02.02.22 Noosa Council Architectural Advice

The Noosa Style and Subtropical Design Principles

The Major Centre Zone Code at 6.4.1.2 (p) (i) calls for development to be well designed reflecting

        (i) a subtropical; 'Noosa' style with emphasis on indoor and outdoor connections,
        variety in façade treatment through articulation and materials, creation of shade on
        public spaces and landscaping around sites and on buildings in accordance
        with PSP5 Sustainable Design Code; and

And of development within the High Density Residential Precinct of the Noosa Business Centre, the
Major Centre Zone Code says:

        (d) Development is designed using sub-tropical style in the Noosa Style with good
        pedestrian connectivity and integration with other centre uses, a high standard of
        architectural design, landscaping and private and public open spaces.

Architecturally the proposal incorporates some subtropical design principles and some gestures
towards the Noosa Style. However the outcome is underwhelming, and increased adoption of the
principles set out in SC6.6 – PSP5 Sustainable Building Design Code should be encouraged.

Nearly 70% of the proposal’s apartments (i.e. all those in buildings A and B) face east or west along
a north / south axis. This is not ideal for attaining the preferred solar access. The 33 apartments
facing west (which have not been provided with sufficient sun shading) will struggle with low level
afternoon sun penetration, likely triggering a heavy reliance on air conditioning. Certainly, a
reconfiguration of the site planning should be pursued, so that a greater proportion of apartments
have a north or south facing aspect.

Cross ventilation opportunities within the apartments should be improved. It is concerning that
within a number of the 2 bedroom apartments, the second bedroom is positioned at the rear of the
apartment, directly abutting the central circulation spine. It would appear that no windows are
proposed to these bedrooms. Certainly, the fire egress requirements of the Building Code will
prevent having operable windows to these bedrooms. The lack of ventilation and daylight access to
these bedrooms is not an acceptable outcome, from a resident amenity perspective. Furthermore,
this outcome will drive increased usage of air conditioning and artificial lighting and is at odds with
section (3)(xi) of SC7.6.3 Noosa Design Principles which says:


        (3)(xi) Working with the climate-
                 (A)      Reduce or eliminate the need for mechanical heating and cooling through the
                 use of passive design using sunlight and breeze to heat and cool;
                 (B)      Maximise natural light in habitable spaces, reducing the need for lighting and
                 reducing energy demand;


An important subtropical design principle is the integration of development with the natural
landscape, the use of large shade trees in private and public spaces. Whilst there is opportunity for
large trees across the recreation areas of the site, the siting of the buildings in a continuous wall like
arrangement and the long linear basement carpark mean that there is lack of opportunities for deep
planting between the buildings or in the surface level carparking area (this is apparent in the
rendered perspective imagery included in the development application).