02.02.22 Noosa Council Architectural Advice

This is at odds with PO19 (e) of the Major Centre Zone Code which says:


        (e) allow for landscaping to be provided between buildings;

As well as AO32.6 (b) of the Major Centre Zone Code which envisages that “shade trees are provided
in car parks;”


This is also at odds with the vision outlined in section (3)(x) of SC7.6.3 Noosa Design Principles
which says:


        (3)      (x) Buildings to sit lightly within the landscape –

                 (A)       Buildings are to be pavilion style to allow significant landscaping between
                 buildings and reduce bulk and scale;


This issue needs to be remedied to so as to ensure a more impactful integration of the buildings with
the landscape.

The proposal has adopted roof forms with pitches of between 2 and 7 degrees. The pitch and roof
forms themselves display little variation and will likely appear flat. This lack of articulation adds to
the perception that these building are a long continuous wall of development rather than separate
buildings. Greater breakup of the roof forms is suggested to break up the building bulk. Additionally
the use of varied and articulated pitched roof forms contributes significantly to the character of the
shire and is synonymous with the Noosa design style. It is suggested that the proposal, through its
roof forms should participate more strongly in reinforcing this local design character.


Oversized building forms

In my view the current proposal is likely to be perceived as an overdevelopment of the site that
dominates the streetscape. This is due to:

    •   Overly long building length
    •   The train like procession of buildings along the street frontage
    •   Insufficient spacing and lack of landscaping between buildings.

The proposed building’s roof forms, plan forms and elevations are not, in my view sufficiently varied
and articulated enough to ameliorate the inappropriate wall like bulk that will be experienced from
the street edge.

The buildings themselves are too long and they dominate the streetscape. The proposal would
benefit from taking the form of smaller separate buildings, rather than being three large bulky
buildings. This is the outcome envisaged at items (b) and (d) of PO75 of the Major Centre Zone Code: