Information request additional items [As Published]

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                 Issue – Biodiversity waterways and Wetlands Overlay Code
                 The submitted application material does not provide sufficient information to demonstrate how
                 Performance Outcome(s) PO1, PO3, PO11 of the Biodiversity, waterways and wetlands
                 overlay code and PO7 and PO26 of the Noosa Heads local Plan have been addressed in
                 relation to the protection and management of ecologically important areas.
                 In particular, the development proposes the clearing of mapped areas of biodiversity
                 significance, ecologically important areas, koala core habitat, protected areas, ecological
                 linkages and connecting habitat.
                 Information Required
                 2. Provide an amended plan of development to demonstrate how the applicable Performance
                    Outcomes of the Biodiversity, waterways and wetlands overlay code and Noosa
                    Heads Local Plan code can be achieved. This must include:
                      (a) Demonstrate that the development is sited and designed to protect the physical and
                          ecological integrity and biodiversity of ecological important areas.
                      (b) Incorporate siting and design measures to protect and retain ecological values and
                          ecosystems processes within and adjacent the development site.
                      (c) Avoid development footprint within ecologically important areas by locating new
                          infrastructure within existing disturbed areas and cleared areas of the site.
                      (d) Demonstrate how the development design complies with the Koala-sensitive Design
                          Guidelines, incorporates revegetation and landscaping that provides food, shelter and
                          movement opportunities for koalas.
                      (e) Incorporate a development design that respects the scale of surrounding vegetation
                          and maximises the opportunity for retention of existing vegetation and incorporates
                          soft landscaping between buildings.
                      (f) Demonstrate that the development has no significant adverse impacts on biodiversity,
                          natural vegetation, and fauna habitat.


                 Issue – Carparking Provision
                 Councils traffic consultants advises that there has not been sufficient evidence presented in
                 the TTM report to justify that only 0.5 parking spaces per room is appropriate as a design rate
                 for the “accommodation” component of the assessment.
                 Information Required
                 3.     Further justification of the proposed parking relaxation, including addressing the
                        following issues

                        (i)   There is no reason that the rate of “accommodation” parking per room for the
                              proposed development will be any different to the rate of “accommodation” parking
                              at other short term accommodation developments that include a pool, restaurants,
                              and bars.

                        (ii) There is no evidence or discussion included in the TTM report to identify how guests
                             who do not drive a car to the site will be transported with their luggage to and from
                             the development. For example, is it expected that large proportions of guests will
                             hire a driver to transport them to/from the development, or will they use public
                             transport, or be transported to/from the airport by mini bus or coach (noting that this
                             may impact on the size of the design vehicle for the Grant Street access – given
                             that under the current proposed arrangements, any vehicles larger than a car
                             delivering and collecting guests of the development would need to use the “back
                             door” access via the pedestrian entry and proposed bus stop in Serenity Close)?




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                        (iii) In relation to the parking provision rates provided in Table 4.2 of the TTM report,
                              none appear to be comparable to conditions at Noosa, noting:

                                • The RTA rate is for hotels in the Sydney CBD (where alternative modes of travel
                                  are well established and on-street parking is highly regulated and in high
                                  demand).
                                • The Gold Coast rate is for a defined resort complex (it would be interesting to
                                  know which developments on the Gold Coast are classified as a resort complex,
                                  and how they functionally differ from a “short term accommodation” use, and in
                                  any event, like the Sydney CBD, the Gold Coast well established alternative
                                  modes of travel and on-street parking is highly regulated and in high demand).
                                • Further details would be required to be provided for the Westin Hotel Yaroomba
                                  approval before any comparison could be considered.
                                • The website for the Holiday Inn Maroochydore states, “Limited on-site
                                  carparking available for $20 per night. Cannot be pre-booked or
                                  guaranteed. Off site outdoor public carpark available at Sunshine Coast
                                  Council Maroochydore Parking Area.” This is not suggestive of a development
                                  having a parking provision that adequately satisfies existing parking demands.



                 4.     The plans identify “pay stations” and boom gates controlling access to the
                        carpark. Provide detail of, and assess, how this system is proposed to be operated,
                        including pricing for staff, guests, and other visitors. In addition, provide assessment of
                        the likely on-street parking demands generated by the proposed pricing structure of the
                        carpark (it is noted that on-street parking is free and unregulated, so on-site parking fees
                        are likely to lead to unacceptable on-street parking demands).


                 5.     Additional information in relation to the proposed Grant Street access including the
                        following:
                                 •    Demonstrate that a 14.5m coach can satisfactorily manoeuvre to/from
                                      Banksia Avenue to/from Grant Street.
                                 •    Provide appropriate geometry to enable a car departing from the
                                      development to turn left into Banksia Avenue.
                                 •    Provide detail of how vehicles larger than a car will be prevented from
                                      accessing the site via the roundabout.

                 6. Identify and assess the proposed access driveway gradients against the requirements of
                    AS/NZS 2890.1 2004.
                 7. Assess whether adequate height clearance is required to enable loading of refuse bins
                    into the refuse truck.
                 3.     DUE DATE FOR RESPONSE TO INFORMATION REQUEST

                 The due date for providing the requested information is 2 June 2022. Email your response to
                 [email protected] you do not provide a response before the due date, it will be taken as if you have decided
                 not to respond to the further information request and Council will continue with the assessment
                 of your application.
                 4.     OTHER DETAILS

                 You can follow the progress of this application online at www.noosa.qld.gov.au. The “Online
                 Services” page can be accessed via "Quick Links" on the left hand side of the screen.




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                 Should you have any further queries in relation to the above, please do not hesitate to contact
                 me on the number above.
                 Yours faithfully,




                 Nadine Gorton
                 Development Planner




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