Att 2_Detailed Assessment_030620 · 51994.1249.01

Discussion:      The northern side of Hasting’s Street, east of Noosa Drive exhibits a variety of built and
                 landscaped elements. Starting from the intersection with Noosa Drive, the surf club
                 provides a generous landscaped setback which conceals the ramps and stairs between
                 the building and the street. The landscaped setback continues to conceal the
                 information centre and its large awnings, which extend to a two storey height, and the
                 adjoining amenities building. As a result, this section of the street is generally covered
                 in shade and the street appears closed in.

                 When the landscaped setback finishes at the subject site’s western boundary, in line
                 with the pedestrian crossing in front of the Bellissima tenancy, the character of the street
                 changes and becomes more open. From here, landscaped elements become more
                 refined, presenting as individual trees, among low retained garden beds. Built form is
                 also considerably different as Netanya, at four storeys, comes into view. The setback of
                 buildings also changes, with Netanya being setback 2-3m greater than the adjoining
                 information centre.

                 In this context, the proposed awning and outdoor dining area is consistent with the
                 general built form and landscape character of this part of Hastings Street and is
                 considered to maintain the visual continuity and pattern of buildings and landscapes in
                 this location.

O8 (e) states:   protect public safety and property within erosion prone areas by ensuring such areas
                 are maintained largely free of development; and

Discussion:      The urban design elements (day beds, shade structures etc) proposed on the beach side
                 of the development are no longer considered to be in an erosion prone area by virtue
                 of the stabilising effect the existing development has had on the site.

O8 (f) states:   help protect the natural character and visual amenity of coastal areas and watercourses.

Discussion:      The proposed elements are considered to improve the visual amenity of the
                 development when viewed from the beach, street and adjoining properties.

This assessment has found, despite the minor variations to the code setbacks, that the proposed changes
comply with the setback provisions of the Noosa Heads Locality Code.

SITE COVER

Noosa Heads Locality Code
The relevant provisions with respect to site cover are as follows:

  Specific Outcomes                                     Probable Solutions
  Site cover, gross floor area and plot ratio           No solution provided
  O9 The site cover, gross floor area and plot ratio
  of buildings and other roofed structures—
    a) results in a building scale that is compatible
       with surrounding development;
    b) does not present an appearance of
       excessive bulk to adjacent properties, roads
       or other areas in the vicinity of the site;
    c) maximises the retention of existing
       vegetation and allows for soft landscaping
       between buildings;
    d) allows for adequate area at ground level for
       outdoor recreation, entertainment, clothes
       drying and other site facilities; and
    e) facilitates onsite stormwater management
       and vehicular access.


3 June 2020                                                                                           6