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

Vehicle loading / unloading and waste storage and collection areas         The service areas are visible from Parkridge and the existing resort
do not significantly impact on the visual or acoustic amenity of           facilities. They are of large scale and the impacts are only
open space.                                                                superficially acknowledged.
                                                                           The site and floor plans do not indicate the location of the
                                                                           Parkridge development. Many of these properties will have a
                                                                           direct view of the hotel service courtyard.

Criteria For Assessment – Acceptable Outcomes                              Not – all numeric controls have been evaluated based on the site
                                                                           area zoned open space/recreation and on the portion of the
                                                                           proposed building situated on that zoning. No comment is made on
                                                                           the portion of the site zoned for accommodation purposes.
AO8.1
Food or drink outlets are ancillary to a recreation or community           The proposed food and drink outlets are not ancillary to any
activity on the same site.                                                 community activity.

AO8.4
Food and drink outlets within a sporting club or community use,            The food and beverage areas have a floor area of app. 900 m.sq.
including indoor and outdoor dining space, does not exceed a               (inclusive of service areas) This vastly exceeds the numeric
gross floor area of 150m2.                                                 control

AO9
Function facilities do not exceed 300m2 of gross floor area                If utilised for function purposes, the ground floor area available for
excluding where located on the portion of Lot 3 SP246584 to the            functions is app. 490 m.sq. It is noted that there is included a
north of Walter Hay Drive.                                                 Function Cold Room in the back of house areas. Therefore the
                                                                           intent of the ground floor public space seems to be multi-
                                                                           functional. Indeed, the scope of back of house services indicates
                                                                           use as commercial restaurant, bar and function area.

AO15.1
Buildings and structures are no more than:                                 The South West Elevation presents a height of 21.550 m to the
(a) 4 meters in building height (for buildings) and height (for            existing resort entry. This is derived from the drawing 2/DA2.01
structures) measured from the ground level if within the area of a         incorrectly labeled as North Elevation. Further, the entire West
commercial jetty lease; or                                                 Elevation has a visual height of 14.8 meters. This is further
(b) otherwise 8 meters in building height (for buildings) and height       exacerbated by an embankment at the lower level, which will add
(for structures) measured from the ground level.                           another 4 to 5 meters in elevation.

AO15.2
Where excavation is required, the maximum portion of the
exposed external façade of the building cannot exceed the
respective building heights in AO15.1

AO16.1
Site cover does not exceed:                                                The portion of the site zoned open space is app. 17,900 m.sq.
(a) 45% for the portion of Lot 3 SP 246584 north of Walter Hay             The building footprint on the open space zoning is 2,400m.s.q
Drive, Noosaville; or                                                      Site Coverage of 10% is therefore exceeded by 610m.sq.
(b) otherwise 10%.

AO17.1
Buildings or roofed structures do not generally exceed a gross             The gross floor area located within the open space zoning is
floor area of:                                                             L0-1160m.sq. L1-700m.sq. L2 – 1850 m.sq. and L3 1190 m.sq.
(a) 1000m2 for the portion of Lot 3 SP246584 to the north of               Giving as total of 4900 m.sq.
Walter Hay Drive, Noosaville; or                                           This vastly exceeds the control.
(b) otherwise 100m2 excluding major sporting clubs, clubhouse
facilities which do not exceed 800m2.

AO17.2
The maximum length of wall in one plane is typically not more              The wall planes of the proposed buildings are typically 25 – 33 m
than 15 meters or for a building containing an indoor sports court,        in length. This exceeds the control
30 meters.

AO18.1
Buildings and roofed structures are set back at least: (a) 20 meters       The minimum setback from a street frontage is app. 12 meters.
from street frontages;                                                     This does not comply with the control.
(b) 4.5 meters from internal roads;
(c) 3 meters from another building on the same site;
(d) 10 meters from the boundary of land in a residential zone or
the Rural residential zone, except for a Major Sport, recreation and
entertainment facility where there is a 50 meter setback;
(e) 4.5 meters from property boundaries not otherwise specified

Yours sincerely,
John Cochrane Architect NSW Rn 4759




314/61 Noosa Springs Drive
Noosa Heads
Qld 4567

JC-NC-Noosa Springs Hotel – Issue A                                    5                                                             19-Dec-21


[OCR of page images]
 

Vehicle loading / unloading and waste storage and collection areas
do not significantly impact on the visual or acoustic amenity of
open space.

The service areas are visible from Parkridge and the existing resort
facilities. They are of large scale and the impacts are only
superficially acknowledged.

The site and floor plans do not indicate the location of the
Parkridge development. Many of these properties will have a
direct view of the hotel service courtyard.

 

 

Criteria For Assessment — Acceptable Outcomes

Not — all numeric controls have been evaluated based on the site
area zoned open space/recreation and on the portion of the
proposed building situated on that zoning. No comment is made on
the portion of the site zoned for accommodation purposes.

 

 

AO8.1
Food or drink outlets are ancillary to a recreation or community
activity on the same site.

AO8.4

Food and drink outlets within a sporting club or community use,
including indoor and outdoor dining space, does not exceed a
gross floor area of 150m2.

AO9

Function facilities do not exceed 300m2 of gross floor area
excluding where located on the portion of Lot 3 SP246584 to the
north of Walter Hay Drive.

AO15.1

Buildings and structures are no more than:

(a) 4 meters in building height (for buildings) and height (for
structures) measured from the ground level if within the area of a
commercial jetty lease; or

(b) otherwise 8 meters in building height (for buildings) and height
(for structures) measured from the ground level.

AO1S.2

Where excavation is required, the maximum portion of the
exposed external facade of the building cannot exceed the
respective building heights in AO15.1

AO16.1

Site cover does not exceed:

(a) 45% for the portion of Lot 3 SP 246584 north of Walter Hay
Drive, Noosaville; or

(b) otherwise 10%.

AO17.1

Buildings or roofed structures do not generally exceed a gross
floor area of:

(a) 1000m2 for the portion of Lot 3 SP246584 to the north of
Walter Hay Drive, Noosaville; or

(b) otherwise 100m2 excluding major sporting clubs, clubhouse
facilities which do not exceed 800m2.

AO17.2

The maximum length of wall in one plane is typically not more
than 15 meters or for a building containing an indoor sports court,
30 meters.

AO18.1

Buildings and roofed structures are set back at least: (a) 20 meters
from street frontages;

(b) 4.5 meters from internal roads;

(c) 3 meters from another building on the same site;

(d) 10 meters from the boundary of land in a residential zone or
the Rural residential zone, except for a Major Sport, recreation and
entertainment facility where there is a 50 meter setback;

(e) 4.5 meters from property boundaries not otherwise specified

 

The proposed food and drink outlets are not ancillary to any
community activity.

The food and beverage areas have a floor area of app. 900 m.sq.
(inclusive of service areas) This vastly exceeds the numeric
control

If utilised for function purposes, the ground floor area available for
functions is app. 490 m.sq. It is noted that there is included a
Function Cold Room in the back of house areas. Therefore the
intent of the ground floor public space seems to be multi-
functional. Indeed, the scope of back of house services indicates
use as commercial restaurant, bar and function area.

The South West Elevation presents a height of 21.550 m to the
existing resort entry. This is derived from the drawing 2/DA2.01
incorrectly labeled as North Elevation. Further, the entire West
Elevation has a visual height of 14.8 meters. This is further
exacerbated by an embankment at the lower level, which will add
another 4 to 5 meters in elevation.

The portion of the site zoned open space is app. 17,900 m.sq.
The building footprint on the open space zoning is 2,400m.s.q
Site Coverage of 10% is therefore exceeded by 610m.sq.

The gross floor area located within the open space zoning is
LO-1160m.sq. L1-700m.sq. L2 — 1850 m.sq. and L3 1190 m.sq.
Giving as total of 4900 m.sq.

This vastly exceeds the control.

The wall planes of the proposed buildings are typically 25 — 33 m
in length. This exceeds the control

The minimum setback from a street frontage is app. 12 meters.
This does not comply with the control.

 

Yours sincerely,
John Cochrane Architect NSW Rn 4759

ALAR.

/
314/61 Noosa Springs Drive
Noosa Heads

Qld 4567

JC-NC-Noosa Springs Hotel - Issue A

19-Dec-21