2019-06-05 Special Meeting Agenda

SPECIAL MEETING AGENDA                                                                 5 JUNE 2019


oo)   For the Neighbourhood Centre Zone—
      i.     the Peregian Beach and Sunrise Beach neighbourhood centres form focal points for
             the communities providing local shops, offices, restaurants and limited higher order
             functions to support the day to day needs of residents and visitors;
      ii.    retail, commercial and medical functions are of a convenience nature and residents will
             access higher order goods and services at Noosa Heads, Noosaville or outside of
             Noosa Shire;
      iii.   Business Uses are of a scale and character consistent with the locality and the
             commercial and retail hierarchy of Noosa; and
      iv.    development provides for strong pedestrian and visual connections between private
             development and adjacent public spaces;
The proposal is consistent with the Overall Outcomes in so far as the development provides for a
range of consistent commercial uses within the Peregian Beach neighbourhood centre. These uses
will service the immediate needs of both residents and visitors to the locality and will enhance the
Peregian Beach village as a focal point for the community. In this regard, the proposal aligns with
the existing approval as it also provided for a range of consistent commercial uses.
However, concern is raised with the built form and scale of the development which is inconsistent
with the Overall Outcomes for the locality. The lineal form of the building and external screen
treatments is not responsive to the informal beachside character or consistent with surrounding
development. The upper level of the building façade, which incorporates screening to the first
storey and the roof deck, extends for almost 5 metres in vertical height and exacerbates the strong
lineal elements of the design. The building does not contribute to an informal village-like
atmosphere that engenders a ‘sense of place’ and is not compatible with the coastal surrounds,
instead being akin to a development expected within an inner urban setting. The exaggerated
upper level results in the building having the appearance of a 3 storey building. This is inconsistent
with the appearance of other buildings within Peregian village which are limited to 2 storeys with
traditional roof lines with the upper levels including generous openings/balconies.
Renders provided with the application rely on vertical landscaping to soften the building form.
Council has not previously accepted vertical landscaping as an acceptable design response,
instead requiring the built form of the development to demonstrate compliance with the built form
outcomes sought by the planning scheme. This is in part due to the fact that an extended time
period would lapse prior to vertical landscaping taking its desired effect and no certainty that
vertical landscaping will achieve its desired outcome or be adequately maintained.
It is acknowledged that the existing approval allows for the site to be redeveloped in accordance
the associated approved plans which provides for a modern design which also incorporates a
screening device. However, this device is limited to the upper level and excludes the roof top
terrace. The screen also has a more lightweight appearance than that currently proposed.
Furthermore, the lower level of the existing approval provides increased openings to the building
which allow for greater interaction with external public spaces and assists in reducing the perceived
scale of the building bulk. The approved development also had an expansive awning with a
substantial narrower face than the shorter and thicker awning proposed. The difference in awnings
further enhances the perception that the approved development is more lightweight than what is
currently proposed. A comparison of elevations is provided in the images below.




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