elevation adds to the bulk of the
 building. The plans indicate that the building will be quite dominant and does not meet
 the setback requirements for the top level. Further, there is a concern that it is not
 reflective of the subtropical design prevalent in the coastal communities in Noosa. This
 is particularly and more relevant at the street elevation. The design requires revision to
 comply with the relevant codes.
 The design does not comply with AO10.1, AO10.2 and corresponding Performance
 outcome PO10 of the High Density Residential zone code. The design does not vary in
 line and plane (particularly the street elevation) as there are many vertical elements
 that create bulk to the building and generally there is not a mix of materials (refer to
 AO14 & PO14 of the High Density Residential zone code). The stairs are proposed in the
 front setback and are imposing.

 Advice Required
    5. Provide amended plans accordingly. Dominant stairs in the front setback will
        not be supported.


Response
The accompanying amended plans have been provided in response to the above item.

The overall design of the façade has been substantially updated to reflect feedback
provided by Council. The updated design reduces the perceived building bulk, provides for
a visually interesting design and reflects a subtropical design.

The amended plans propose an internal staircase in place of the initially proposed external
spiral staircase. The amended design reduces the building bulk as presented to the street.

The amended plans incorporate an increased variety of materials and finishes within the
design. The materials associated with the updated design include concrete, stone
cladding, cement cladding, horizontal timber cladding, glass, vertical battening and
render.




Response to Further Issues Letter - 65-67 Elanda Street, Sunshine Beach                        6