PM Submission - Peter Todd - MCU21/0110

space for passive and active recreation, leisure and community               for passive and active recreation.
activities;

(d) Development is of a scale and intensity appropriate to the               The proposal is not development of a scale appropriate to the
location, existing infrastructure, access and provision of public            location, infrastructure and access.
transport;

(e) Development provides opportunities for the community to                  The development will not provide any opportunity for improved
improve their physical and mental wellbeing, have social                     community wellbeing.
interaction and participate in active and passive recreation;

(f) Open space is protected from the intrusion of incompatible               The proposal is a high intensity usage and will impact the primary
uses that may compromise or conflict with the primary use of the             use of the zone.
zone for low intensity recreation activities;

(g) Development is low scale and low impact and does not                     The development is not low in scale or impact. It will have a
negatively impact on the supply, quality or enjoyment of open                negative impact on the supply of open space for the Noosa
space for the Noosa Shire community;                                         Community.

(h) Clubhouses are considered where colocation with other clubs              The existing current clubhouse is appropriately scaled and sited
is not viable and the facility supports the ongoing use of the land          and supports recreational purposes.
for recreation purposes;

Small scale function facilities are developed only in conjunction            The proposal does not appear to include function spaces, but
with, and incidental to, a community or recreation use on the site;          utilization of some proposed areas cannot be ruled out. If so
                                                                             utilized, they would not be “small scale”.

(j) Major sport, recreation and entertainment facilities only                The proposal could be viewed as increasing the use of the golf
develop where there is a demonstrated community recreation                   course to a “major” facility. There does not appear to be a
benefit, the site is suitable and the associated impacts can be              community reaction benefit, nor can the impacts be managed.
managed, and where it does not include a motor sport facility;

 (m) Ancillary structures such as shelters, amenity facilities, picnic       The proposal includes a loss of 25% of the existing playing courts.
tables, playgrounds and playing courts are provided where
appropriate;

(n) Limited other uses such as food and drink outlets and periodic           The proposed food and drink outlets will be for guests and will not
markets are ancillary to recreation uses and support the use and             support the use and enjoyment of open space.
enjoyment of open space;

(p) Development displays a high quality built form and landscape             The proposal does not display a high quality built form.
design;                                                                      See later comments regarding form and scale.

(q) Development is supported by transport infrastructure designed            The proposal is not supported by transport infrastructure. Public
to provide and promote safe and efficient public transport use,              transport is poor in the area and the clientele indented in the
walking and cycling.                                                         planning report are unlikely to be users of paths and cycle ways.
                                                                             The proposal will reduce the quality of recreational experience for
(r) Development does not adversely impact on the Shire’s                     existing Noosa Springs Resort users.
environmental values or reduce the quality of recreational
experiences provided by land or waterways within this zone;

(s) Adverse impacts on ecologically important areas, including               The impacts on habitat are severe and the mitigation proposals
natural habitats, bushland, wetlands and waterways are avoided or            minimal and arguably ineffective.
minimised;

(t) Impacts are managed with landscape buffering and appropriate             Landscape buffers are minimal and will do little to mask the
design, siting and operation of facilities and infrastructure:               proposed scale of the development.

(u) Development is designed to maximise energy efficiency,                   Energy efficiency is conjectural as a high proportion of rooms are
water conservation and public and active transport use;                      poorly oriented. Public transport use is non-existent on the current
                                                                             site and there is no meaningful proposal to address the issue. It is
                                                                             unlikely that the proposed hotel residents will utilize public
                                                                             transport.

Criteria For Assessment – Performance Outcomes
PO1
The Recreation and open space zone accommodates a range of                   The Proposal includes supporting ancillary uses, which are not low
outdoor passive and active recreation, indoor recreation,                    in scale. It incorporates limited community uses.
community uses and limited low scale supporting ancillary uses.

PO2
Development supports the open space and recreation needs of the              The proposal decreases the range and diversity of recreation
Noosa Shire community and increases the range and diversity of               opportunities available to the community.
recreation opportunities available.
PO3
Development maintains the primary recreation function of land                The development does not retain the primary recreation function
and maintains the ongoing provision of recreation and open space             of the land. It creates an alternative use as private hotel
land.                                                                        accommodation.

PO4
Uses are of a type, scale and intensity consistent with the                  The proposal is not consistent with local characteristics and
JC-NC-Noosa Springs Hotel – Issue A                                      3                                                              19-Dec-21


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space for passive and active recreation, leisure and community
activities;

(d) Development is of a scale and intensity appropriate to the
location, existing infrastructure, access and provision of public
transport;

(e) Development provides opportunities for the community to
improve their physical and mental wellbeing, have social
interaction and participate in active and passive recreation;

(f) Open space is protected from the intrusion of incompatible
uses that may compromise or conflict with the primary use of the
zone for low intensity recreation activities;

(g) Development is low scale and low impact and does not
negatively impact on the supply, quality or enjoyment of open
space for the Noosa Shire community;

(h) Clubhouses are considered where colocation with other clubs
is not viable and the facility supports the ongoing use of the land
for recreation purposes;

Small scale function facilities are developed only in conjunction
with, and incidental to, a community or recreation use on the site;

(j) Major sport, recreation and entertainment facilities only
develop where there is a demonstrated community recreation
benefit, the site is suitable and the associated impacts can be
managed, and where it does not include a motor sport facility;

(m) Ancillary structures such as shelters, amenity facilities, picnic
tables, playgrounds and playing courts are provided where
appropriate;

(n) Limited other uses such as food and drink outlets and periodic
markets are ancillary to recreation uses and support the use and
enjoyment of open space;

(p) Development displays a high quality built form and landscape
design;

(q) Development is supported by transport infrastructure designed
to provide and promote safe and efficient public transport use,
walking and cycling.

(r) Development does not adversely impact on the Shire’s
environmental values or reduce the quality of recreational
experiences provided by land or waterways within this zone;

(s) Adverse impacts on ecologically important areas, including
natural habitats, bushland, wetlands and waterways are avoided or
minimised;

(t) Impacts are managed with landscape buffering and appropriate
design, siting and operation of facilities and infrastructure:

(u) Development is designed to maximise energy efficiency,
water conservation and public and active transport use;

for passive and active recreation.

The proposal is not development of a scale appropriate to the
location, infrastructure and access.

The development will not provide any opportunity for improved
community wellbeing.

The proposal is a high intensity usage and will impact the primary
use of the zone.

The development is not low in scale or impact. It will have a
negative impact on the supply of open space for the Noosa
Community.

The existing current clubhouse is appropriately scaled and sited
and supports recreational purposes.

The proposal does not appear to include function spaces, but
utilization of some proposed areas cannot be ruled out. If so
utilized, they would not be “small scale’.

The proposal could be viewed as increasing the use of the golf
course to a “major” facility. There does not appear to be a
community reaction benefit, nor can the impacts be managed.

The proposal includes a loss of 25% of the existing playing courts.

The proposed food and drink outlets will be for guests and will not
support the use and enjoyment of open space.

The proposal does not display a high quality built form.
See later comments regarding form and scale.

The proposal is not supported by transport infrastructure. Public
transport is poor in the area and the clientele indented in the
planning report are unlikely to be users of paths and cycle ways.
The proposal will reduce the quality of recreational experience for
existing Noosa Springs Resort users.

The impacts on habitat are severe and the mitigation proposals
minimal and arguably ineffective.

Landscape buffers are minimal and will do little to mask the
proposed scale of the development.

Energy efficiency is conjectural as a high proportion of rooms are
poorly oriented. Public transport use is non-existent on the current
site and there is no meaningful proposal to address the issue. It is
unlikely that the proposed hotel residents will utilize public
transport.

 

 

Criteria For Assessment — Performance Outcomes

 

 

POL

The Recreation and open space zone accommodates a range of
outdoor passive and active recreation, indoor recreation,
community uses and limited low scale supporting ancillary uses.

PO2

Development supports the open space and recreation needs of the
Noosa Shire community and increases the range and diversity of
recreation opportunities available.

PO3

Development maintains the primary recreation function of land

and maintains the ongoing provision of recreation and open space
land.

PO4
Uses are of a type, scale and intensity consistent with the

 

The Proposal includes supporting ancillary uses, which are not low
in scale. It incorporates limited community uses.

The proposal decreases the range and diversity of recreation
opportunities available to the community.

The development does not retain the primary recreation function
of the land. It creates an alternative use as private hotel
accommodation.

The proposal is not consistent with local characteristics and

 

JC-NC-Noosa Springs Hotel - Issue A

19-Dec-21