Original source · versioned page text
Att 3 - Design Response Comments on Peer Review
Attached to the e-mail Council Road Upgrade, Attachments inc Waste Mgmt Plan & Geotech (Email 2 of 3).MCU17/0054.
postal address
GPO BOX 353
Brisbane Brisbane address BRISBANE tel +61 (0)7 3229
Hong Kong LEVEL 14 QLD 4001 5266 fax +61 (0)7
Melbourne 111 EAGLE ST AUSTRALIA 3221 0796 nr@nra-
Noosa BRISBANE QLD 4000 co-lab.com
Sydney AUSTRALIA www.nra-co-lab.com
FILE
REPORT
PROJECT 22001C17 Hilton Terrace Tewantin
TOPIC PEER REVIEW – ARCHITECTURE AND VISUAL AMENITY
PROJECT NO 22001C17
DATE 28.03.2017
See the original
The page text is free to read. Viewing or downloading an original file needs an account.
Log in to see the originalLog in to download the original file
Large file: the download may take up to a minute.
Searchable page text hides email addresses. Original files are unchanged and may show email addresses.
Full text of the other 8 pages
Page 2
REPORT
.
.
FROM
Y:\22001C17 Hilton Terrace Tewantin\2.0 Email - Correspondence\2.1 Architect\2.1.09 Revision Date 01.07.15 REVISION B Page 1 of 6
Reports\1.09.1 Predesign\PF
PF16
16 Peer Review Report - Issue A.doc
Page 2 of 6
Y:\22001C17 Hilton Terrace Tewantin\2.0 Email ‐ Correspondence\2.1 Architect\2.1.09 Reports\1.09.1 Predesign\PF 16 Peer Review Report ‐ Issue A.doc Noel Robinson Architects Pt Ltd
Issue…… Created 24 July 2013 ABN 62 323 175 502
ACN 010 011 720
Page 3
REPORT
ITEM NOTES
“contribute positively to the local skyline”, nor “complement the low density character of the locality”.
It is considered that at 50m+ long the roof form will be perceived as quite monolithic and will
increase the perceived mass and bulk of the building. It is noted that the front façade of the building
has been stepped, however this will not be sufficient to break up the bulk of the building. Items d)
and e) of section O55 under Division 20 of the ‘Tewantin & Doonan Locality Plan,’ also state the
requirement for developments to contribute to their setting and skyline as well as be consistent with
the bulk and scale of buildings on adjoining or nearby land. Commented [JL1]: The roof line has been amended to
include three different roof forms including various pitchand
Although the roof pitch of 5 degrees will satisfy probable solution S13.1 of Division 16 of the slopes to break up the long roof form.
‘Tewantin & Doonan Locality Plan’ it is considered that the overall roof, due to its length may be
perceived as being incongruous with the local roof form character. It is noted that the proposal does
not provide minimum 600mm eaves to “at least 75% of the perimeter to the building.” Although It is
acknowledged that the sewer zone of influence has placed restrictions on the ability to provide eaves
at the rear of the building. Commented [JL2]: Roof eaves have been provided to 60%
of the building except for the rear of the building adjacent to
the sewer.
2.3 Building Bulk
Section O12 b) of Division 11 (Business works Code) of Part 14 of the Noosa Plan require the site
cover of buildings not to present an appearance of bulk to adjacent properties, roads or other areas.
Whilst the site cover appears to be compliant, the building does present an appearance of bulk and
considerable length to the road and other areas in vicinity of the site. Commented [JL3]: The breaking up of the roof form has
overcome the previous appearance of the long roof form and
perceptions of bulk. The mixture of materials and awnings
2.4 Built Form
also enhances the appearance of the building.
It is considered that the density of the development within the site area is compatible with the
surrounding development in accordance with section 03 of Division 16 of the ‘Tewantin & Doonan
Locality Plan”
There is little to no existing vegetation on the site. As such it is considered that the proposal scheme
has low site impact and will not negatively impact local landforms. The use of additional native
vegetation may be considered. Commented [JL4]: Landscaping plan is included with the
use of native vegetation throughout.
Page 3 of 6
Y:\22001C17 Hilton Terrace Tewantin\2.0 Email ‐ Correspondence\2.1 Architect\2.1.09 Reports\1.09.1 Predesign\PF 16 Peer Review Report ‐ Issue A.doc Noel Robinson Architects Pt Ltd
Issue…… Created 24 July 2013 ABN 62 323 175 502
ACN 010 011 720
Page 4
REPORT
2.5 Suggested Design Amendments
a) It is suggested that the roof form be broken up to reduce the perceived bulk and length of
the building and to negate the perception of an overdevelopment of the site. This may be
achieved through the use of multiple roof planes, rather than the single skillion form
proposed now. The roof forms should contribute positively to the local roofscape skyline,
be of Noosa Style vernacular, and should reinforce the low density character of the locality.
It is considered that articulation of the roof form will go a long way to helping the proposal
to better sit with local context, character and landscape. The attached sketch drawing SK01
indicates, through the use of red arrows, an in principal roof option where the roof form is
‘broken’ in the middle and at the western end through the use of changes in roof fall
direction. Commented [JL5]: The roof form has been amended in
accordance with the sketch provided by nra-co-lab.
b) Additional eaves presentation to Earl Street and Ernest Street should be considered.
Commented [JL6]: Additional eaves have been included
along Ernest and Earl Streets.
ITEM NOTES
3. FRONTAGE TREATMENT/SETBACKS
3.1 General
The Hilton Street frontage is fairly long and there is concern that the current proposal sees that
frontage dominated by a very visible carpark. It is suggested that further design work is required to
provide articulation to the carpark edges, screening of waste areas, as well as softening of the
carpark/footpath interface and improvement of visual interest for the pedestrian experience. Commented [JL7]: A coherent landscaping design
proposes to reduce the visual impacts of the carpark and
In addition there is some concern raised around the interface with Earl Street. allow for pedestrian movement through the site. Waste areas
are located at the rear of the building and screened from the
main frontages.
3.2 Streetscape Character
Commented [JL8]: Additional setback and landscaping is
provided to Earl Street to ensure the building does not
Section O55 a) of Division 20 of the ‘Tewantin & Doonan Locality Plan’ requires that a high quality dominate the street.
streetscape be provided that creates pedestrian scale and visual interest. The proposal has a
landscaped bank along the Hilton terrace frontage. This is broken up with only a white rendered
masonry wall and timber framed pergola roof at the location of the access ramps.
Section O55 g) of Division 20 of the ‘Tewantin & Doonan Locality Plan’ requires integration of the
landscaping into the building design and car parking areas. It is noted that the proposal has
commenced this integration, but that the carpark remains largely unarticulated/broken up at the
frontage to Hilton Terrace. Commented [JL9]: The landscaping plan is designed to
integrate and break up the carparking in the frontage.
Page 4 of 6
Y:\22001C17 Hilton Terrace Tewantin\2.0 Email ‐ Correspondence\2.1 Architect\2.1.09 Reports\1.09.1 Predesign\PF 16 Peer Review Report ‐ Issue A.doc Noel Robinson Architects Pt Ltd
Issue…… Created 24 July 2013 ABN 62 323 175 502
ACN 010 011 720
Page 5
REPORT
3.3 Streetscape Setbacks
Schedule 1 of the Noosa Plan states that, in the Neighbourhood Centre Zone, where in the Tewantin
and Doonan Locality and Cooroibah Locality, there should be a setback of 6m to any road frontage. It
is noted that the proposal scheme has a 0m setback to Earl Street. Commented [JL10]: A 1.5m setback is provided to Earl
Street.
3.4 Waste Storage Areas
Section O32 and S32.2 of Division 3 (Business use Code) of Part 14 of the Noosa Plan require that
waste storage areas do not detract from the visual amenity of the streetscape. The proposed waste
storage area is unscreened and is visible from Ernest Street. Commented [JL11]: The waste storage areas have been
relocated to the side of the building and screened from the
3.5 Suggested Design Amendments street.
a) It is suggested that the walls to the access ramps off Hilton Terrace include rock wall
construction to provide some materiality interest for pedestrians on Hilton Terrace. The
introduction of public seating into the landscaped bank may also be considered.
b) The rendered images provided by the applicant show the landscaped bank to be lawn with
occasional small bushes. It is suggested that landscape here be improved in quality and
variety to further create visual interest and pedestrian scale.
c) A landscape buffer should also be included where the building interfaces the footpath on
Earl
Street to provide pedestrian scale and visual softening. This will also provide some setback
to Earl Street – it is noted that a 6m setback is required, but that a 0m setback has been
proposed.
d) It is suggested that additional large trees be integrated into the carpark to provide further Commented [JL12]: A coherent landscaping design has
edge been developed for suitable screening of the setback edges
to screen the carparking areas.
ITEM NOTES articulation and softening of the hardstand area in accordance with section O17
of Division 13 (Driveways and Caparking Code) of Part 14 of the Noosa Plan. This
vegetation will also assist in breaking up the perception of building bulk. Commented [JL13]: 100l varieties included on the
landscape plans.
e) Provide gates to the waste storage area, sufficient to screen the area from public view. Commented [JL14]: Gates are provided along the waste
storage areas.
f) It is suggested that additional large trees be included and around the proposal’s carpark. In
accordance with O19 of Division 17 (Landscaping Code) of Part 14 of the Noosa Plan this
will a) provide canopy trees for shade, e) visually reduce the building bulk, h) provide
screening along perimeters of the development and will ameliorate the severe impact of
the linear design of the building. Section S28.1 of the same Division 17, requires the
provision of canopy trees. Demonstrate compliance with these requirements. Commented [JL15]: Landscaping plan includes large 00l
varieties around the entire perimeter of the carparking areas.
Page 5 of 6
Y:\22001C17 Hilton Terrace Tewantin\2.0 Email ‐ Correspondence\2.1 Architect\2.1.09 Reports\1.09.1 Predesign\PF 16 Peer Review Report ‐ Issue A.doc Noel Robinson Architects Pt Ltd
Issue…… Created 24 July 2013 ABN 62 323 175 502
ACN 010 011 720
Page 6
REPORT
g) It is suggested that the additional low level vegetation be included in the proposals carpark
and around the building perimeters. In accordance with O19 of Division 17 (Landscaping
Code) of Part 14 of the Noosa Plan this will e) visually reduce the building bulk, and h)
provide screening along perimeters of the development. Commented [JL16]: Landscaping plan complies
4. SAFETY
4.1 Loading and Storage Areas
Concern is raised regarding the proposal’s consistency with S22.2 of Division 3 (Business use Code)
of Part 14 of the Noosa Plan. Specifically with regards to the loading area and public safety. Commented [JL17]: Traffic plan demonstrates compliance
with the loading requirements.
4.2 Toilet User safety
Concern is raised regarding the proposal’s consistency with S24.4 and O29 of Division 3 (Business
use Code) of Part 14 of the Noosa Plan. Specifically with regards to:
a) The presence of a door recess at the entrance to the female toilets
b) The toilets being located in a concealed corridor which cannot be protected through
means of passive surveillance.
c) The rear service path Commented [JL18]: Recesses have been removed near
toilets and include lockable gates at either end of the toilet
4.3 Minimising Vandalism areas.
There are a number of walls that are visible from a public street which are open to potential
vandalism.
Specifically:
a) The wall on the eastern side of the kitchen to restaurant 2.
b) The wall on the western side of the restaurant 1 kitchen
Section S27.1 of Division 3 (Business use Code) of Part 14 of the Noosa Plan sets out solutions to Commented [JL19]: Can be conditioned to comply.
minimise this risk of vandalism.
4.4 Pedestrian Safety
Concern is raised over the proposal’s compliance with section 14.110 b) of Division 13 – Driveways
and
Car parking Code. Currently pedestrians entering the site from Earl Street or Ernest Street will be
required Commented [JL20]: A coherent walkway is provided
through the site to avoid conflict with cars.
Page 6 of 6
Y:\22001C17 Hilton Terrace Tewantin\2.0 Email ‐ Correspondence\2.1 Architect\2.1.09 Reports\1.09.1 Predesign\PF 16 Peer Review Report ‐ Issue A.doc Noel Robinson Architects Pt Ltd
Issue…… Created 24 July 2013 ABN 62 323 175 502
ACN 010 011 720
Page 7
REPORT
Commented [JL21]: Suggested design amendments have
been incorporated into the proposal and a greater awning
has been provided
Suggested Design Amendments External transparent awning may be provided surrounding
the outdoor dining area
All car and bike parking provided on site in accordance with
The Noosa Plan requirements.
.
.
Car parking
Page 7 of 6
Y:\22001C17 Hilton Terrace Tewantin\2.0 Email ‐ Correspondence\2.1 Architect\2.1.09 Reports\1.09.1 Predesign\PF 16 Peer Review Report ‐ Issue A.doc Noel Robinson Architects Pt Ltd
Issue…… Created 24 July 2013 ABN 62 323 175 502
ACN 010 011 720
Page 8
REPORT
ITEM NOTES
overdevelopment of the site – too much saleable area for the number of cars provided.
The suggested amendments described above and shown on attached sketch drawing SK01 have
resulted in a net reduction in total use area (Shop total use area has been reduced to 387m2, food
establishment total use area has been reduced to 416m2) and therefore car parking requirements Commented [JL22]:
have been reduced – to 45 car spaces.
It is noted that 48 car spaces have been shown on sketch SK01. 3 of these bays would therefore be
redundant and could be used for additional bicycle or scooter parking.
6.2 Retail Configuration
The suggested amendments shown on attached sketch drawing SK01 shows a reconfiguration of the
tenancy partition walls. We have no particular preference with the way that these tenancies are
divided – the principal being conveyed is that there needs to be a reduction in the total use area of
the retail on site. Commented [JL23]: The gross floor area has been
amended to achieve the appropriate landscaping, parking
and tenancy mix.
PETER CAIN
For and on behalf of The NRA Collaborative Pty Ltd
Page 8 of 6
Y:\22001C17 Hilton Terrace Tewantin\2.0 Email ‐ Correspondence\2.1 Architect\2.1.09 Reports\1.09.1 Predesign\PF 16 Peer Review Report ‐ Issue A.doc Noel Robinson Architects Pt Ltd
Issue…… Created 24 July 2013 ABN 62 323 175 502
ACN 010 011 720
Page 9
—__—swill wl —_— a b J — Z < _— wy FooTPA™ OLuTPoeh DImIPG RESTAVRART D My Foot? ht 32 HiLToN FooTeaTH L SEAQvce Pause v PATH Cevce or TERRACE RETHRPING Me Aokm [ne SPEED LimeT ONE LESS CAA Neens QUEUEING DisTAE snoe | RES TAY A care Kutter ood Bes. Loapim © RED Ateow!s ALTERNATIVE Ratsed PEDESTRIAN Chossin& POKT OvTp0em DINING Foorr at+ 1OQ0OUNN: PLA DNe Im OicartEe wm Locano Su 6 eerste brews DASHED pooe EAL Diaecnon GameEesT sTeeet. RNiew oF SITE PLAM, | skKol IAQ Hutter Tre, TEY ALTE. | 23.03.2017