2017-01-16 General Committee Agenda

GENERAL COMMITTEE MEETING AGENDA                                                  16 JANUARY 2017


Some preliminary advice was obtained from an expert architect about the proposed design of the
development. A number of comments were made, however in particular the following comments
are most relevant, …the existing RSL building encapsulates many of the forms of the Noosa Style
of architecture in the way of large eaves, battened screening and pitched room forms.
This issue was raised in the information request made and the applicant subsequently amended
the proposal plans. The amendments replaced the former industrial aesthetic appearance of the
built form with a ‘Noosa’ vernacular, which includes hipped, pitched roof forms with general wide
projections and open framed roof extensions. Further, the proposed roof form is pitched with
relatively large roof overhangs. The building materials are also generally of timber and light weight
appearance, having raked roof forms, which is more in keeping with some of the character aspects
that reflect the Tewantin locality.
It is suggested that the proposed development of Stage 4 makes use of simple traditional roof
designs that will contribute to the local skyline and will not present an appearance of excessive
bulk to neighbouring properties and the streetscape.
Landscaped Setting
The specific outcome seeks that tall trees and native vegetation, which add to the character of the
locality be retained (O14 & O15). There are a number of relatively large native trees within the
subject land near the Pelican and Doonella Street frontages, which form part of the existing
landscaping fronting the at ground carpark area.
The proposed development will provide for about 2m of landscaping to the Pelican Street frontage
and about 4.0m of landscaping to the Doonella Street frontage, in part. Some of this land could be
used for deep planting. It is suggested that the applicant should be required to replace all large
native trees lost from the existing frontage, along with additional substantial planting being provided
in these building setback areas.
The proposed development relies upon the amount of open space on the subject land as a whole,
which provides for about 1,096m² or 16.4%, in accordance with the Overall Site Plan.
Consequently, given the scale of the development being proposed, it is suggested that all of the
open space area should be landscaped with some mature trees being provided. This should
include the open space area beside the new basement area to the north and behind the existing
commercial buildings. This additional landscaping work should help to mitigate the bulky nature of
the development and break up the built form across the site as a whole.
Community Services Zone
For the Community Services Zone, the most relevant specific outcomes are addressed below.
Under specific outcomes O80 and O81, a list of defined uses are provided, which are considered
to be consistent and inconsistent in the Community Services Zone. All Community uses are a
consistent use, as well as Entertainment and Dining Business Types 1 & 2, where located on land
bounded by Poinciana Avenue, Pelican Street, Doonella Street and Diyan Street (Memorial
Avenue), which is the subject land. Consequently, the proposed development is consistent with
the Community Services Zone.
Under the specific outcome O82, the Tewantin-Noosa RSL is specifically mentioned as being an
appropriate use at this location.
Land Use & Works Provisions
The following codes which regulate land use and design are most applicable to this application:
    Business Uses Code;
    Driveways and Carparking Code;
    Earthworks Code;
    Erosion and Sediment Control Code;
    Existing Services Code

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