Att 3 - Design Response Comments on Peer Review

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.


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