02.02.22 Noosa Council Architectural Advice

        Development:
        (b) has a form and architectural scale that does not dominate the streetscape or surrounding
        properties;
        (d) takes the form of small separate buildings, rather than large single bulky development;

Building Height and skyline presentation

The proposal seeks to maximise the 12 metre height across the development, to achieve this feat
the designer’s have settled on long low pitched roof forms that have very little
variation in their height and pitch. The result is the bland skyline presentation shown in the
development application’s rendered images and elevation drawings. These long flat roof lines create
a monotonous visual datum across the site – which in my view is an unacceptable outcome. PO24
(e) of the Major Centre Zone Code envisages that “Buildings and other structures present a high
quality streetscape with design elements and building forms that: contribute to their setting,
including the skyline.”

It is my view with regard to good design practice as well as the intentions of the Noosa Plan, that
the 12m height limit is not intended to be completely filled with ‘saleable storeys’ topped by a low
pitch skillion roof plane, but the 12m height window is envisaged to accommodate 2/3
storeys as well as the variations and articulations in roof form that contribute to subtropical design
character and the skyline.

In my view increased variation in roof form, pitch and height are required. Attaining this variation
may require a reduction in storey height for some portions of the proposal.

Universal Access, Affordable Housing and Social Housing

The Noosa Plan at SC6.6.6 Universal Building Design Principles sets out aspirations for the adoption
of universal design principles to allow “occupants to easily adapt and convert their home to meet
their changing needs over time.” The 2022 Building Code of Australia will introduce enhanced
requirements for universal access, and the considerations of aging in place provisions are becoming
more relevant. Ideally all of the apartments in the proposal would be designed with ready
adaptability for universal access. This may not be financially feasible for the developer; however it is
suggested that a proportion of the apartments should be redesigned spatially to suit future
adaptability – particularly with regards to bathrooms, kitchen and laundry layouts, and apartment
entry areas. The adaptability of the proposal should be the subject of a specialist consultant review.

The Noosa Plan, at PO74 of the Major Centre Zone Code, says quite specifically with reference to the
High Density Residential Precinct of the Noosa Business Centre:

        Development provides for higher density multiple dwellings which meets the needs of a
        diverse range of current and future resident populations including small households, older
        persons, people on low incomes and people with special mobility needs.

And at PO80 and AO80 of the Major Centre Zone Code:

        PO80 - Where there is development for multiple dwellings, dwellings are provided to meet
        the needs of different households.
        AO80 - Development:

        (a) makes provision for affordable and social housing;