Response to Information Request - Noosa Council.pdf

 “Adamson Town Planning, specialising in providing higher order town planning
 advice”




We note that the height of the proposed hotel at the Southern end of Pavilion 2 exceeds slightly
the preferred height limit of 12 m above the Natural Ground Level. It is worth noting that the
concept of a linked series of smaller buildings “cascading” down the hill side, much like what
might be found in a traditional Mediterranean hillside village, inevitably leads to parts of some
buildings slightly exceeding the height of the same or other buildings as the natural ground
level below continues to fall. In many instances of the design for this project based on this
concept the height of the buildings also falls well below 12m above the natural ground level, in
this sense the design remains very responsive to the natural topography and allows the
building to be perceived as being very organic and of a smaller scale then the concept of a
single larger building may have appeared. Amongst the drawings submitted as part of the
Development Application, there is a rendered view at the point of arrival at the Porte Cochere.
Whilst it gives a realistic perception of the experience, there are some aspects of that view in
particular which offer the view of an apparent height much higher than the building is in
reality above the natural ground level.

The mitigating circumstances in this instance are:

    •   The view taken from the Porte Cochere level is at an artificially low level because of
        some excavation required at this level.
    •   The building itself is located some 30m approx. from the point of view, where the
        natural ground level is much higher than is perceived by this view.
    •   The 2 dimensional nature of the view has the affect of fore shortening the perspective
        and giving the impression that the distance in height is seen as a vertical straight line.
        (similar to telescoping a view)
    •   The landscaping on this view has been especially thinned out compared to what is in
        fact intended so as not to hide the building in this view.
    •   The high pitched tiled roof has been retained, whereas a flat roof may have been used
        here, whilst still complying with the design covenants as it was considered that the
        steeper and higher tiled roof would provide a better overall experience.

Similarly the more distant photomontage views have not sought to hide the building in this
location by a denser landscape as will be the case in real life, so as to ensure that the authentic
height of the building from distant views which may be glimpsed from time to time can be
understood. It is certainly envisaged that the landscape design as proposed will mitigate this
view far more than the photomontage suggests.

21. Site plans to include details of the shared lawn area proposed to be used for weddings.

With respect to part 21, the reference to weddings in the multi-purpose area has been
deleted. If this is to form part of the integrated development this will be considered under
the further application requesting to change to the current development approval for the
existing Country Club including Golf Clubhouse, Health Club and Tennis Centre (17380 DA),
which is discussed below. It should be noted that weddings and other receptions have been
held within the clubhouse function rooms since the commencement of this use.

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16022 – Noosa Springs “Boutique Hotel”


[OCR of page images]
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“Adamson Town Planning, specialising in providing higher order town planning

, Adamson
advice

Town Planning

We note that the height of the proposed hotel at the Southern end of Pavilion 2 exceeds slightly
the preferred height limit of 12 m above the Natural Ground Level. It is worth noting that the
concept of a linked series of smaller buildings “cascading” down the hill side, much like what
might be found in a traditional Mediterranean hillside village, inevitably leads to parts of some
buildings slightly exceeding the height of the same or other buildings as the natural ground
level below continues to fall. In many instances of the design for this project based on this
concept the height of the buildings also falls well below 12m above the natural ground level, in
this sense the design remains very responsive to the natural topography and allows the
building to be perceived as being very organic and of a smaller scale then the concept of a
single larger building may have appeared. Amongst the drawings submitted as part of the
Development Application, there is a rendered view at the point of arrival at the Porte Cochere.
Whilst it gives a realistic perception of the experience, there are some aspects of that view in
particular which offer the view of an apparent height much higher than the building is in
reality above the natural ground level.

The mitigating circumstances in this instance are:

e The view taken from the Porte Cochere level is at an artificially low level because of
some excavation required at this level.

e The building itself is located some 30m approx. from the point of view, where the
natural ground level is much higher than is perceived by this view.

e The 2 dimensional nature of the view has the affect of fore shortening the perspective
and giving the impression that the distance in height is seen as a vertical straight line.
(similar to telescoping a view)

e The landscaping on this view has been especially thinned out compared to what is in
fact intended so as not to hide the building in this view.

e The high pitched tiled roof has been retained, whereas a flat roof may have been used
here, whilst still complying with the design covenants as it was considered that the
steeper and higher tiled roof would provide a better overall experience.

Similarly the more distant photomontage views have not sought to hide the building in this
location by a denser landscape as will be the case in real life, so as to ensure that the authentic
height of the building from distant views which may be glimpsed from time to time can be
understood. It is certainly envisaged that the landscape design as proposed will mitigate this
view far more than the photomontage suggests.

21. Site plans to include details of the shared lawn area proposed to be used for weddings.

With respect to part 21, the reference to weddings in the multi-purpose area has been
deleted. If this is to form part of the integrated development this will be considered under
the further application requesting to change to the current development approval for the
existing Country Club including Golf Clubhouse, Health Club and Tennis Centre (17380 DA),
which is discussed below. It should be noted that weddings and other receptions have been
held within the clubhouse function rooms since the commencement of this use.

9|Page
16022 — Noosa Springs “Boutique Hotel”