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GIA Cover letter-Bounce Hostel
11th March 2021 Our Ref: 2192 Noosa Shire Council The Chief Executive Officer 9 Pelican Street Tewantin QLD 4565 Via email: [email protected] ATTENTION: Patrick Murphy Lodgement of Request to be Generally in Accordance – Proposed Changes to the Approved Plans 14-16 Mary Street, Noosaville 4566 QLD Lots 3 and 4 on RP 122928 MCU18/0102 Dear Patrick, Please refer to the revised Architectural Plans for consideration. On behalf of Bounce Hostel Noosa Pty Ltd ATF The Bounce Hostel Unit Trust, we hereby submit the attached plans as a request to be Generally in Accordance with the Approval MCU18/0102. The changes primarily relate to minor architectural built form and layout changes to help mitigate noise emanating from the site resulting in a more attentive layout so that onsite management can monitor common areas and overall provide a more efficient operational layout. The proposed modifications also provide more certainty for the neighbouring residents that noise is managed better within the site. Noise management is the primary driver behind the changes. A minor increase to gross floor area is also proposed. In summary the following changes to the approved plans are sought: • Basement layout has slightly changed but still incorporates the approved number of car, bus, motor cycle and bicycle spaces. Noting that stairs have been incorporated for fire purposes. • Built form changes relate to window and door placement on the south elevation including some material changes. The west elevation proposes to remove doors and incorporate windows and a change to size and window placement to the north and east elevations. The walkway from the eastern to the southern pod is not roofed • Reconfiguration of bedroom and lounge areas • Café has been moved to adjoin the southern pod (reception) – no increase in the café size RG Strategic PO Box 1818 07 5474 3873 Noosa Heads [email protected] QLD 4567 rgstrategic.com.au
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• Increase of GFA to 1,106m² an additional 22m² or 0.96% of site area
Built form
• Large reveals and rebated louvers (door size) with butting weather board cladding are included to the
south elevation of the lower and upper levels. Both the east and west pods of this elevation propose the
same finishes noting that an additional set of louvers have been included to the east pod for architectural
and symmetrical design elements. Other elements of note are decorative balustrading and rafter tails. It
is considered this proposed elevation is a better outcome than that approved. Comparison plans of all
elevations have been provided as part of the GIA package. Further to previous discussion with Council,
strategically placed privacy shutters have been included to all upper-level windows of elevations.
Figure 1 - rafter tails above the entry and decretive balustrading and detail of interest
PO Box 1818 07 5474 3873
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
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Figure 2 - Detail of the rebated louvers
Figure 3 - Decorative detail
PO Box 1818 07 5474 3873
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
Page 4
Room Configurations
The revised plans remove 2 lounge rooms from the upper level east and west pods and relocate them to the
ground floor of the northern building, leaving 1 lounge area on the upper level of the northern pod facing the
reception building. It is intended that 1 of the ground floor lounges will be used as a quite space (reading,
reflection), and the second to be used as a games rooms (Xbox, PlayStation, etc). The applicant is an
experience visitor accommodation provider, and the new locations are better located to monitor the use of
these areas, given the rooms are easily viewed from the reception pod.
The size of the guest rooms has changed to provide flexibility given the changing nature of the travel industry
forced by the devastating impact of the global pandemic. The smaller rooms also limit guest numbers to
manage noise and use within the rooms. The accommodation also now needs to provide for families/couples
more than ever before and the size and shape allow this to occur. It is important to note that the proposed
plans retain the maximum of 122 beds set out by Condition 4. Furthermore, the fire requirements for a
development of this nature are extremely stringent and no more guests than that approved would be
permitted without significant consequences to the business. This also provides additional certainty to Council
that the maximum number of beds will not exceed that approved.
Gross Floor Area
The GIA plans seeks a GFA of 1,106m² a 22m² increase to that outlined in Condition 4. This slight increase in
GFA was brought about by the strict fire standards required for this type of accommodation building. Rather
than using a 90mm (as approved) steel frame, a 150mm tilt panel has been used. GFA is measured to the
outside wall and most of the increase in GFA is the result of the additional wall thickness. A minor change to
the internal facing wall of the east and west pods contribute slightly to the increase. It is important to note:
• Pods are less than 300m² each
• Individual pods are retained complying with the intent of residential sized built form
• No increase to site cover
• No additional building bulk
• Setbacks are as approved
• The proposal is still less than the maximum permitted GFA of 1200m² the planning scheme sets out for this
site.
Overall, it is considered the increase to GFA is minor and generally in accordance with the development
approval.
PO Box 1818 07 5474 3873
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
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Balcony / Fire Access
It is confirmed that no roof is to be built over the additional balcony connecting the multipurpose / flexible
lounge area to the western pavilion balcony is proposed. The addition of the stair access required for fire
safety will have a minimal presence in the overall built form.
It is considered the changes requested are minor in nature and bring about better streetscape appeal than
that approved. Thank you for your consideration of the attached plans and the applicant seeks these to be
Generally in Accordance with the Approval MCU18/0102.
Please provide a link so prompt payment can be made of the Generally in Accordance Request fee of $631.00.
We look forward to Council processing the application at its earliest convenience. Should you require any
additional information or have any queries please to not hesitate to contact us.
Kind Regards,
Russell Green APIA MQELA
Managing Director
RG Strategic
PO Box 1818 07 5474 3873
Noosa Heads [email protected]
QLD 4567 rgstrategic.com.au
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