Planning Report

                                                                                                          proposal report




The proposed roof form complies with the Specific Outcome as detailed below:
a) are low rise and have a visual bulk and an architectural scale consistent with structures on
                                                adjoining or nearby land; - Proposed building
                                                and proposed height consistent with the existing
                                                character of the street which includes
                                                warehouses and industrial sheds as well as the
                                                Civic shopping centre. These buildings are of tilt
                                                up slab construction and present as large built
                                                forms to the street generally up to 10 metres in
                                                height. A two storey 10metre high warehouse is
                                                located on the adjoining site to the south with
                                                the site to the north previously approved for a
                                                Home Improvement Store and Showrooms
                                                which included heights of up to 10metres.

                                                                         The building is well setback from the street front
                                                                         and the area of intrusion will not be readily
                                                                         visible to the surrounding area.
  Figure 3 - photograph of built form in the area

b) do not exceed a building height of —
     i. for the Shire Business Zone 2 Storeys. - Applicant discussed proposed 3 storey building with
   Council staff who indicated some support. Third storey generally located within 10 metre height
   limit with large setbacks provided to the streetfront. The building design includes extensive
   articulation through the use of glazing, balconies, timber details and roof overhangs which is
   consistent with the character of the area.

c) do not visually dominate the street or surrounding spaces; - Area of intrusion minor and setback
   from the street.

d) preserve the amenity of surrounding land; - Area of intrusion relates to a small portion of the roof
   and will not impact on the surrounding amenity. Lift overrun not visble to the street.

e) ensure that development responds to the site topography; - Design of building respects the flat
   nature of the site and the requirement to fill.

f) are well articulated with strong horizontal and vertical design elements to provide an interesting
    streetscape and to complement landform changes and landscapes – Building is well designed
    and respects the design intent for the area.


Gross Floor Area
The applicant proposes a building with a gross floor area of 0.79:1 whereas the Noosa Plan details
a maximum plot ratio of 0.6:1. Pre-lodgement discussions with Council staff indicated support for a
plot ratio of 0.8:1 where the building was consistent with surrounding area.

The scale of building similar to existing industrial development in the area and provides extensive
setbacks to the front of the site. Carparking has been located in a basement carpark which improves
the landscape presentation to Hofmann Drive. The proposed development complies with setbacks,
carparking and landscaping requirements which ensures that the building is of a compatible scale to
the surrounding area. It is also noted that the adjoining industrial zoned land does not have any
requirements in relation to gross floor area.




                martoo consulting
                town planners + urban designers + development managers                                           page 15 of 21