PM Submission - John Cochrane (signed copy) - MCU21/0110

recreation needs of the community, locational characteristics and          supporting infrastructure.
supporting infrastructure.
PO8
Food and drink outlets are small scale and ancillary to the main           See AO8.1-4 comment below
recreation or community activity or tourist park use on the same
site.

PO10
Major sport, recreation and entertainment facilities only locate in        It can be argued that the Noosa Springs Resort is a major sport
the zone where there is a demonstrated community benefit, the site         facility- particularly at times of major events. In this case, analysis
and location are suitable, potential impacts can be mitigated and          under this control is appropriate for the proposal.
managed, and they do not include a motor sport facility.

PO11
Sports club activities collocate using existing buildings,
infrastructure and facilities where practicable, safe, feasible and        The proposal may diminish the function of the open space.
the function of the open space is not diminished.

PO15
Buildings and other structures:                                            The proposed buildings are not low in scale, having particularly
(a) are low rise and have a visual bulk and architectural scale            unacceptable visual appearance at the South and West facades.
consistent with the open space character of the area;                      They are not consistent with the open space character of the area.
(b) do not visually dominate the street, surrounding spaces or             They have a maximum height exceeding two storeys
skyline;
(c) preserve the amenity of the open space setting and adjoining           Refer to AO15.1 commentary below
residential land including privacy, views and access to sunlight for
residential dwellings;
(d) respect the scale of surrounding vegetation;
(e) have a maximum building height of:
(i) one storey if within the area of a commercial jetty lease; or
(ii) otherwise two storeys.

PO16
Building and structures have a small footprint on the site, do not         Refer to AO16.1 commentary below
reduce the usability of open space or dominate the site.

PO17
Buildings and other roofed structures do not present an appearance         The proposal is substantially over scaled in the context of both the
of bulk in the open space setting, to adjacent properties, roads or        physical environment and the existing buildings on site.
surrounding area.                                                          Refer to AO17.1 commentary below

PO18
Buildings and structures are appropriately sited so as to:                 Refer to AO18.1 commentary below
(a) maintain the open space character and amenity of the site;
(b) To preserve the visual and acoustic amenity of adjoining and
nearby properties;
(c) Provide adequate separation from adjoining land uses;
(d) allow for landscaping and the retention of existing trees;
(e) help protect the natural character and visual amenity of the
Noosa River system and other watercourses.


PO19
Buildings and structures are low rise and unobtrusive, respond to          The proposed buildings are appropriately scaled at the Resort
the landscape and landform character and incorporate high quality          Drive frontage. However the West and South West elevations
building and landscape design consistent with the character of             exhibit excessive scale due to elevated undercrofts. It is noted that
open space in Noosa Shire.                                                 the proposal does not comply with the 12m. height plane for the
                                                                           accommodation zone to the South West. Nor do they comply at
                                                                           any point with the 8 m height control plane for the open space
                                                                           zoning.
PO20
Roof forms contribute positively to the local skyline and do not           The roof planes are particularly over scaled when compared to the
present an appearance of excessive bulk to adjacent sites or public        existing resort buildings. The proposal incorporates roof planes up
spaces around the site.                                                    to 40m x 13m. In contrast, the existing resort typically uses
                                                                           truncated hipped forms of max. 4 m run in lengths up to 15m. The
                                                                           bulk of the roofs is extraordinary in this context.
                                                                           Further, it is unlikely that a roof pitch of 15 degrees could be
                                                                           achieved for a rafter length of 13m for terra cotta roof tiles in the
                                                                           terrain category and wind pressures on site.

PO21
Buildings, structures and site facilities provide equitable access         The proposal is described as “exclusive” and makes little attempt
and comfort for all members of the community including seniors,            to provide equitable access. The proposal makes few facilities
families with young children, and people with disability or                available to the community, but seeks to make use of community
mobility impairment.                                                       facilities.

PO32
Development encourages the use of public transport and access via It is unlikely that the user groups described in the planning report
alternative motor vehicles such as scooters.                      would use public transport or scooters.

PO34
JC-NC-Noosa Springs Hotel – Issue A                                    4                                                              19-Dec-21


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recreation needs of the community, locational characteristics and
supporting infrastructure.

PO8

Food and drink outlets are small scale and ancillary to the main
recreation or community activity or tourist park use on the same
site.

POLO

Major sport, recreation and entertainment facilities only locate in
the zone where there is a demonstrated community benefit, the site
and location are suitable, potential impacts can be mitigated and
managed, and they do not include a motor sport facility.

PO1L1

Sports club activities collocate using existing buildings,
infrastructure and facilities where practicable, safe, feasible and
the function of the open space is not diminished.

POLS

Buildings and other structures:

(a) are low rise and have a visual bulk and architectural scale
consistent with the open space character of the area;

(b) do not visually dominate the street, surrounding spaces or
skyline;

(c) preserve the amenity of the open space setting and adjoining
residential land including privacy, views and access to sunlight for
residential dwellings;

(d) respect the scale of surrounding vegetation;

(e) have a maximum building height of:

(i) one storey if within the area of a commercial jetty lease; or
(ii) otherwise two storeys.

PO16
Building and structures have a small footprint on the site, do not
reduce the usability of open space or dominate the site.

POL7

Buildings and other roofed structures do not present an appearance
of bulk in the open space setting, to adjacent properties, roads or
surrounding area.

PO18

Buildings and structures are appropriately sited so as to:

(a) maintain the open space character and amenity of the site;
(b) To preserve the visual and acoustic amenity of adjoining and
nearby properties;

(c) Provide adequate separation from adjoining land uses;

(d) allow for landscaping and the retention of existing trees;

(e) help protect the natural character and visual amenity of the
Noosa River system and other watercourses.

POLO

Buildings and structures are low rise and unobtrusive, respond to
the landscape and landform character and incorporate high quality
building and landscape design consistent with the character of
open space in Noosa Shire.

PO20

Roof forms contribute positively to the local skyline and do not
present an appearance of excessive bulk to adjacent sites or public
spaces around the site.

PO21

Buildings, structures and site facilities provide equitable access
and comfort for all members of the community including seniors,
families with young children, and people with disability or
mobility impairment.

PO32
Development encourages the use of public transport and access via
alternative motor vehicles such as scooters.

PO34

 

supporting infrastructure.

See AO8.1-4 comment below

It can be argued that the Noosa Springs Resort is a major sport
facility- particularly at times of major events. In this case, analysis
under this control is appropriate for the proposal.

The proposal may diminish the function of the open space.

The proposed buildings are not low in scale, having particularly
unacceptable visual appearance at the South and West facades.
They are not consistent with the open space character of the area.
They have a maximum height exceeding two storeys

Refer to AO15.1 commentary below

Refer to AO16.1 commentary below

The proposal is substantially over scaled in the context of both the
physical environment and the existing buildings on site.
Refer to AO17.1 commentary below

Refer to AO18.1 commentary below

The proposed buildings are appropriately scaled at the Resort
Drive frontage. However the West and South West elevations
exhibit excessive scale due to elevated undercrofts. It is noted that
the proposal does not comply with the 12m. height plane for the
accommodation zone to the South West. Nor do they comply at
any point with the 8 m height control plane for the open space
zoning.

The roof planes are particularly over scaled when compared to the
existing resort buildings. The proposal incorporates roof planes up
to 40m x 13m. In contrast, the existing resort typically uses
truncated hipped forms of max. 4 m run in lengths up to 15m. The
bulk of the roofs is extraordinary in this context.

Further, it is unlikely that a roof pitch of 15 degrees could be
achieved for a rafter length of 13m for terra cotta roof tiles in the
terrain category and wind pressures on site.

The proposal is described as “exclusive” and makes little attempt
to provide equitable access. The proposal makes few facilities
available to the community, but seeks to make use of community
facilities.

It is unlikely that the user groups described in the planning report
would use public transport or scooters.

 

JC-NC-Noosa Springs Hotel - Issue A

19-Dec-21