PM Submission - Philip Dauphin - MCU21/0110

Section 2

Section 3

2. Submitter details
Full name of Submitter                            Philip L Dauphin
Email address (preferable)                        [email protected]
Postal address                                    29 Oasis Drive
Suburb                                            Noosa Heads            State Queensland                                 Postcode            4567
Signature(s)




N.BThis form has been designed for the convenience of the public, and any persons wishing to lodge a submission are not obliged to
use this form.




3. Details of Submission
I (We), make the following submission:


Please see the following pages.




(if necessary, use separate sheet of paper and attached)




Privacy

Council will use any personal information provided for the intended purpose only and for remaining in contact with you. Council is authorised to collect
this information in accordance with the Local Government Act 2009 and other Local Government Acts. Your personal information is only accessed by
persons authorised to do so. Your personal information is dealt with in accordance with council’s privacy policy.


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2. Submitter details

Full name of Submitter Philip L Dauphin

Email address (preferable) [email protected]

Postal address 29 Oasis Drive

Suburb Noosa Heads State Queensland Postcode 4567
Signature(s)

N.BThis form has been designed for the convenience of the public, and any persons wishing to lodge a submission are not obliged to
use this form.

 

 

3. Details of Submission
| (We), make the following submission:

Please see the following pages.

(if necessary, use separate sheet of paper and attached)

Privacy

Council will use any personal information provided for the intended purpose only and for remaining in contact with you. Council is authorised to collect
this information in accordance with the Local Government Act 2009 and other Local Government Acts. Your personal information is only accessed by
persons authorised to do so. Your personal information is dealt with in accordance with council's privacy policy.

Section 4

Section 5

GENERAL OVERVIEW

I understand that a hotel was originally planned on the eastern side of Resort Drive, but that was
sold and subsequently developed as Parkridge. The area muted for the proposed hotel was always
intended to provide the sports facility and some open bush areas to preserve the nature of the area
(the Open Space Recreation Zone).

To say that the proposed development will not cause any unacceptable impacts on the environment,
the existing residential amenity of the locality, the visual and landscape amenity, trunk infrastructure
or the local road network ignores completely the obvious impacts on the local communities i.e.
Parkridge and The Oasis.

The concerns are:

    •   Evacuation under bushfire conditions
    •   Volumes of traffic and road noise
    •   Parking

This proposal is a significant over development for that location and will result in a loss of mature
open bushland which includes provisions for koala habitat and transit, and will reduce the amenity
of its neighbours i.e. Parkridge and The Oasis.

Whilst every effort seems to have been made to meet all the conflicting requirements, this
development is too large for the location and should be scaled back to a more manageable design
which is better coordinated and compatible with the existing spa and golf resort design and
materials. There is no integration of architecture, the external appearance of the hotel being quite
unlike the existing spa and golf structures. At the public briefings was said to be a key objective for
the design.

TRAFFIC REPORT

The Traffic Engineering Assessment submitted by Traffic Transport Plus fails to identify Links Drive.
Links Drive is the only road which provides access to or egress from the eastern regions of Noosa
Springs (i.e. the golf and spa facility, the Fairways, Parkridge, The Oasis and, in the future, the
proposed hotel). Traffic recording and analysis should be carried out at the Noosa Springs
Drive/Links Drive roundabout and the analysis made available.

Whilst I understand the intent of The Noosa Plan Part 3 Strategic Framework section 3.2 Strategic
Intent subsection 3.2.7 “An innovative and responsive transport system” in trying to reduce the
dependency of tourists and visitors on car usage, the proposed transport options will be inadequate
for the numbers of visitors expected.

Not all visitors to the hotel will spend all their time playing golf (which requires no car), or visiting
Hastings Street, the river and Tewantin, which could all be catered for by a combination of public
and hotel provided transport. There is a lot more to the Noosa area and many visitors will wish to
explore these areas, such as Eumundi, the other towns and villages away from the coastal region and
within the hinterland and will require their own transport.

The high yield visitors which this hotel development is targeting are unlikely to want to use public
transport or to use 2 wheeled transport to get around the Noosa Junction/Noosa Heads/Noosaville,
Tewantin area.


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GENERAL OVERVIEW

| understand that a hotel was originally planned on the eastern side of Resort Drive, but that was
sold and subsequently developed as Parkridge. The area muted for the proposed hotel was always
intended to provide the sports facility and some open bush areas to preserve the nature of the area
(the Open Space Recreation Zone).

To say that the proposed development will not cause any unacceptable impacts on the environment,
the existing residential amenity of the locality, the visual and landscape amenity, trunk infrastructure
or the local road network ignores completely the obvious impacts on the local communities i.e.
Parkridge and The Oasis.

The concerns are:

e Evacuation under bushfire conditions
e Volumes of traffic and road noise
e Parking

This proposal is a significant over development for that location and will result in a loss of mature
open bushland which includes provisions for koala habitat and transit, and will reduce the amenity
of its neighbours i.e. Parkridge and The Oasis.

Whilst every effort seems to have been made to meet all the conflicting requirements, this
development is too large for the location and should be scaled back to a more manageable design
which is better coordinated and compatible with the existing spa and golf resort design and
materials. There is no integration of architecture, the external appearance of the hotel being quite
unlike the existing spa and golf structures. At the public briefings was said to be a key objective for
the design.

TRAFFIC REPORT

The Traffic Engineering Assessment submitted by Traffic Transport Plus fails to identify Links Drive.
Links Drive is the only road which provides access to or egress from the eastern regions of Noosa
Springs (i.e. the golf and spa facility, the Fairways, Parkridge, The Oasis and, in the future, the
proposed hotel). Traffic recording and analysis should be carried out at the Noosa Springs
Drive/Links Drive roundabout and the analysis made available.

Whilst | understand the intent of The Noosa Plan Part 3 Strategic Framework section 3.2 Strategic
Intent subsection 3.2.7 “An innovative and responsive transport system” in trying to reduce the
dependency of tourists and visitors on car usage, the proposed transport options will be inadequate
for the numbers of visitors expected.

Not all visitors to the hotel will spend all their time playing golf (which requires no car), or visiting
Hastings Street, the river and Tewantin, which could all be catered for by a combination of public
and hotel provided transport. There is a lot more to the Noosa area and many visitors will wish to
explore these areas, such as Eumundi, the other towns and villages away from the coastal region and
within the hinterland and will require their own transport.

The high yield visitors which this hotel development is targeting are unlikely to want to use public
transport or to use 2 wheeled transport to get around the Noosa Junction/Noosa Heads/Noosaville,
Tewantin area.

Section 6

Section 7

The links to and from the airport will be useful for some visitors, but many will not wish to share
such transport with others and will prefer to hire their own vehicles.

Alternate transport modes

The nearest bus stops in the local bus network are in Leslie Drive, about an 18-minute walk from the
development. This will not provide a useful form of transport for most visitors and especially those
who are of mature age. Getting to Noosa Main beach, for example, involves a change of bus at
Noosa Junction. This is not what high yield visitors expect.

CAR PARKING

The car parking surveys carried out in 2017 do not reflect what happens currently in the available
carparks. We have lived in The Oasis for over 3 years and on several occasions each year, the
carparks have been full, requiring vehicles to be parked on the grass centre reserve between the
Resort Drive /Oasis Drive roundabout and the entry gates to the golf and spa facility, and in the bus
parking zone. The surveys should be repeated, and the analysis made available.

At many other times there are few available parking spaces when there are coincident golf and
business events on at the same time.

It is also worth pointing out that during the construction of Parkridge several trades vehicles parked
in the golfing car park.

The addition of a first floor to the western carpark will just add a concrete eyesore to what is
currently quite a pleasant, treed area for a car park. It is also unclear what a “Proposed Fire Source
Feature Easement” is.

If the experts get this wrong and there is a greater demand for cars and parking than is planned for,
where will the additional parking be available? There is no other parking space available in the
vicinity. We have one opportunity to get this right.

TRAFFIC VOLUMES & ROAD NOISE

The assessment of traffic volumes at the Cooyar roundabout (Cooyar Street, Leslie Drive, Tarina
Street & Noosa Springs Drive) in 2017 is largely irrelevant. At that time of the surveys, Parkridge was
still to be developed, and in The Oasis only 10 of the 27 Lots had been built on and occupied. These
developments are essentially complete, and there should be an assessment of traffic volumes along
Links Drive before any decisions about this development are made.

Several houses in The Oasis lie less than 100m from Links Drive and currently experience road noise
as a result. In the future the residents of these houses will experience increased noise from the
construction vehicles necessary to support the development, as well as from vehicles carrying
visitors arriving and leaving the completed hotel.

The Oasis is a particularly quiet area, surrounded by the golf course and the lakes, and increased
road noise will considerably detract from living there. The residents’ right to quiet enjoyment of
their property is going to be severely compromised by the increase in traffic noise.


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The links to and from the airport will be useful for some visitors, but many will not wish to share
such transport with others and will prefer to hire their own vehicles.

Alternate transport modes

The nearest bus stops in the local bus network are in Leslie Drive, about an 18-minute walk from the
development. This will not provide a useful form of transport for most visitors and especially those
who are of mature age. Getting to Noosa Main beach, for example, involves a change of bus at
Noosa Junction. This is not what high yield visitors expect.

CAR PARKING

The car parking surveys carried out in 2017 do not reflect what happens currently in the available
carparks. We have lived in The Oasis for over 3 years and on several occasions each year, the
carparks have been full, requiring vehicles to be parked on the grass centre reserve between the
Resort Drive /Oasis Drive roundabout and the entry gates to the golf and spa facility, and in the bus
parking zone. The surveys should be repeated, and the analysis made available.

At many other times there are few available parking spaces when there are coincident golf and
business events on at the same time.

It is also worth pointing out that during the construction of Parkridge several trades vehicles parked
in the golfing car park.

The addition of a first floor to the western carpark will just add a concrete eyesore to what is
currently quite a pleasant, treed area for a car park. It is also unclear what a “Proposed Fire Source
Feature Easement” is.

If the experts get this wrong and there is a greater demand for cars and parking than is planned for,
where will the additional parking be available? There is no other parking space available in the
vicinity. We have one opportunity to get this right.

TRAFFIC VOLUMES & ROAD NOISE

The assessment of traffic volumes at the Cooyar roundabout (Cooyar Street, Leslie Drive, Tarina
Street & Noosa Springs Drive) in 2017 is largely irrelevant. At that time of the surveys, Parkridge was
still to be developed, and in The Oasis only 10 of the 27 Lots had been built on and occupied. These
developments are essentially complete, and there should be an assessment of traffic volumes along
Links Drive before any decisions about this development are made.

Several houses in The Oasis lie less than 100m from Links Drive and currently experience road noise
as a result. In the future the residents of these houses will experience increased noise from the
construction vehicles necessary to support the development, as well as from vehicles carrying
visitors arriving and leaving the completed hotel.

The Oasis is a particularly quiet area, surrounded by the golf course and the lakes, and increased
road noise will considerably detract from living there. The residents’ right to quiet enjoyment of
their property is going to be severely compromised by the increase in traffic noise.

Section 8

Section 9

BUSHFIRE CONSIDERATIONS

One significant concern is what will happen under bushfire conditions. The Oasis Body Corporate
met with representatives from Council, Emergency Services and the Police about 2 years ago. The
Council had provided The Oasis Body Corporate with a procedure for Emergency Services and
Council vehicles to access Links Drive if the bridge over Eenie Creek Road was closed. This route
made use of Wallum Lane and the track to the Noosa Lions Football Club grounds. The Oasis Body
Corporate were greatly concerned about potential bushfire impacts on the Estate, and the
availability and suitability of evacuation routes.

From what we told at the meeting, we concluded that evacuation was unlikely, but we were also
told that if it was necessary Emergency Services would door knock and ensure that everyone
evacuated.

If the bridge over Eenie Creek Road was blocked, we assume the evacuation route would be along
Wallum Lane and the track to the Noosa lions Football Club grounds. At the time this track was not
suitable for ordinary vehicles, and it remains so. In parts it is a rough track and it is not wide enough
to allow incoming and outgoing vehicles to pass safely and does pass by, or through, some high
potential bushfire impact zones.

We were advised that the most likely bushfire scenario was for a bushfire with a south or south
easterly wind behind it, but because the fire would come down the hill to Links Drive, the speed of
the fire would be reduced and the most impact for The Oasis would be burning embers and smoke.

However, Parkridge and the hotel effectively sit at the top of the ridge and would be subject directly
to any bushfire in that vicinity. The evacuation process for the hotel is not known given the early
stage of development, but there should be some consideration of how such an evacuation could be
safely managed under different scenarios e.g. Parkridge and the hotel have to evacuate at the same
time, Parkridge only etc. before any approval is given for the development to proceed. It is hard to
see how this development could be approved without an overall Bushfire Management and
Evacuation being developed and available for comment by Owners in the adjacent developments.

We were also advised by Council that there would be backburns in the National Park and Garrigal
Nature reserve to reduce the fuel load – there have been none in the two years since, and there has
been no explanation of why, or when they might happen. The only work that has been carried out
since the meeting is that Council organised a clean-up of the land to the east of Links Drive after we
had complained about the large amount of fallen timber and dead vegetation. This occurred after
we were told the council had no budget to do the work.

The residents of this area want to know that their safety is being properly considered, planned for
and those plans communicated to them in a timely manner, which is not what is currently
happening.


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BUSHFIRE CONSIDERATIONS

One significant concern is what will happen under bushfire conditions. The Oasis Body Corporate
met with representatives from Council, Emergency Services and the Police about 2 years ago. The
Council had provided The Oasis Body Corporate with a procedure for Emergency Services and
Council vehicles to access Links Drive if the bridge over Eenie Creek Road was closed. This route
made use of Wallum Lane and the track to the Noosa Lions Football Club grounds. The Oasis Body
Corporate were greatly concerned about potential bushfire impacts on the Estate, and the
availability and suitability of evacuation routes.

From what we told at the meeting, we concluded that evacuation was unlikely, but we were also
told that if it was necessary Emergency Services would door knock and ensure that everyone
evacuated.

If the bridge over Eenie Creek Road was blocked, we assume the evacuation route would be along
Wallum Lane and the track to the Noosa lions Football Club grounds. At the time this track was not
suitable for ordinary vehicles, and it remains so. In parts it is a rough track and it is not wide enough
to allow incoming and outgoing vehicles to pass safely and does pass by, or through, some high
potential bushfire impact zones.

We were advised that the most likely bushfire scenario was for a bushfire with a south or south
easterly wind behind it, but because the fire would come down the hill to Links Drive, the speed of
the fire would be reduced and the most impact for The Oasis would be burning embers and smoke.

However, Parkridge and the hotel effectively sit at the top of the ridge and would be subject directly
to any bushfire in that vicinity. The evacuation process for the hotel is not known given the early
stage of development, but there should be some consideration of how such an evacuation could be
safely managed under different scenarios e.g. Parkridge and the hotel have to evacuate at the same
time, Parkridge only etc. before any approval is given for the development to proceed. It is hard to
see how this development could be approved without an overall Bushfire Management and
Evacuation being developed and available for comment by Owners in the adjacent developments.

We were also advised by Council that there would be backburns in the National Park and Garrigal
Nature reserve to reduce the fuel load — there have been none in the two years since, and there has
been no explanation of why, or when they might happen. The only work that has been carried out
since the meeting is that Council organised a clean-up of the land to the east of Links Drive after we
had complained about the large amount of fallen timber and dead vegetation. This occurred after
we were told the council had no budget to do the work.

The residents of this area want to know that their safety is being properly considered, planned for
and those plans communicated to them in a timely manner, which is not what is currently
happening.