P0041165_RPT_IRR - Copy

        Issue - Heritage Impact Statement – comparative analysis

        The heritage impact statement does not provide a comparative or contextual analysis of the
        design of the hotel within the Noosa or wider region. The L-shaped form and the intact reception
        area are potentially relatively rare examples of a wartime functionalist style building by well-
        regarded architects of the time.

        More evidence should be provided of the relative rarity and significance of the interiors,
        including finishes, doors and windows and ceilings to justify the level of change proposed to the
        interior layout within the original L-shaped building. It is considered that the angled main entry,
        associated foyer space, reception counter and stairwell are potentially of exceptional
        significance and the layout of the upper-level bedrooms of high significance. While many hotels
        now offer ensuite bathrooms it is not uncommon for B&B’s and Airbnb style accommodation to
        offer shared bathrooms. Additional justification must be provided as to why the upper-level
        accommodation is no longer viable to justify the extensive demolition proposed.

        Information Required

        11. Provide more evidence of the relative rarity and significance of the interiors, including
        finishes, doors and windows and ceilings to justify the level of change proposed to the interior.

        12. Provide more justification as to why extensive demolition of the upper-level accommodation
        is necessary.

        Issue – Detail historic elements to be retained on the drawings.

        The heritage impact statement notes that there are doors and windows that are to be removed
        as they do not meet current standards, but the architectural documents do not clearly note
        these changes on the drawings and provide justification against a specific standard for these
        proposed changes. It should also be demonstrated that there are no alternative options to
        demolition; for example, could doors be fixed in an open position to achieve desired circulation
        or other outcome. It is also unclear on the drawings which, and how, the historic plaster ceilings
        are to be retained and/or interpreted.

        Information Required

        13. Clearly detail changes to doors and windows on the architectural documents and provide
        written justification of the proposed changes/demolition.

        14. Detail on the architectural drawings how the historic plaster ceilings are to be retained
        and/or interpreted.

        Issue – Demolition of south-eastern amenities block / new Poinciana Ave beer garden

        As noted in the Heritage Impact Statement, the amenities block is a recent addition and not of
        heritage significance. This is in fact an intrusive element and its removal will enhance the
        original L-shaped building footprint, a significant architectural feature.

        It is recommended the additional intrusive elements noted below should also be considered for
        removal as part of this work as well as changes to some design elements within the beer
        garden to enhance views of the hotel and reinstate it to a condition closer to the original open
        corner setting.

                  Reinstate the enclosed loggias (see diagram below) in the area below the upper
                   verandahs. Refer to original drawings. Alternatively, consideration could be given to


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URBIS
P0041165_RPT_IRR