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JOHN COCHRANE TOPIC : MCU21/0110 - NOOSA SPRINGS HOTEL · 2023-07-11 - Deputation John Cochrane - MCU21_0110 Noosa Springs Hotel - Attachment 1 to the P&E Minutes dated 11 July 2023
“The Guest’s View” “The Neighbour’s View”
Noosa Springs Hotel
1.
Sustainability -fulfilling the needs of current generations without
An Objective View compromising the needs of future generations, while ensuring a balance
between economic growth, environmental care and social well-being.
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Full text of the other 16 pages
Page 2
The NOOSA PLAN 2020 seeks to maintainCouncil'slong standingcommitment to a sustainable population andwell managedgrowth through
firm Urban Boundaries, development densities andbuildingheights.
ENVIRONMENT Unrestrained and unplanned development is resisted in Noosa Shire. Any unanticipated development requires demonstration of a high level of
community need (Noosa Plan 3.2.2).
Noosa Council Economic Strategies that resonate with the community have been retained in the 2021-2030 strategy
o The desire to strive towards a more diversified and resilient local economy focused on knowledge-based and high-value sectors of the
SOCIETY economy i.e. “value, not volume”.
o Achieving growth in ‘smart’ industry sectors that have high economic value and at the same time have low environmental impact, where there
is a competitive advantage.
o A strong commitment to maintaining and protecting the quality of Noosa’s natural assets as an underlying driver for much of the investment
and economic activity in the Shire.
To ensurelongerterm sustainable and resilient economic growth it is desirable to broaden the economic structure of the local economy through
ECONOMY industry diversification. TheLocal Economic Plan aims to do this via growth in the ‘smart’ industry sectors that offer high economic value and low
environmental impact
Noosa Springs Hotel
2.
“The use of Recreational zoned land for Commercial Purposes is a very
An Objective View high bar to satisfy – We do not believe that this application comes close”
Page 3
Core Planning Issues
ENVIRONMENT
Zoning
About The Model 65% of floor space built on land
The model has been generated in zoned Open Space / Recreation
an industry standard BIM
Bulk and scale
(Building Information Modelling )
program. Building height and form
The plan is established by
Impacts
overlaying the submission
drawings on Google Earth Pro. Noise and Congestion and Traffic
This provides an accurate, site
related plan. Heights are Impacts on Existing Infrastructure
established from AHD (Australian
Height Datum) references Habitat
indicated on the submission
drawings.
Built on land mapped as “Connecting
Habitat”
The model is accurate and can be
proven to be so. Bushfire
Exacerbates existing risk and and
makes evacuation more problematic
Worsened by the effect of climate
change
Noosa Springs Hotel A Well Made Application?
3. An Objective View “The application displays a variety of non-compliances and unmitigated
impacts which strongly indicate over-development”
Page 4
Planning Issues
ENVIRONMENT
Zoning
65% of floor space built on
land zoned Open Space /
Recreation
The Red zone indicates the
Tourist Accommodation
Zone
The Green indicates the
Open Space/ Recreation
Zone
The White hatched zoned
indicates the area available
to the public for
recreational purposes
under the proposal
Noosa Springs Hotel
4. An Objective View “The presence of open space/ recreation zoning indicates the
importance of environment”
Page 5
Planning Issues
ENVIRONMENT
Bulk and Scape
The proposal is grossly
overscaled both in plan
form and elevation
The image above
indicates the relative
scale of the proposal as
compared to the
existing Noosa Springs
Resort Complex
We believe that the
height plane diagrams
submitted with the
amended application
are inaccurate.
We note that the
ground levels are
‘assumed” when
accurate survey
Noosa Springs Hotel information is available.
5. An Objective View “There are only ever problems of scale” –
Richard Meier-Architect
Page 6
Planning Issues
ENVIRONMENT
Impacts
Noise and Congestion
The proposal does not address potential
conflict between permanent residential
usage and short term holiday letting
The proposal has major noise sources
including
• A two level resort pool
• Service Areas
• Bus access and set down areas
The noise impacts will be felt by a broad
range of existing users including
residents, golfers, spa guests,
bushwalkers and cyclists
Noosa Springs Hotel
6. An Objective View “Proper planning is always a balance of competing
objectives. This proposal seems to lack balance”
Page 7
Planning Issues
ENVIRONMENT
Impacts
Noise and Congestion
Service Access
The proposal includes an on site service
road accessed from the existing
roundabout adjacent Alba Close.
Every service vehicle movement will pass
the Parkridge residences Four times. All
service access will be via this access road
which is directly opposite and visible
from Parkridge.
All manoeuvering in the service court will
require reversing.
Resort Drive is a narrow residential street
unsuitable for commercial traffic. It is
already congested when the existing
resort car parks are full.
Noosa Springs Hotel
7. An Objective View “There is no proper consideration or mitigation of the
service court impact on Parkridge”
Page 8
Planning Issues
ENVIRONMENT
Impacts
Acoustics
The proposal includes an acoustic
report which incorrectly locates the
service area. It states that the service
area is located in its current position
adjacent the existing resort building.
This is incorrect.
There is no proper assessment of the
acoustic impact of servicing on the
Parkridge residences.
The acoustic report provides noise
assessment for 50 pool users. We
believe that this is grossly inadequate
for a pool concourse area capable of
accommodating up to 500 persons.
There is no assessment of the impact
of amplified music which will be used
in the pool area.
Noosa Springs Hotel
There will be significant noise
generated by functions – particularly
weddings and parties.
8. An Objective View “The Application includes an Inaccurate Acoustic
Report and a highly unsubstantiated traffic report.”
Page 9
A Well Made Application?
ENVIRONMENT
Traffic and Parking
The area in red indicates a potential
function room capable of We believe that the traffic report is flawed
in its surveying of existing use
accommodating up to 500 persons
and its modelling of future use
The back of house area includes full
function kitchen facilities We believe that the traffic generation will
be well in excess of design modelling
The foyer has been designed to allow We do not believe that the requirements
access by hotel patrons during a of SARA can be met in terms of on site
circulation
function
Population and Use
We believe that there is an
implicit intensification of
Functions use in the application
and that the additional
population is not considered in
any impact assessment.
Noosa Springs Hotel
There is no assessment of
additional population impact
arising from Function use.
9. An Objective View “The Applicant has expressed an intention to expand the
Function business associated with the scheme”
Page 10
“THE PUBLIC GOOD”
SOCIETY
Submissions
Noosa's strong and significant brand and image continue to be leveraged to attract othernon-tourism opportunities to further Over 430 submissions from
concerned residents, strata
diversify the economy and create new job growth. Broadening career opportunities for the community towards high paid bodies, Noosa Residents and
Ratepayers Association,
Parkridge developers and others
work is a focus, coupled with jobs attractive to younger families are particularly supported.
Compliance with the Noosa Plan
2020
The Noosa Local Economic Plan explains nature-based tourism as including a sustainable activity or experience that relates to The only rationale presented for
setting aside the land zoning
properly made under the Noosa
the natural environment.Such experiences may include opportunities associated withhighscenic amenity of the rural Plan 2020 is
landscapes and villages as well as the natural beauty of the mountain ranges and subtropical bushland. It also states o There are no other sites
available (other than Settlers
suchexperiences are encouraged in the hinterland, rural areas and Noosa North Shore, with certain provisions. Cove)
o The hotel function can not be
located on the existing
Tourist Accommodation
Noosa Springs Hotel zoning
10. An Objective View “This application does not satisfy the pub test let alone the
public good test”
Page 11
“THE FUTURE”
ECONOMY
Key Objectives
A diverse and Resilient
economy
Broadened Economic Structure
Growth in high Value, low
environmental Impact sectors
Developing new priority
sectors to develop an economy
less reliant on tourism and
population driven industries
Maximise the potential of the
Noosa brand
Noosa Springs Hotel
11. An Objective View “There are opportunities for outstanding
development in Noosa”
Page 12
“Is there an Alternative”
ECONOMY
The Future of Noosa
Springs
We believe that a smaller scale hotel
can be built on the site.
All work in the following slides
is protected under the
This would be a true “Boutique”
Copyright Act 1968,
offering of high economic value.
Architects Act Qld 2002,
The focus would be on low scale
Architects Act NSW 2003
development with limited shared
facilities – this will encourage use of
the existing Noosa Springs Resort
facilities.
This model is widely used in the eco-
tourist market and is appropriate to
the Noosa Springs environment and
the Strategic Objectives of the Noosa
Plan 2020.
Noosa Springs Hotel
12.
“The market for high value – truly niche resorts is
An Objective View extremely strong and Noosa Springs is an ideal venue”
Page 13
ECONOMY “Is there an Alternative”
A Model Resort
The alternative proposal will closely
follow the landform and will be
sympathetic in scale to the existing
resort
Rooms will be surrounded by
landscaped courtyard and gallery
areas
The rooms would be larger in scale
and vary from roof top suites to
luxury double rooms with private
outdoor areas
The buildings will provide covered car
parking as a benefit to both visitors
and current users. This also screens
car parking and reinforces the
primacy of the natural landscape
Noosa Springs Hotel
13. An Objective View “The challenge of all good architecture is to enhance the
physical environment”
Page 14
“Is there an Alternative”
ECONOMY
A Model Resort
The alternative complies with current
zoning and height controls
It will utilize the existing resort
service area and reduce any potential
impacts on Parkridge – these impacts
will still exist, but will be better
managed due to lower guest
numbers.
All service areas will be located
adjacent the resort and away from
Parkridge residences
Noosa Springs Hotel
14. An Objective View “The existing resort form, scale and landscape are perfect
examples of what a hotel could be”
Page 15
“Is there an Alternative”
ECONOMY
A Model Resort
65 Individual suites of varying sizes
Guest reception and lounge
Direct access from car park areas
Check in facility located at point of
address
A community feel with strong
connection to the existing facilities
All bar, restaurant and function
facilities will be within the current
resort buildings – this will support the
resort and strengthen its existing
business
Noosa Springs Hotel
15. An Objective View “The alternatives are available, they are economically viable
and they support the existing resort.”
Page 16
“Is there an Alternative”
ECONOMY
A Model Resort
Suites will incorporate private
outdoor areas and individual plunge
pools.
All interior design will be bespoke
and support the unique physical and
architectural environment.
The existing architectural quality of
the Noosa Springs Resort will be
enhanced by sympathetic additions.
These will respect existing materials
and scale.
Noosa Springs Hotel
16. An Objective View “The objective should be to create a truly memorable
experience in a sensitively managed natural environment”
Page 17
We ask all councillors to consider
Whether the current proposal could be supported as a sustainable development particularly
given the opportunity to develop a more appropriate resort
Conclusion
The proposed hotel is an
overdevelopment of land zoned for
open space and recreation
It contains many unmitigated and
unacceptable impacts
The application is incomplete in its
avoidance of the impact of function,
food and beverage operations
The reasons for utilization of land
Does the proposal meet the needs of the environment, the economy and society or is there a better way? zoned open space/ recreation are
unsubstantiated and can be proven to
be fallacious
The public good is not supported by
this application
Noosa Springs Hotel
17. An Objective View “They paved paradise and put up a parking lot” –
Joni Mitchell