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Notice Of Submission On Propoesd Hotel Development Noosa Springs Resort
Attached to the e-mail PM Submission - Michael Lonie - MCU21/0110.
NOTICE OF SUBMISSION ON PROPOESD HOTEL DEVELOPMENT NOOSA SPRINGS RESORT This submission is made opposing the development on a number of grounds from a planning aspect and challenging a number of statements made by the applicant that are designed to mislead an individual who does not have knowledge of the hotel and resort sectors. Definitions The applicant has used a number of terms and descriptions that are unacceptable to any operator in the sector. The Council’s use of “premium” in its zone description of the site is also totally misleading and incorrect. In the hotel industry premium is used in the booking platforms to indicate the room is one up from as standard bed and should contain a queen size bed. Under no circumstance does it refer to the status of the hotel. Even motels can provide premium rooms. The next step up if deluxe or luxe which refers to a king size bed. Nothing in these descriptions refer to the finishes of the room. The average size of the 28sm of the rooms would indicate a premium room with a queen size bed. As I will outline below standard of the proposed hotel and the facilities indicate at best a 3.5 star property. In no way can it be described at nay rating above the 3.5 star. The word boutique has also been misused in the documents and press releases I have read. A boutique hotel or resort has less than 100 rooms. My wife was involved in the first boutique built in Australia in 1990/91 as a European Country House in the Blue Mountains which was built around the country retreat of the New South Wales Governor. The property went onto win many national awards and was named in the top four world properties by Harper Bazaar. Under no circumstances this proposed hotel a boutique hotel with various public comments indicating a $60 million cost, have the finishes in the rooms and the public areas be of the required standard for such a boutique hotel or a 4 or 5 star property. This cost is similar to those proposed by the developer for Hope Island with Swissotel being the nominated operating company. The brand is owned by Accor one of the largest accommodation operators in Australia. To date no sod has been turned on the site even with an approval in place. It is hard to reconcile this proposal of the stated mission of Tourism Noosa to attract the “high end, high spending visitors”. Such visitors would not be attracted to the resort. It will only attract large groups which will be totally controlled by the operator and only use the facilities provided by the tour operator. Zoning The proposed sites according to the existing Zoning Maps indicate that it is a “Core Koala Habitat and a Koala Priority Habitat”. How can Council consider such an intrusion and allow a change to the site use. The original master plan indicated a future will be built on the site that is now Parkridge. The developer sold the site when it had financial problems and used the proceeds elsewhere. Council should not allow the developer to have a second dip when it profited substantially from the sale of the land that was already zoned for a hotel Traffic The traffic study was undertaken at a time that did not reflect the existing traffic flows. It was done at the lowest periods of usage. No consideration was given to guests booking in and guests booking out or the various hit off times of the golfers. Also when taken Parkridge had not been completed with a further substantial being built after the study was undertaken. Having sold the property they knew the scale of what Parkridge was proposing.
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The application indicates that guests and staff and staff will arrive by walking or on two wheels. What undertakings have been given to upgrade the footpath and its lighting. The nearest public transport is located at the corner of Cooyar Street and it has a limited timetable. No staff member would be prepared to walk that distance late at night. In a word there would be be definite workplace issue by the respective unions. It is hard to imagine guests being prepared to make that walk. Given the current rental issues for workers wanting accommodation, they maybe even required to undertake two bus routes to reach the proposed hotel. Existing operators even before the pandemic were having difficulties in attracting staff. While a limited number of coaches currently use Resort Drive, in its current form it is not suitable for public transport. Has the developer given any undertaking to upgrade the public toad to cater for the increased traffic. Consideration must be given to the emergency evacuation plan and its impact on the roundabout at the intersection of Noosa Springs Drive and Resort Drive. That roundabout would have preference over traffic leaving the Noosa Springs residents and Elysium. The proposed exit for those residents from Noosa Springs Drive to Ennie Creek Road has management difficulties. The study is light on the conflict od traffic using the existing Resort entry and that wanting to unload at the proposed entry for the proposed hotel. Both will be using the same entry lane. What provision has been made for the parking of the cars of arriving guests for the hotel given that the existing car park barely caters for the resort and the golfers. Part of the existing carpark will be used as a part of the proposed hotel Existing Services It has been indicated that much of the existing services such as power, water and internet are at their limit. What provision has the developer made to upgrade the existing power supply to the hotel with a new substation as the existing supply will not cater for an additional 112 rooms and two presidential suites plus the additional services. How is the NBN to be extended to the new hotel with the existing system running at the lower scale of what customers want for downloads. Upgrade of Relish There is a suggested upgrade to the existing Relish Restaurant to cater for the increased numbers associated with the proposed hotel. That upgrade is the addition of a cool room. There is nothing in the proposal to suggest that the kitchen will be modernised and the furnishing replaced. The existing kitchen has difficulty in catering for the existing patrons with often long waits even on a limited menu. The furnishings are old tired and may be suitable for a relaxed golf but definitely for an upscale hotel. Given the distance from the proposed Relish could not provide an 24/7 room service especially late at night or for an early morning departure. Conference and Exhibition Space The proposal intends to use the existing facilities in the existing resort. They are totally inadequate for what is expected today with antiquated technology and an air conditioning system that does not cater for the climate. Poolside Café and Bar The plans that were shown would rate this as “Pop Up” in a food court with limited facilities and not suitable for the provision of room service.
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Economic Benefits There was no information available at any of the public exhibitions undertaken by Phillip Starkey on behalf of the owners. In fact he had a very limited knowledge of what was being proposed and failed to answer many questions relevant to the proposal. He was relying purely on his father’s name. How many jobs are predicted during the construction and then during the operation. What are extended benefits to the local economy supplying goods and services? What is the planned start for building to commence if approved and what is the construction time? Loading Dock It is planned to use the existing loading dock and access road with no increase in areas for rubbish and handling the laundry that will be required for the 112 rooms. Concierge and Porter How is intended to greet arriving guests by the porter and manage the transfer of luggage to the hotel? Does the porter stand at the kerbside and if not what is the system they intend to use to book in guests? International Management As mentioned earlier Swissotel has been proposed for the Hope Island development that was approved some time ago. No work has not commenced on that project. What undertakings is Council intending to request about the commencement of work and if approved what is the length of time that the consent will remain in place Hotel Elevation Design The owner has attempted to use the existing design of Noosa Springs Residences of tiles and controlled colour palettes. However the upturned concrete balustrades are old and tired and do nothing to enhance the design. They are more relevant to a motel than a new hotel. The external design should be rejected. Summary There are so many matters that need to attended to, Council has no objection but to refuse the application. They relate to planning, misuse of terms that are used internationally by the hotel sector, upgrade of community facilities and a detailed scope of some of the intended works/ It is also hoped that the Mayor will declare her parents live in the Oasis Eric Michael James Lonie 326/61 Noosa Springs Drive Noosa Heads Qld 4567