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Town Planning Report - Boutique Hotel Development Noosa Springs - June 2021.pdf
Court Appeals & Dispute Resolution
Applications & Assessment
Due Diligence & Compliance
Project Management
General Development Advice
Town Planning Report
Development Application
for a Material Change of Use
for a
“Boutique Hotel" (Resort Complex)
at the
“Noosa Springs Golf and Spa Resort”
Adamson Town Planning Pty Ltd
(ACN: 163 798 374 | ABN: 73 163 798 374)
P (07) 5430 6671 F (07) 5430 6677 M 0437 754 420 Mail: PO Box 78, Peregian Beach QLD 4573
‘Noosa Boardroom’, 28 Eenie Creek Road, Nooosaville QLD 4566
Email| [email protected] Web| www.adamsontownplanning.com.au
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Document Control
Project: Resort Complex – Noosa Springs Golf and Spa Resort
Document: Town Planning Report
Project Number: 16012
Status of Report: June 2021
The information contained in this document is confidential and intended solely for the use of the
client for the purpose for which it has been prepared and no representation or is to be implied as
being made to any third party. Use or copying of this document in whole or part without the
written permission of Adamson Town Planning Pty Ltd constitutes an infringement of copyright.
The intellectual property contained in this document remains the property of Adamson Town
Planning Pty Ltd.
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TABLE OF CONTENTS
EXECUTIVE SUMMARY............................................................................................................................... 5
INTRODUCTION ........................................................................................................................................... 9
SUBJECT SITE ............................................................................................................................................. 9
BACKGROUND ..........................................................................................................................................11
“PARKRIDGE NOOSA” DEVELOPMENT ..........................................................................................................12
DEVELOPMENT PROPOSAL ....................................................................................................................14
STATE PLANNING REGULATIONS ..........................................................................................................18
REFERRAL TO STATE AGENCIES .................................................................................................................19
NOOSA PLAN 2020 ....................................................................................................................................20
LAND ZONING ............................................................................................................................................20
OVERLAY MAPPING ....................................................................................................................................22
RELEVANT PROVISIONS ..............................................................................................................................22
ASSESSMENT FRAMEWORK ........................................................................................................................22
STRATEGIC FRAMEWORK ...........................................................................................................................23
NOOSA HEADS LOCAL CODE ......................................................................................................................27
TOURIST ACCOMMODATION ZONE CODE .....................................................................................................30
RECREATION AND OPEN SPACE ZONE ........................................................................................................36
VISITOR ACCOMMODATION CODE ...............................................................................................................38
BUSINESS USES CODE ...............................................................................................................................40
RECREATION ACTIVITIES CODE...................................................................................................................41
OVERLAY CODES .....................................................................................................................................41
LANDSLIDE HAZARD OVERLAY CODE ..........................................................................................................42
BIODIVERSITY, WATERWAYS AND WETLANDS OVERLAY CODE .....................................................................42
BUSHFIRE HAZARD OVERLAY .....................................................................................................................44
WORKS CODES .........................................................................................................................................47
DRIVEWAYS AND PARKING CODE ................................................................................................................47
SUSTAINABLE BUILDING DESIGN CODE .......................................................................................................50
ENGINEERING CODES..............................................................................................................................53
EARTHWORKS CODE ..................................................................................................................................53
WATER QUALITY AND DRAINAGE CODE .......................................................................................................54
LANDSCAPING CODE ..................................................................................................................................56
WASTE MANAGEMENT CODE ......................................................................................................................57
VISUAL AMENITY IMPACTS .....................................................................................................................58
NOISE IMPACTS ........................................................................................................................................61
ODOUR IMPACT ........................................................................................................................................62
PLANNING NEED .......................................................................................................................................63
SUMMARY AND RELEVANT MATTERS ..................................................................................................66
TABLE 1 – OVERLAY MAPPING ..............................................................................................................70
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Attachments:
• Attachment 1A ............................................................................... Proposal Plans
• Attachment 1B ...................................................... Architect’s Design Statement
• Attachment 2 .......................................... Development Report by GH Australia
• Attachment 3 ................................. State Development Assessment Provisions
• Attachment 4 ......................................................... Sustainability Design Report
• Attachment 5 ................................................ Photographs and Photomontages
Appendices:
• Economic Impact Assessment prepared by Lucid Economics (Appendix A)
• Terrestrial Ecology Assessment prepared by Gondwana Ecology (Appendix B)
• Odour Assessment prepared by Katestone Environment Pty Ltd (Appendix C)
• Engineering Report by Walsh Engineering (Appendix D)
• Bushfire Hazard Assessment prepared by Rob Friend and Associates (Appendix E)
• Traffic Engineering Assessment prepared by Traffic and Transport Plus (Appendix F)
• Landscape Architecture prepared by Place Design Group (Appendix G)
• Noise Impact Assessment prepared by ASK consultants (Appendix H)
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Executive Summary
The proposed development seeks to provide a “Boutique Hotel” within the existing Noosa Springs
Golf and Spa Resort. The proposed “Boutique Hotel” will provide:
• 112 luxury hotel rooms, including:
o 104 standard rooms (34m² - each);
o 6 suites (68m² - each);
o 2 presidential suites (102m² - each);
• Two resort luxury pools;
• Outdoor fire pit seating area;
• Café & restaurant (with seating for 96 people);
• Bar area (with seating for 26 people);
• Hotel lobby area;
• Covered parking;
• Guest waiting area; and
• Three new tennis courts.
The proposed Resort Complex will be integrated with the existing Noosa Springs Golf and Spa
Resort facilities including:
• Noosa Springs Golf Club facilities including change rooms and golf pro-shop;
• Restaurant known as “Relish”;
• Conference facilities, meeting rooms and function room facilities;
• Spa and treatment facilities; and
• Fitness centre and 25m heated swimming pool; and
• Four tennis courts.
The proposed development is consistent with part 3.2.4 of the Strategic Framework, which seeks
to protect the amenity of residential areas and protect other areas for visitor accommodation. The
section states, in part …given Noosa Shire's popularity as a destination for visitors, accommodation
it is under increasing pressure from both residents and guests. Under the planning scheme visitor
accommodation areas are protected for visitors to the exclusion of permanent occupants. The
subject land is one of the limited number of sites available for new resort development specifically
protected for this purpose. Conversely, neighbourhoods of permanent residents are protected
from influxes of short-term visitors whose interests and priorities are not compatible with
residential amenity.
The subject site is partly located within the Tourist Accommodation Zone over the lower portion
of the site where the existing Noosa Springs Golf and Spa Resort facilities are located. The
planning intent for the Tourist Accommodation Zone is to provide for visitor accommodation in
the form of a Resort Complex or Short-term accommodation. In this case, a Resort Complex is
being proposed which will provide purely for visitor accommodation.
It is not possible to provide the proposed visitor accommodation entirely within the Tourist
Accommodation Zone over the land. This is because of the location of the existing Noosa Springs
Golf and Spa Resort facilities, which will form part of the proposed integrated development. The
built form of the Resort Complex is compartmentalised effectively forming five separate buildings
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that are joined and step up the site, minimising earthworks, and maximising tree retention, as
much as possible.
The proposed built form is three storeys in height and has been designed to not protrude above
the existing tree line, and generally presents as two storeys to Resort Drive. The proposed
development will not have an unacceptable visual amenity impact off the site, in particular when
viewed from “The Palms” development within Noosa Springs and from Lake Weyba and Weyba
Creek.
The application and assessment has considered the location of the visitor accommodation with
respect to odour generated from the Noosa Waste Water Treatment Plan located to the north
east, as well as the risk from bushfire, impacts on ecology, potential noise impacts, parking and
traffic impacts, civil engineering, including minimising earthworks, stormwater management and
water quality.
The proposed development will result in the removal of some Non-Juvenile Koala Habitat Trees
(NJKHTs) in an isolated pocket to the north and close to Resort Drive. An environmental offset is
being proposed that should result in a net gain to koala habitat in a preferred location. Where
possible, the amount of the earthworks is minimised to protect native vegetation around the
perimeter of the site, but some earthworks is necessary given the nature and location of the
development.
Under the Economic Impact Assessment, the detailed audit of the existing accommodation supply
in Noosa has found there is a total of 3,821 rooms across 158 properties. The economic
assessment has revealed there is a chronic shortage of full-service, luxury hotel accommodation
with the market dominated by serviced apartments.
The proposed “Boutique Hotel” will represent an estimated investment of $40 million. The
economic benefits include:
• Construction phase - $25.71m and 202 jobs; and
• Operational phase - $14.29m and 158 jobs.
It is expected that the “Boutique Hotel” will greatly augment the existing accommodation market
and assist in growing the local tourism industry. The new hotel will not have a material impact on
other existing properties in the market and the new rooms will be easily absorbed by future market
demand.
With the pre-existing shortages as well as the expected future shortages, there is a economic,
community and planning need for the development so as to not deter visitors (and the important
economic benefits that they bring) through a lack of availability. Given the nature and high quality
visitor accommodation being provided by the proposed “Boutique Hotel”, it is likely the
development will lure new visitors to Noosa creating a net increase in visitation and expenditure.
The Economic Impact Assessment has identified numerous other economic benefits including:
• an increase in luxury tourism product in Noosa;
• an increase in luxury branding;
• an increase in capacity for business events and weddings;
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• an increase in profile of the destination;
• an increase in high spending visitors; and
• an increase in business confidence.
To the extent there is any inconsistency with the planning scheme, on balance, discretion is
warranted having regard to a number of relevant matters including:
• the recently constructed “Parkridge Noosa”, while a substantial development located
within the Tourist Accommodation Zone will not provide the level of visitor
accommodation expected and intended under the planning scheme;
• the proposed “Boutique Hotel” will be the first purpose built luxury hotel in Noosa since
the “Sofitel” in Hastings Street, which was originally built in 1989, and represents a
substantial investment in tourism in the Noosa area for many years;
• the proposed development is integrated with the existing Noosa Springs Golf and Spa
Resort facilities which provides for economies of scale and efficient use of land and existing
infrastructure for purely visitor accommodation in a highly desirable location;
• while the subject land is partly located within the Recreation and Open Space Zone, visitor
accommodation in the form of nature based tourism and a tourist park, a food and drink
outlet and outdoor sport and recreation uses are consistent uses in this zone;
• the subject land as a whole is specifically identified as being protected for visitor
accommodation purposes in the form of a Resort Complex or Short-term Accommodation
with the proposed development being consistent with that planning intent;
• the proposed development is consistent with other planning strategies under the planning
scheme which seek to protect the amenity and maintain residential areas for permanent
residential living and not be compromised by short-term visitor accommodation uses;
• there are a limited number of sites in the Noosa area and in the Noosa Heads locality in
particular, including the subject site, which are sought to be protected for visitor
accommodation;
• of the sites that are specifically protected for visitor accommodation purposes, there is
only one other site in Noosa Heads within “Settlers Cove” (3-7 Serenity Close) that is vacant
where a purpose built Resort Complex could be established; however, this site does not
enjoy the existing facilities and infrastructure offered by the Noosa Springs Golf and Spa
Resort making the site unique in that regard;
• the proposed development will have a low environmental impact and has been designed,
will be constructed, and operated in a sustainable manner;
• the proposed development will have the capacity to attract high yield/high spending
visitors and would represent one of the most significant investments in tourism product
in the Noosa area over past decade;
• the proposed “Boutique Hotel” addresses a significant demand for a full-service hotel
product in the Noosa area where there is a shortage of short-stay accommodation rooms
and a chronic shortage of high-end luxury accommodation;
• the proposed “Boutique Hotel” will provide a variety of positive economic benefits,
including 202 jobs and $25.7 million during construction and 158 jobs and $14.3 million
once operational (in GRP terms);
• there is a strong community need for the proposed “Boutique Hotel” given the chronic
shortfall and demand for modern luxury accommodation in the Noosa area, with the
development well located within an urban area of Noosa Heads, which has good
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accessibility to Hastings Street, Main Beach, and the many restaurants and shops in the
locality and is about a 30 minute drive from the Sunshine Coast Airport;
• the existing Noosa Springs Golf and Spa Resort facilities are located within the Tourist
Accommodation Zone and integral to the Resort Complex, and it is not possible for the
entire “Boutique Hotel” to be provided in the same location;
• it is necessary for part of the proposed “Boutique Hotel” to extend into the Recreation and
Open Space Zone, with the visitor accommodation to be integrated with the existing
Noosa Springs Golf and Spa Resort facilities, including the 18 hole championship golf
course, which is highly desirable;
• the proposed development will not result in any unacceptable impacts upon the amenity
of the area or environmental values, including visual, landscape or scenic amenity;
• an environmental offset is to be provided for the loss of Non Juvenile Koala Habitat Trees
(NJKHTs) within the isolated pocket of remanent vegetation to the north which will result
in a net gain of koala habitat in a more desirable location;
• there is limited land available within the urban area of Noosa Heads that could
accommodate the proposed “Boutique Hotel”, and no land that has the attributes offered
by the subject land which contains the existing Noosa Springs Golf and Spa Resort facilities
and infrastructure;
• there is a strong economic, community and planning need for the proposed development
in this location with the subject land being specifically identified for visitor accommodation
as a Resort Complex under the planning scheme; and
• while part of the “Boutique Hotel” is located outside the Urban Boundary, there is a high
level of community need to luxury visitor accommodation to be provided within the Noosa
Heads Locality.
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Introduction
The purpose of this report is to provide a town planning assessment for a proposed “Boutique
Hotel” development within the Noosa Springs Golf and Spa Resort development, Resort Drive,
Noosa Heads. The proposed “Boutique Hotel” is to be integrated with the existing Noosa Springs
Golf and Spa Resort facilities and infrastructure which are to be maintained.
The proposal represents a significant tourist accommodation opportunity that will provide
substantial community benefit. The proposed “Boutique Hotel” will provide luxury visitor
accommodation in association with the Noosa Springs Golf and Spa Resort facilities. As part of
the proposed development it is intended to expand the kitchen area of the existing restaurant
within the Clubhouse to cater for the needs of visitors staying at the “Boutique Hotel”.
The proposed “Boutique Hotel” will provide a full-service hotel experience for the Noosa area. The
only other full-service hotel in the Noosa area is the “Sofitel Noosa Pacific Resort” in Hastings
Street. It is suggested that the proposed “Boutique Hotel” will be a welcomed modern addition
to the existing visitor accommodation facilities generally centrally located within the Noosa area.
It is expected the proposed “Boutique Hotel” will greatly augment the existing accommodation
market and assist in growing the local tourism industry. Given the nature and high quality of the
proposed visitor accommodation, it is likely that the “Boutique Hotel” will lure new visitors to
Noosa that otherwise might not visit the location, resulting in increased visitation and expenditure.
The "Boutique Hotel" will provide a 112 room, full-service luxury hotel that represents an
investment of an estimated $50 million. Once approved, the applicant (Noosa Springs Real Estate
Pty Ltd) will complete detail deign and commence building the development as soon as possible.
It is understood that the construction of the development will take about 14 months.
The application made is supported by a number of reports from experts in the following
disciplines, which are provided in the Appendices:
• Economic Impact Assessment prepared by Lucid Economics (Appendix A);
• Terrestrial Ecology Assessment prepared by Gondwana Ecology (Appendix B);
• Odour Assessment prepared by Katestone Environment Pty Ltd (Appendix C);
• Engineering Report by Walsh Engineering (Appendix D);
• Bushfire Hazard Assessment prepared by Rob Friend and Associates (Appendix E);
• Traffic Engineering Assessment prepared by Traffic and Transport Plus (Appendix F);
• Landscape Architecture prepared by Place Design Group (Appendix G); and
• Noise Impact Assessment prepared by ASK consultants (Appendix H).
Subject Site
The site is located on the eastern side of the existing Noosa Springs development within Lot 4 on
SP178340 (refer Figure 1).
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The subject land contains the existing Noosa Springs Golf and Spa Resort in association with the
18 hole championship golf course, which is located to the west on Lot 3 on SP178340 (refer Figure
1). The existing Noosa Springs Golf and Spa Resort facilities include:
• Noosa Springs Golf Club facilities including change rooms and golf pro-shop;
• restaurant known as “Relish”;
• conference facilities, meeting rooms and function room facilities;
• spa and treatment facilities;
• fitness Centre and 25m heated lap pool; and
• four tennis courts.
“The Oasis”
Subject Site
Parkridge Noosa
“The Palms”
Figure 1 – Aerial Photograph Noosa Springs development area (Source: QLD Globe 2020)
The existing Noosa Springs Golf and Spa Resort currently provides for conferences and functions
including weddings. The Plantation Room provides for banquet setting places for 160 persons.
While there is currently some visitor accommodation available within Noosa Springs, there is no
purpose built visitor accommodation. There are about thirteen (13) multiple dwellings that are
currently being managed as short-stay accommodation in “The Fairways” (formerly known as
Precinct E1, under the superseded Plan of Development). The number is grossly inadequate for
the demand required with many larger groups and visitors seeking accommodation at Noosa
Springs, in particular when special events are held at the existing facilities. The current manager
of the Noosa Springs Golf and Spa Resort has advised that many out of town groups do not attend
the Resort because there is a significant lack of available visitor accommodation.
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The amount of visitor accommodation available within Noosa Springs has been declining in recent
years. More recently with the pandemic, current owners are choosing to make personal use of the
existing accommodation, which is a similar trend occurring within Noosa and other coastal areas.
The owner of Noosa Springs Golf and Spa Resort intends to provide high quality purpose built
luxury visitor accommodation to cater for the existing and growing demand (discussed below).
The site is generally centrally located within an existing urban area of Noosa Heads and is located
about 4.5km (about an 8 minute drive) from Hastings Street and Noosa Main Beach. The site is
located on the eastern side of Noosa Springs and is bordered by Resort Drive to the north, east
and south and the golf club to the west.
The subject land and the proposed development is removed from other residential premises, with
the closest residential development being “Parkridge Noosa” to the southeast. The “Parkridge
Noosa” development comprises 155 multiple dwellings within formerly known Precinct F. The
closest other residential development is “The Oasis” comprising 27 residential dwellings to the
northwest (refer Figure 1).
The Noosa Springs Golf and Spa Resort is about a 30 minute drive from the Sunshine Coast
Airport.
Background
The existing Noosa Springs Golf and Spa Resort development is but one part of the Noosa Springs
development. It is comprised of a number of development precincts under a former Special
Facilities Zone with a Plan of Development (POD), which was established in about 1993, under a
superseded planning scheme (the then Schedule to the Planning Scheme 1985 and the 1997
Strategic Plan). The Special Facilities Zone was also obtained under the superseded Local
Government (Planning and Environment) Act 1990 and is not a continuing approval under the
Planning Act 2016.
The POD comprised a number of development precincts intending to provide for residential
housing (Precincts A, B, C, D, E1, and E2), sport and recreation facilities (Precinct G), and a Resort
Hotel (Precinct F).
Under the POD it was intended to provide long-term permanent residential living in the residential
precincts. The sport and recreation facilities in Precinct G included the 18 hole championship golf
course and the other facilities forming the existing Noosa Springs Golf and Spa Resort.
Importantly, it was always intended to provide short-term visitor accommodation in the form of
a Resort Hotel within Precinct F, where the “Parkridge Noosa” development is now located (refer
Figure 1).
The POD provided for the residential precincts having the following maximum density yields:
• Precinct A – 76 dwellings units;
• Precinct B – 90 dwelling units;
• Precinct C – 180 dwelling units;
• Precinct D – 168 dwelling units; and
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• Precinct E – 30 dwelling units.
• Precinct F - Resort Hotel (200 Rooms), restaurants and cafes.
The total number of multiple dwellings allowed under the POD was 544, excluding the 200 room
Resort Hotel, with an ability to provide a greater or lesser number of dwelling units in any one
precinct provided the maximum number of dwelling units was not exceeded. The Resort Hotel
development comprising 200 rooms was separate to the multiple dwelling component intended
to provide purely visitor accommodation, with conference and other resort facilities. It was the
multiple dwellings under the POD that provided for permanent residential living.
The Noosa Springs development as a whole has been established for many years having been
progressively developed in a stage manner. The development of Noosa Springs development
provides for the following yields:
Precinct Multiple Dwellings
A1 +A2 59
B1 + B2 85
C 61
D 68
E1 42
E2 39
F 145
J 27
Total 526
It is noted that Precinct J known as “The Oasis” was not part of the original POD. More recently to
the south of the subject land and within former Precincts F and E2, the “Parkridge Noosa”
residential development has been mostly constructed which consists of 145 multiple dwelling
units and 39 multiple dwelling units within Precinct E2. Precinct F also formerly provided for a
theatre, restaurant, small shops, and small function rooms.
Effectively, the total number of multiple dwelling units provided generally within Noosa Springs
is 526 which remains below the maximum number allowed under the original POD, which was
544. The relevance of this is only in terms of background information which informs the
anticipated and constructed infrastructure capability.
At the time the POD was approved it was expected the infrastructure provided would cater for
544 dwelling units and the 200 room Resort Hotel. The above figure of 526 dwelling units does
not include the 200 room Resort Hotel development originally proposed, which is a different form
and type of development, but was expected to form part of Noosa Springs development as a
whole.
“Parkridge Noosa” Development
The “Parkridge Noosa” development is located within the former Precinct F, the site being an
abandoned former quarry (refer Figure 1). The “Parkridge Noosa” development has recently been
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completed and provides for 155 Multiple Dwelling Units and Associated Facilities - Theatre,
Restaurant, Shops & Function Rooms (refer Figure 2). The development is constructed to the
south of the proposed development, being up to three storeys in height and constructed in part
along the ridgeline, running north south and presenting directly towards Lake Weyba.
Figure 2 – Perspective of the Parkridge Noosa development (source: “Parkridge Noosa” web page)
The application for the “Parkridge Noosa” development was made under a superseded planning
scheme. The use applied for was Multiple Dwelling, which stated … any premises used or intended
for use for 3 or more dwelling units. A dwelling unit was defined as … a building or part of a building
used or intended for use as a self-contained dwelling place for the exclusive use of one family.
The approval predated the Noosa Plan 2006, which provided for a separate visitor accommodation
use; however, this land was included within the Semi-Attached Housing Zone at that time. Under
the more recent Noosa Plan 2020, the use of the dwelling units for Short-term accommodation,
including Airbnb and Stays, would require a separate development approval; however, condition
4 of the development approval (132005.1133.6) provides for the use of the dwelling units for
visitor accommodation. Despite this, unless restricted by a condition of approval, the multiple
dwelling units within the “Parkridge Noosa” development could be used for either permanent
residential living and or visitor accommodation. The dwelling units within the “Parkridge Noosa”
have been constructed and separately titled, which means the dwelling units can be owned and
used as a principal place of residence.
While some owners might choose to use their dwelling units for visitor or short term
accommodation, this would fall well short of the community benefit expected to be offered by a
Resort Hotel development within former Precinct F, as originally intended.
It is noted the current Noosa Plan 2020 includes this land (Precinct F) in the Tourist
Accommodation Zone, which intends that the land be used for tourist accommodation purposes.
In fact, the Noosa Plan 2020 specifically identifies this land to be protected for the purpose of a
Resort Complex or short-term accommodation to the general exclusion of permanent residents,
which now cannot be realised1. Part of the subject land is also included within the Tourist
Accommodation Zone, which is also intended for tourist accommodation2 (discussed below).
1 Tourist Accommodation Zone Code, Table 6.3.4.3, PO7(f), page 3
2 Tourist Accommodation Zone Code, Table 6.3.4.3, PO7(m), page 3
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Condition 4 of the development approval (132005.1133.5) over Precinct F for “Parkridge Noosa”
states:
The ancillary shop, restaurant/cafe, multi-function room, gym and other ancillary facilities shall be
operated and maintained as a Resort. A letting pool service promoting and managing short term
accommodation must also be established on site and made available to all owners of multiple
dwelling units. The community management statement for any or all bodies corporate having
control of the Resort or any part thereof shall incorporate this condition. Where the development is
staged, the common resort facilities must be completed and operational as part of the first stage or
after construction of the 64th Unit.
While the above condition has been imposed on the development approval, there is effectively
no requirement for the dwelling units to be used only for visitor accommodation. From a town
planning perspective, “Parkridge Noosa”, while a quality development, will not deliver the short
term visitor accommodation expected under the former Noosa Springs POD or under the current
Noosa Plan 2020.
The “Parkridge Noosa” development is located on an elevated part of the existing Noosa Springs
development to the south and west of Noosa Springs Drive. The existing multiple dwellings are
contained in a number of buildings spread across and below the ridgeline with the more elevated
dwelling units mostly protruding above the tree line and having direct views of Lake Weyba.
In terms of elevation, the highest building within the “Parkridge Noosa” development to the north
has a reduced level (RL) of 44.40 (AHD) whereas the highest building within the proposed
“Boutique Hotel” development is RL 41.17m (AHD) (refer, Figure 3, below).
Figure 3 – Comparison of Building heights
Development Proposal
The proposed development provides for a “Boutique Hotel” over part of the subject land as shown
in Figure 4, below. It is intended that the “Boutique Hotel” provide high quality visitor
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accommodation integrated with the existing Noosa Springs Golf and Spa Resort facilities and
infrastructure on the subject land. A copy of the proposal plans is provided as Attachment 1A. A
copy of the Architect’s Design Statement is provided as Attachment 1B.
The proposed “Boutique Hotel” will be a purpose built, luxury hotel. It will be the first purpose
built hotel in the Noosa area since the “Sofitel” was originally built in Hastings Street in 1989.
The proposed “Boutique Hotel” will provide the following features:
• 112 luxury hotel rooms, including:
o 104 standard rooms (34m² - each);
o 6 suites (68m² - each);
o 2 presidential suites (102m² - each);
• Two resort pools;
• Outdoor fire pit seating area;
• Café & restaurant (with seating for 96 people);
• Bar area (with seating for 26 people);
• Hotel lobby area;
• Covered parking area;
• Guest waiting area; and
• 3 new tennis courts.
Figure 4 – Site Plan (refer Attachment 1)
The design of the “Boutique Hotel” provides for strong integration with the existing Noosa Springs
Golf and Spa Resort facilities including the fitness centre and 25m heated lap pool, day spa, three
tennis courts, 18 hole championship golf course, club house with shop, restaurant, meeting and
conference rooms, function, and outdoor terrace areas.
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The shared lawn area with the Day Spa has potential to operate as a wedding venue. Beyond
weddings, the combination of accommodation rooms, function areas and support infrastructure
(i.e. restaurant, bar and kitchen) also means that the “Boutique Hotel” would be able to host a
range of other social events and celebrations, including business conferences.
The proposed “Boutique Hotel” has the following development parameters:
• Site Area – 38,024m²;
• Site Cover:
o Proposed New Hotel – 9.57% (3,640m²);
o Existing Club House – 4.836% (1,839m²);
o Existing Day Spa – 3.44% (1,308m²);
o Total Site Cover – 17.84% (6,787m²); and
• Proposed Gross Floor Area (GFA) – 7,031m².
The proposed development also seeks to undertake some renovations to the existing kitchen
facilities within the Club House in order to service the proposed “Boutique Hotel”. The kitchen
expansion comprises about 105m² of GFA, which is included in the total GFA calculation above.
Once approved, there will be a need to amend the current development approval (17380 DA) for
consistency with the current proposal.
The existing carpark provides for 220 spaces, including 3 disabled parking spaces (PWD). The
following carparking areas are being provided with the proposed development:
• Upper carpark area – 83 spaces;
• Mid carpark area – 66 spaces;
• Lower carpark area – 49 spaces;
• Club loading area – 6 spaces;
• Overflow North – 19 spaces;
• Overflow East – 15 spaces; and
• PWD – 7 spaces throughout.
(Refer Site Plan – Figure 4, above and Attachment 1)
The total number of parking spaces provided is 238, plus 7 PWD spaces giving a total of 245
spaces within the site. The proposed development will also operate with a number of alternative
transport initiatives provided including provision of mopeds, electric bikes and scooters and will
provide a shuttle bus. The proposed car parking also includes 61 undercover spaces on the Mid-
carpark area with the roof being comprised of solar panels with provision for a 100 kilowatt
system, which forms part of the sustainable development initiatives for the proposed
development.
The main entry and access from Resort Drive to the north is being maintained with an existing
access and service road is being maintained to the south and extending above the club house,
which is the current back of house. One additional access is being proposed from Resort Drive to
the east; however, this access is for an overflow parking area (Overflow East 15 spaces), which will
not be utilised until required, being more removed from the Resort Complex. It is highly likely that
the parking area will mostly be used by staff during busy periods and can be managed in this
manner.
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The built form (discussed below) is comprised of five buildings compartmentalised and connected
that step up the slope. The height of the proposed buildings is three storeys; however, the
buildings are integrated within the site and the existing tree line. While the buildings are three
storeys in height, they present as two storeys to the road frontage when viewed from Resort Drive.
The height and arrangement of the buildings on the site is necessary because of the site
constraints, and because there is a need to provide efficient and cost effective servicing of rooms,
as an integrated development given the nature of the use. Further advice about the need for
integration of the proposed “Boutique Hotel” is provided in the Development Report by GH
Australia provided as Attachment 2.
The site incorporates what is expected to be a remarkable resort lagoon style pool, this being the
centre attraction of the “Boutique Hotel”. The buildings have been strategically placed and
arranged around this central pool and landscaped attraction. To the north of the lagoon pool area
are three new tennis courts to replace the existing four tennis courts on the site.
It is noted the applicant made a submission to the Draft Noosa Plan 2020. The purpose of the
submission was to provide the planning merit of including the subject land within the Tourist
Accommodation Zone. As a result of the submission part of the subject land was included within
the Tourist Accommodation Zone as shown in Figure 5, below. The applicability of the zoning
under the Noosa Plan 2020 and how it relates to the proposed development is discussed further
below.
Subject Site
“Parkridge Noosa”
Figure 5 – Current Zoning Noosa Plan 2020 (Source: Noosa Council interactive mapping)
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As part of the application material, Lucid Economics has prepared the Noosa Springs Luxury Hotel
Impact Assessment Report (IAR) (refer Appendix A). Lucid Economics has advised that the
Tourism Strategy Noosa 2017-2022 provides guidance and direction for the activities of Tourism
Noosa in terms of destination management.
The Strategy acknowledges a ‘lack of availability of short-term room stock’ as well as a ‘lack of
large conference facilities with high-quality brand association and occupancy availability’. The
Strategy further recognises the importance of increasing the accommodation supply as it
identifies a ‘game changer’ as being ‘constantly improving and evolving accommodation’.
The IAR states:
The Noosa Springs Luxury Hotel aligns strongly with the Tourism Strategy Noosa 2017-22 as it is
clearly focused on high-yield visitors and delivering additional hotel room stock to ease the existing
shortage. The hotel will provide a world-class accommodation experience and further support
Noosa’s brand of luxury and high-end experiences. Furthermore, the facility has been designed to
complement the existing function space, which can cater for up to 200 people. As the development
is located at Noosa Springs, it will contribute to spreading the benefits of tourism across the Noosa
region.
State Planning Regulations
Under part 2.1 of the Noosa Plan 2020, it is advised that the planning minister is satisfied that the
State Planning Policy (SPP) dated July 2017 is appropriately integrated into the planning scheme
in the following ways:
• Liveable communities and housing
• Housing supply and diversity
• Liveable communities
• Economic growth
• Agriculture Development and construction
• Mining and extractive resources
• Tourism
• Environment and heritage
• Biodiversity
• Coastal environment
• Natural hazards, risk, and resilience in part
• Cultural heritage
• Water quality
• Safety and resilience to hazards
• Emissions and hazardous activities
• Infrastructure
• Energy and water supply
• Infrastructure integration
• Transport infrastructure; and
• Strategic airports and aviation facilities.
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Under part 2.1.1, it is stated that the State interests of the SPP not integrated or partly integrated
include:
• Natural hazards, risk and resilience coastal hazards in part relating to development in the
erosion prone area (as shown on the SPP interactive mapping system) will be subject to
assessment against the assessment benchmarks – natural hazards, risk, and resilience
within the State Planning Policy.
The subject land is not located within the erosion prone area and therefore does not need to be
considered in the assessment. Other hazard assessment mapping and the associated State
interests are appropriately reflected in the Noosa Plan 2020, including bushfire hazard assessment
and flooding.
Under part 2.2 Regional Plan, the planning minister has identified the planning scheme
appropriately advances the South East Queensland Regional Plan 2017 (SEQRP) as it applies to
the planning scheme area. The aspects of the SEQRP appropriately integrated into the planning
scheme include:
• Growth
• Prosperity
• Connectivity
• Sustainability; and
• Liveability.
The subject land is included within the Urban Footprint. Further, the proposed development is for
an urban purpose and therefore is consistent with the SEQRP.
Given the State interests under the SPP and SEQRP have been incorporated into the Noosa Plan
2020, there is no need to consider the mapping or the applicable assessment benchmarks in the
assessment.
Referral to State Agencies
Under the State Development Assessment Mapping (refer Figure 6, below) the subject site has
the following designations:
• within the Urban Footprint under the SEQRP;
• partly contains Regulated Vegetation Category A or B that is of least concern; and
• partly within a Core Koala Habitat Area, but importantly not within a Koala Priority Area.
Under Schedule 10 of the Planning Regulation 2017, the following referrals are required:
• Infrastructure related referral – State Transport infrastructure generally, exceeding the
threshold for an Accommodation activity for a Resort Complex exceeding 75 people for
a Local Government 2 Area (Schedule 10, part 9, Division 4 and Schedule 20); and
• Development within a Koala Habitat Area but not within a Koala Priority Area (Schedule
10, part 10, Division 3).
It is noted the area of the subject land is less than 5ha in area (about 3.8ha) and therefore the
proposed development is not required to be referred because of the clearing of native vegetation.
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With respect to the Koala Habitat Area the relevant provisions under State code 25 – Development
in SEQ koala habitat areas is to be assessed by Noosa Council.
Figure 6 – DA Mapping Designations (Source DA Mapping interactive web page)
With respect to the infrastructure relate referral, a copy of the application is to be referred to the
State Assessment Referral Agency (SARA), along with an assessment against State code 6 –
Protection of State transport networks. A copy of the relevant State Development Assessment
Provisions (SDAP) is provided as Attachment 3.
The site also contains a number of easements, the most relevant being Lot U on SP140492 which
is an electricity supply easement at the southern end of the Club House. Consequently, under
Schedule 10, Part 9, Division 2, Table 2, the application is also to be referred to Energex.
Noosa Plan 2020
Land Zoning
Under the Noosa Plan 2020, the subject site is located within the Tourist Accommodation Zone
and the Recreation and Open Space Zone (refer Figure 5, above). A more detailed zoning plan
relevant to the proposed Site Plan is provided as Figure 7, below. This plan shows the relationship
between the zoning on the land and the existing facilities and the proposed “Boutique Hotel” as
an integrated development.
The proposed “Boutique Hotel” is defined as a Resort Complex under the Noosa Plan 2020. A
Resort Complex means:
Using a premises for:
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a) tourist and visitor accommodation that includes integrated leisure facilities (examples of
integrated leisure facilities — bars, meeting and function facilities, restaurants, sporting and
fitness facilities) or;
b) staff accommodation that is ancillary to the use in paragraph (a); or
c) transport facilities for the premises (a ferry terminal or air service, for example)
Figure 7 – Zoning under the Noosa Plan 2020 overlain on the proposed Site Plan
The other uses being applied for include a Food and Drink Outlet for the proposed café and bar
area as well as Outdoor Sport and Recreation for the proposed three tennis courts.
Under the Table of Assessment for the Tourist Accommodation Zone (Table 5.5.4), a Resort
Complex is a consistent use; however, is subject to impact assessment. Under the Table of
Assessment (Table 5.5.16) for the Recreation and Open Space Zone not surprisingly a Resort
Complex is an inconsistent use and subject to impact assessment.
The proposed Food and Drink Outlet is ancillary to the Resort Complex and will primarily be used
by guests of the “Boutique Hotel”; however, the Council has insisted that this ought to be treated
as a separate use. While the proposed tennis courts will also form part of the Resort Complex, the
tennis courts will be used independently by third parties, such as members, Noosa Springs
residents and for tennis coaching and lessons, as is currently the case. The Outdoor Sport and
Recreation use is a consistent use in the Recreation and Open Space Zone. The application as a
whole is subject to impact assessment.
It is noted a portion of the proposed Resort Complex is located within the Tourist Accommodation
Zone as shown in Figure 7, above. It is also noted under the Table of Assessment for the Open
Space Recreation Zone, some related uses such as Nature-based tourism and a Tourist park are
consistent uses in this zone, which are uses to be enjoyed by visitors to the Noosa area.
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Overlay Mapping
The most relevant overlay maps that apply to the subject land include:
• Biodiversity, waterway, and wetlands;
• Bushfire hazard area;
• Landslide hazard area; and
• Land subject to acid sulfate soils.
Extracts of the most relevant overlay maps are provided in Table 1, at the end of the report.
Other overlay maps that apply include – Land subject to acid sulfate soils, over the lower portion
of the site, being Area 2 – 5 metres AHD to 20 metres AHD. While the site is potentially affected
by acid sulfate soils this is traditionally an engineering matter that can be dealt with by conditions
to ensure there is no environmental harm caused. An assessment of the application against the
Acid Sulfate Soils Overlay Code will be provided with the further application for operational works.
Relevant Provisions
Being subject to impact assessment, the proposed development is to be assessed against the
whole of the planning scheme. The most relevant assessment benchmarks include:
• Strategic Framework;
• Noosa Heads Local Plan Code;
• Tourist Accommodation Zone Code;
• Open Space Recreation Zone Code;
• Visitor Accommodation Code; and
• Business Activities Code.
The most relevant overlay codes include:
• Biodiversity, Waterways and Wetlands Overlay Code; and
• Bushfire Hazard Overlay Code; and
• Landslide Hazard Overlay Code.
The most relevant development codes include:
• Driveways and Parking Code;
• Sustainable Building Design Code;
• Earthworks Code;
• Landscaping Code;
• Waste Management Code; and
• Water Quality and Drainage Control Code.
These assessment benchmarks are addressed below.
Assessment Framework
Under section 45(5) of the Planning Act 2016, an impact assessment is … an assessment that –
(a) must be carried out –
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i. against the assessment benchmarks in a categorising instrument for the
development; and
ii. having regard to any matters prescribed by regulation for this subparagraph; and
(b) may be carried out against, or having regard to, any other relevant matter, other than a
person’s personal circumstances, financial or otherwise.
Examples of another relevant matter:
• a planning need;
• the current relevance of the assessment benchmarks in the light of changed circumstances;
and
• whether assessment benchmarks or other prescribed matters were based on material errors.
Under part 5.3.3 of the Noosa Plan 2020, an impact assessable development:
a) is to be assessed against the identified assessment benchmarks in the assessment
benchmarks column (where relevant);
b) is to be assessed having regard to the whole of the planning scheme, to the extent relevant;
and
c) is to be assessed against any assessment benchmarks for the development identified in
section 30 of the Regulation.
Strategic Framework
Under part 3.3.1 Settlement, the strategic outcomes at (b), state:
Urban development is consolidated and confined to urban areas within Urban Boundaries. These
boundaries are defined to maintain the distinct character of individual communities; avoid
biophysical constraints and natural hazards; protect environmental values and landscape features;
protect natural resources and quality farming land; and plan for the effective and efficient delivery
of infrastructure and services. The boundaries also reflect the outcomes of detailed local
investigations.
Under part 3.2.2 A well-managed and sustainable Noosa, refers to Noosa’s values, principles, and
the long term approach to planning. It is stated amongst other things that … the established Urban
Boundaries define the extent of land for urban development in Noosa Shire and hence land for new
greenfield development on undeveloped land remains limited. Consequently, most development and
redevelopment will occur within existing urban areas. This will encourage underutilised land to be
used more efficiently. It will lead to more efficient use of existing infrastructure and a more compact
urban form to help reduce car usage. Environmental impacts will also be minimised.
This planning scheme seeks to maintain Council's long standing commitment to a sustainable
population and well managed growth through firm Urban Boundaries, development densities and
building heights. Unrestrained and unplanned development is resisted in Noosa Shire. Any
unanticipated development requires demonstration of a high level of community need.
Under the zoning plan (Figure 5, above) the part of the subject land included in the Tourist
Accommodation Zone which is included within the Urban Boundary; however, the remainder of
the land that is included in the Recreation and Open Space Zone is outside of the Urban Boundary.
Consequently, part of the proposed “Boutique Hotel” is located outside the Urban Boundary,
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however, is to be integrated with the existing Noosa Springs Golf and Spa Resort facilities and
infrastructure. For reasons explained below, there is a strong community need for the proposed
development in this location and in the Noosa Heads locality more generally. The subject land is
currently underutilised, and the proposed development makes for efficient use of the existing
infrastructure and services.
Under part 3.2.1 Regional Context it is stated that … Noosa Shire forms the northern extent of the
Sunshine Coast within the greater region of South East Queensland (SEQ). It is the gateway between
SEQ and the coastal and regional centres of the Great Sandy Region.
The Shire serves as a domestic and international tourism destination with particular emphasis on
nature based recreation opportunities. Tourism and retail are significant contributors to the local
and regional economy, and these provide a strong platform of leverage for other parts of the
economy.
Noosa Shire has an estimated residential population of 55,873 (as at June 2019) which swells
considerably during holiday periods to well over 70,000 people. Noosa's high visitor numbers and
dispersed, low density settlement pattern put pressure on the local road network. This requires local
and regional transport solutions that prioritise public transport, cyclists and pedestrians over cars
and improved accessibility for local communities and key workers.
Under part 3.2.2 - A well-managed and sustainable Noosa Shire, it is stated that … Noosa Council
has consistently taken a long term planning approach to sustainable planning. It is this long term
approach that has ensured that the community's values and principles are not diminished by
unintended development decisions.
Under the heading Economy, it is stated that … Noosa’s current economy relies significantly on the
tourism, retail, health, and construction sectors.
The Local Economic Plan aims to do this via growth in the ‘smart’ industry sectors that offer high
economic value and low environmental impact. These sectors include sustainable tourism,
healthcare and wellness, the digital economy, environmental industries, rural enterprises, creative
industries, professional services, and education and training. The South East Queensland Regional
Plan 2017 sets a projected employment target of 11,000 new jobs across all sectors in Noosa Shire
by 2041.
Under part 3.2.4 - Housing to meet diverse needs of the community, it is stated that … given Noosa
Shire's popularity as a destination for visitors, accommodation is under increasing pressure from
both residents and guests. Visitor accommodation areas at Noosa Heads, Noosaville and Noosa
North Shore are protected for visitors to the exclusion of permanent occupants. The limited number
of sites available for new resort development is protected for this purpose. Conversely,
neighbourhoods of permanent residents are protected from influxes of short term visitors whose
interests and priorities are not compatible with residential amenity. (emphasis added)
Under Tourism, it is stated … Tourism is a key sector of the Noosa economy and will continue to be
so into the future. Key visitor areas include Hastings Street, Gympie Terrace, Noosa River, Tewantin
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Marina, Noosa National Park, Sunshine Beach, Peregian Beach, Noosa North Shore and the
hinterland.
Under part 3.2.9, it is stated the … Noosa Local Economic Plan aims to broaden the economic
structure of the local economy by achieving growth in 'smart' industry sectors that offer high
economic value and low environmental impact. Sustainable tourism is supported as an ongoing
economic driver. However, encouraging and developing new priority sectors is required to develop
an economy less reliant on tourism and population driven industries. The priority sectors are
identified as:
• Health and wellness (including, but not limited to, aged care facilities and services)
• Digital economy
• Rural enterprise
• Environmental industries
• Education and training
• Tourism
• Professional services
• creative industries (emphasis added)
Under 3.3.1, the Strategic outcomes for settlement by 2041, at (n) states … Noosa continues to be
a highly regarded destination for visitors from around Australia and overseas. Varying types of
accommodation and services cater for visitor needs.
Under part 3.3 Strategic Outcomes and part 3.3.1 Settlement, the strategic outcomes for
settlement by 2041 include:
m) …
n) Noosa continues to be a highly regarded destination for visitors from around Australia and
overseas. Varying types of accommodation and services cater for visitor needs.
o) …
(emphasis added)
Under part 3.3.3 Housing Choice, the strategic outcomes for housing choice by 2041 are:
m) The planning scheme protects areas for visitor accommodation where a range of
accommodation styles support the local tourism Industry.
n) Neighbourhoods of permanent housing are protected from short term visitor
accommodation that would impact on the amenity enjoyed by residents, however residents
may share their home with guests in a well-managed fashion to limit potential impacts.
(emphasis added)
Under part 3.3.4 Biodiversity and Environment, the most relevant strategic outcomes include:
a) …
b) The natural environment is protected and enhanced to maintain and improve biodiversity,
ecological processes, native habitat, connectivity, native species health, landscape character
and scenic amenity.
c) …
l) Koala habitat and connectivity is maintained and improved contributing to the long term
health and recovery of koala populations across the Noosa Shire and SEQ.
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m) Safe movement of koalas through koala habitat, including within urban and rural residential
areas, is facilitated by incorporating appropriate koala friendly development design
measures, fauna fencing and fauna movement devices.
n) …
o) …
p) Adverse impacts from development on biodiversity, ecosystem health, ecological processes,
soil, air and water quality are avoided. Where avoidance is not practicable, adverse impacts
are minimised or mitigated and it is demonstrated that:
i. on the balance of social, economic and environmental considerations, the
development is in the interests of the community; and
ii. any adverse impacts incurred are compensated by suitable habitat replacement and
replanting on site in the first instance or in a way that results in a net gain and
enhancement of the overall habitat values of the Noosa Shire.
While the subject site is not included wholly with the Tourist Accommodation Zone, the Noosa
Local Plan (part 3.2.6) identifies that tourism in the Noosa Heads locality is a key aspect of the
local economy which is sought be protected and encouraged. Particular sites such as the subject
land have been designated for tourism purposes in the form of a Resort Complex or Short-term
Accommodation (part 3.3.3(m)). The proposed development will be a significant contributor to
the local economy, which is discussed in more detail below.
Under part 3.2.6 of the Strategic Framework, the proposed development is consistent with the
Local Economic Plan to provide for growth with uses that offer a higher economic value and where
having a low environmental impact. The proposed development contributes to achieving the
outcomes sought under the SEQRP, which sets a projected employment target of 11,000 new jobs
across all sectors in Noosa Shire by 2041.
It is recognised (part 3.2.4) that Noosa Shire's popularity as a destination for visitors, residential
accommodation is under increasing pressure from both residents and visitors. Visitor
accommodation areas in Noosa Heads, Noosaville and Noosa North Shore are sought to be
protected for visitors to the exclusion of permanent residents.
There are limited number of sites available for new resort development that are protected for this
very purpose (discussed below). This forms part of the long term planning strategy to protect
permanent residents from influxes of short term visitors whose interests and priorities are not
compatible with residential amenity (part 3.3.3(n)). The proposed development is partly located
within a designated tourism area, which provides support for the purpose built high quality visitor
accommodation that is removed from permanent residents in Noosa Springs (discussed further
below).
The proposed development is consistent with the principles of maintaining sustainability and
having low environmental impact. It is acknowledged that the proposed development will result
in the removal of some koala habitat; however, the impact upon the NJKHTs has been minimised
with an environmental offset to be provided. It is expected that the environmental offset will
compensate by providing suitable habitat replacement resulting a net gain in a location that is
not isolated and disjointed which is the case for the subject land (part 3.3.4(p)).
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The site is well located in Noosa Heads, which is a highly assessable and well regarded destination
for visitors from around Australia and overseas (part 3.2.1). Varying types of accommodation and
services to cater for visitor needs is recognised, which includes the provision of high quality visitor
accommodation such as that being proposed. Further, the incorporated planning strategies under
the planning scheme seek to protect particular areas for visitor accommodation and provide a
range of accommodation types and styles to support the local tourism industry. Further, ensure
that neighbourhoods of permanent housing are protected from short term visitor
accommodation that would impact on the general amenity enjoyed by residents.
Having regard to the advice provided by Lucid Economics (refer Appendix A) … the proposed
development will provide considerable capacity to attract high yield/high spending visitors and
would represent one of the most significant investments in tourism product over the last decade. In
order to grow as a destination, Noosa requires new tourism investment into facilities and amenity.
Further, the proposed development … addresses a significant lack of luxury, full-service hotel
product in the Noosa region. Currently, there is only one property (out of 158) that provides a luxury,
full service hotel experience (i.e. Sofitel Noosa Pacific Resort). Furthermore, Noosa suffers from a
shortage of short-stay accommodation rooms and a chronic shortage of high-end, luxury
accommodation3.
While the proposed development is partly located within the Recreation and Open Zone, there is
a significant need for additional high end luxury visitor accommodation choices within the Noosa
area which is suffering from a significant shortage of luxury short-stay visitor accommodation
(discussed further below). There is a strong community need for the proposed “Boutique Hotel”
which is well located within the existing Noosa Springs Golf and Spa Resort and will complement
the existing facilities, make efficient use of existing infrastructure, with the site being specifically
identified for a Resort Complex. Further, the proposed development will not cause any
unacceptable impacts on the environment, the existing residential amenity of the locality, the
visual and landscape amenity, trunk infrastructure or the local road network.
The proposed development is consistent with the higher order planning outcomes sought under
the Strategic Framework.
Noosa Heads Local Code
The following overall outcomes under the Noosa Heads Local Plan are most relevant to the
assessment:
(a) …
(b) Development is limited to land within the urban boundary to protect and reinforce the
character and identity of Noosa Heads, provide efficient provision of infrastructure and
services, avoid constrained land and protect the surrounding significant environmental
areas.
(c) …
(d) …
3 Economic Impact Assessment, part 6, page 24
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(e) Development, through its design and siting, reinforces the correlation between the natural
and built character of the area by development sitting lightly in the landscape, being
responsive to the topography and protecting views to or from important landscape features.
(f) …
(g) …
(h) Development is of a high design quality, incorporating low rise contemporary subtropical
building and landscape design that emphasises the casual, outdoor lifestyle.
(i) …
(j) Buildings have a strong relationship with the outdoors through the incorporation of natural
materials, verandahs and glazing and orientation of openings towards public spaces where
practicable.
(k) …
(l) …
(m) …
(n) …
(o) …
(p) Residents of Noosa Heads enjoy high levels of residential amenity and convenience to urban
services and recreational opportunities.
(q) …
(r) …
(s) …
(t) Noosa Heads is the principal focus for visitor accommodation and services in Noosa Shire as
demonstrated by:
a. Hastings Street serving as a major visitor centre; and
b. Resorts located at Morwong Drive, Noosa Drive, Quamby Place, Serenity Close,
Sanctuary Drive, Little Cove, Noosa Hill, Noosa Springs and Noosa Sound.
(u) Development in the Tourist accommodation zone is for visitor accommodation and
associated uses that serve visitors concentrated in areas close to Hastings Street and Noosa
River and in designated resorts.
(v) …
(w) A variety of high-end visitor accommodation, retailing and dining uses incorporate
indoor/outdoor spaces creating active frontages from early morning to late evening.
(x) …
(y) The Noosa Heads locality provides a range of community and sports and recreational uses
which support both residents and visitors.
Having regard to the overall outcomes above, the following comments are made:
a) while part of the development extends beyond the urban boundary, it is within the
Urban Footprint under the SEQRP, and there is a strong community need for the
development in this location. The development is consistent with the intended built
form character and identity of Noosa Heads. The built form is compartmentalised
within five buildings that step up the slope, with varying roof heights, all of which are
located below the existing tree line. The design incorporates roof overhangs and open
balcony areas and makes use of some light weight building elements (OO(b));
b) the development through its design and siting will sit comfortably in the existing
landscape and is responsive to the topography and setting by being integrated with
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the landform. Further, will protect views to and from important landscape features such
as Lake Weyba and Weyba Creek (OO(e));
c) the development is of a high quality design, incorporating low rise contemporary
subtropical building elements and landscape design that emphasises the casual,
outdoor lifestyle (OO(h));
d) the proposed design has a strong relationship with the outdoors with the use of
natural materials, verandah, and open deck areas, glazing and orientation towards the
central lagoon pools and public open space areas around the frontage of the site
(OO(j));
e) the residential amenity of the Noosa Heads locality will not be compromised by the
proposed tourist development, which is conveniently located close to urban services
and recreational opportunities within the Noosa area more generally (OO(p));
f) the proposed development is consistent with Noosa Heads being the principal focus
for visitor accommodation and services in the Noosa area, being located within Noosa
Springs and relatively close to Hastings Street and Main Beach, which is the primary
designation for visitor accommodation and services (OO(t));
g) the proposed development is partly located within the Tourist Accommodation Zone
and will specifically provide for visitor accommodation and associated uses (OO(u));
h) the proposed development will provide for high-end visitor accommodation and
dining areas, makes use of indoor and outdoor spaces creating active frontages within
the Resort Complex which is reasonably expected in this location (OO(w));
i) the proposed visitor accommodation will support and is complimentary to the existing
18 hole championship golf course, tennis courts and day spa as an integrated
development (OO(y)); and
j) the location of the development provides ease of access and convenience to
significant open space and outdoor recreation areas including the natural features of
the local beaches and bays, the Noosa River and Noosa National Park (OO(z)).
With respect to the most relevant performance outcomes, the following comments are made:
• PO1 – the proposed development will enhance the role of Noosa Heads as the principal
focus for visitor accommodation and services in Noosa Shire with the proposed
development having a reasonable level of accessibility to outdoor recreational pursuits
and urban services;
• PO3 – the proposed development will contribute to and maintain the establishment of
attractive streetscapes to enhance the character of Noosa Heads with the retention of
existing vegetation around the perimeter of the site;
• PO4 - the proposed development will not have an impact upon the visual amenity and
character of the surrounding major road network or entrance roads being centrally located
within Noosa Springs;
• PO5 – where possible the proposed development retains some of mature trees and
character vegetation which contributes to the vegetated backdrop, character, and habitat
values of the local area. In particular the proposed built form is positioned and located
below the tree line;
• PO6 – the proposed development retains significant views and vistas contributing to the
setting and character of the local plan area and will not adversely impact upon the views
of Lake Weyba or Weyba Creek (discussed further below);
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• PO7 – the proposed buildings, structures and landscaping are integrated with the natural
landscape as much as possible and will reflect the hillside character and setting of the local
area in terms of the form, composition, and protection of neighbourhood amenity:
o AO7.1 – the proposed development takes the form of five smaller separate building
forms rather than a large single bulky building. Further, steps down the slope and
will not visually dominate the nearby properties which do not adjoin, surrounding
spaces including the streetscape or the skyline;
o AO7.2 – the buildings and structures have a scale and building height consistent
with development on the surrounding land with the “Parkridge Noosa”
development to the south being predominantly three storeys in height located
across the ridgeline;
o AO7.3 – the proposed buildings and structures will preserve the amenity of
adjoining land and will not impact upon sunlight to neighbouring properties;
o AO7.4 – the proposed development respects the scale of surrounding vegetation
being below the tree line (discussed further below) and provides for the retention
of some vegetation where possible, generally around the perimeter of the site. The
proposed development incorporates soft landscaping between and around the
building, near the road frontages and around the central lagoon pool and open
space area and around the tennis courts and new carpark areas;
o AO7.5 – the buildings and structures have articulated roof forms which are visible
from the street. They incorporate a mix of lightweight and textured external
building materials, provide for variation through articulation, texture, and detailing.
They incorporate verandah and open balconies and shaded areas for outdoor
living, with open, transparent, or semi-open balustrades. The design makes use of
understated colour schemes and low reflective roofing and building materials that
integrate with the existing Noosa Springs built form and character and is consistent
with the existing Noosa Springs Golf and Spa Resort facilities;
• PO19 – the proposed development is partly located within in the Tourist Accommodation
Zone and is for a Resort Complex that will provide visitor accommodation into the future
to preserve and support the role of Noosa Heads as the principle tourism focus area; and
• PO26 – the proposed development will not have a significant adverse impact upon
biodiversity, natural vegetation, native fauna habitat (discussed further below), landscape
quality, water quality or cultural heritage values, including:
o changes to natural drainage;
o disturbance to any wetland system;
o the management of bushfire risk;
o erosion and the transport of sediments off site;
o unmanaged public access; and
o changes to fauna habitat and behaviour.
The proposed development complies with the relevant overall outcomes and performance
outcomes of the Noosa Heads Local Plan Code. If there is any inconsistency with the assessment
benchmarks conditions can be imposed. Further, on balance, there are a number of relevant
matters for which discretion should be granted.
Tourist Accommodation Zone Code
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The proposed development meets the purpose of the Tourist Accommodation Zone Code in that
the proposed development:
• provides for short term accommodation; and
• provides for small scale services, facilities, and infrastructure, to support short term
accommodation as an integrated development on the subject land.
The following comments are provided about the most relevant overall outcomes:
• the proposed development will provide for a mix of medium density visitor
accommodation in the form of a Resort Complex purely for short term accommodation in
the form of 112 accommodation units (OO(a));
• the proposed development is for visitor accommodation in an urban area which will
support the mix of business activities in the locality and will contribute towards creating a
vibrant atmosphere and complement and enhance the function and attractiveness of the
Noosa Heads locality as a visitor destination. Further, the proposed development will
benefit the many cafes, restaurants, entertainment, function facilities and complementary
shopping and personal services in the locality that cater to the needs of visitors as well as
Noosa residents enjoying these areas (OO(b));
• the proposed business activities are ancillary to visitor accommodation component and
are of a nature and scale that is compatible with the mixed use character and amenity of
the area. Further, the scale of the business activities will not compromise the viability of
the Noosa Shire centres hierarchy and does not introduce activities at a scale that should
be accommodated within a centre (OO(c));
• the proposed development will contribute significantly to the economy of the Shire
through the tourism and hospitality sectors (discussed further below) and is consistent
with low impact nature based recreation activities that will utilise existing facilities onsite
as an integrated Resort Complex (OO(d));
• the proposed development is located within an urban area and the proposed development
incorporates a high standard of urban and landscape design that creates attractive,
functional buildings and places with active and landscaped streetscapes whilst maintaining
a human scale at street level by presenting as two storeys to Resort Drive (OO(e));
• the proposed development incorporates a high level of residential amenity and safety and
ensures that there is no unreasonable loss of amenity to surrounding premises (OO(g));
• the design of development ensures car parking does not visually dominate street
frontages by making use of the existing parking already provided for the Noosa Springs
Golf and Spa Resort and by providing small and separate overflow parking areas to the
east and south that are integrated within a landscape setting. The design provides for well-
lit, open, safe, and accessible walking pathways within the Resort Complex. The
development will provide electric bicycles and a shuttle bus that will provide for alternative
transport options to Hastings Street and other tourist locations within the Noosa area
more generally (OO(h));
• some native vegetation will be retained on the extremities and within the site where
possible and within the road reserve to enhance the amenity of the locality. The removal
of some remanent vegetation including NJKHTs for which an environmental off-set is
being provided to support local wildlife (discussed further below) (OO(k));
• the development will be supported by appropriate infrastructure and essential services
and that will not adversely impact on the continued operation, viability and maintenance
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of existing infrastructure or compromise future provision of planned infrastructure, within
the Noosa Heads locality (OO(l));
• the proposed development responds to land constraints including topography with the
built form stepping up the slope and the lagoon pool being located within an already
disturbed area of the site. The removal of some remanent vegetation to provide for the
relocated tennis courts has been considered by Gondwana Ecology (discussed further
below). The risk from bushfire has been considered by Rob Friend and Associates and is
minimised (discussed further below). The proposed development will not result in a
worsening of flooding impacts off the site which has been considered by Walsh
Engineering (discussed below) (OO(m)); and
• the proposed development has been designed to respond to the subtropical climate of
the Noosa area and maximise energy efficiency and water conservation and be resilient to
future impacts of climate change. The proposed development makes use of solar power
and the use of water tanks for refilling the lagoon pool (OO(n)).
The proposed development is consistent with the overall outcomes under the Tourist
Accommodation Zone Code discussed above.
The most relevant performance outcomes are discussed below:
• PO1 – the proposed development provides a focus for visitor accommodation and a range
of ancillary food and beverage, sporting recreation and other uses forming part of an
integrated Resort Complex that will contribute positively to the tourism focus within the
Noosa area;
• PO2 – the proposed development provides for a range of visitor accommodation activities
and non-residential uses accommodated in mixed use buildings, integrated with the
existing Noosa Springs Golf and Spa Resort facilities and activities, which are compatible
with and ancillary to the predominant functions of the zone intended for visitor
accommodation;
• PO3 – the proposed business uses are secondary to accommodation uses and support
recreational activities and other businesses within the locality without compromising or
competing with Major Centres or District Centres;
• PO7 – the proposed development is located on a site that is specifically identified to be
protected for the purpose of a Resort Complex providing short term accommodation to
the exclusion of permanent residents (over Lot 4 on SP178340 at 61 Noosa Springs Drive,
the subject land). The proposed Resort Complex will deliver high quality visitor
accommodation integrated with the other existing facilities and infrastructure and will
provide substantial community benefit (discussed further below);
• PO9 – in terms of building height, the proposed buildings:
o are low rise and present a building height lower than the structures on adjoining
and surrounding premises, including the “Parkridge Noosa” development, which is
also three storeys in height and constructed in a more elevated location than the
proposed development (discussed further below);
o will not visually dominate the street or surrounding areas generally presenting
generally as two storeys to Resort Drive;
o will preserve the amenity of surrounding premises including privacy, views, and
access to sunlight;
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o will respect the scale of any nearby vegetation by maintaining a vegetated skyline
(discussed further below);
o responds to the topography of the site with a built form that is compartmentalised
and steps up the slope;
o has a maximum building height of three storeys which is allowed over that part of
the site that is included within the Tourist Accommodation Zone (refer Figure 7,
above). The proposed development over the bottom portion of the site marginally
exceeds 12m from ground level, which is the allowable height under AO9.1 for the
Noosa Heads area (refer Figure 8, below). It is acknowledged that part of the
development is located within the Recreation and Open Space Zone where the
built form is not expected to exceed two storeys and 8m in height (refer PO15 of
the Recreation and Open Space Zone Code – Table 6.6.1.3);
• PO10 – in terms of building scale and bulk, the proposed development is of a scale
compatible with surrounding development, in particular the adjoining “Parkridge Noosa”
development, which is within an elevated location spanning across the ridgeline. The
proposed development does not have a bulky appearance when viewed from adjacent
properties, roads, or other areas in the vicinity of the site, generally presenting as two
storeys when viewed from Resort Drive;
• PO11 – in terms of site cover, the proposed development has a site cover of 17.84% this
being substantially less than 40% allowed for the Tourist Accommodation Zone. It is
accepted that a large portion of the proposed development is included within the
Recreation and Open Space Zone; however, despite this, the site cover is not excessive for
this location;
• PO12 – the development has a plot ratio 0.18 (maximum GFA 7,031m² over the site area
of 38,024m²) substantially less than the allowable plot ratio for the Tourist Accommodation
Zone being 0.65:1. Again it is accepted that a large portion of the development is included
within the Recreation and Open Space Zone; however, the proposed building bulk is not
out of character in this location and is integrated within the site;
• PO13 – the proposed development has the following building setbacks:
o about 4m to the unenclosed outdoor area and 7.6m to 8m to façade for the length
of the proposed accommodation units to the east and closest to Resort Drive;
o about 17m from the accommodation units closet to Resort Drive to the southeast;
and
o the tennis courts to the north being setback about 4.5m from Resort Drive;
o the proposed development:
▪ will provide a high level of amenity to users of the subject site, with no
adjoining premises, including provision for visual and acoustic privacy
(discussed below);
▪ will not unreasonably obstruct views or cause overlooking of private open
space or habitable areas of adjoining premises;
▪ provides adequate separation with no adjoining land uses;
▪ will preserve existing vegetation that will help buffer the development near
the road frontages;
▪ will allow for open space and landscaping to be provided around buildings
including adequate area at ground level for landscaping with trees, shrubs,
outdoor living, and utilities;
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▪ is consistent with the predominant character of the surrounding area,
maintaining the visual continuity and pattern of buildings and landscape
elements within the street when having regard to the “Parkridge Noosa”
development to the south; and
▪ will protect the natural character and avoid adverse impacts on ecologically
important areas such as the beach, Noosa River, national parks, and other
parklands;
• PO14 – the proposed development:
o incorporates a high standard of architectural and landscaping design and creates
attractive and functional buildings, streets, and places;
o the built form addresses and enhances the streetscape by incorporating
articulation and individual design elements that add visual interest to the
development;
o has a form and architectural scale that does not dominate the streetscape or the
surrounding properties presenting as two storey to Resort Drive;
o does not detract from the visual amenity of nearby properties such as the impact
on views, access to sunlight or overlooking;
o takes the form of small separate buildings, rather than large single bulky
development as it steps up the site;
o sits within a landscaped setting; and
o visually screens site utilities or integrates them with the design of the development;
• PO16 – onsite carparking:
o does not detract from the streetscape;
o is generally screened from the street, does not visually dominate the streetscape and
is broken and placed strategically around and integrated within the site;
o the main carpark area is accessed via a single ingress and egress point, with other
overflow parking areas that have separate access points to Resort Drive to the east and
south;
• PO17 – the proposed development does not provide for any basements, and makes use
of the existing parking areas and otherwise parking is integrated within the site;
• PO18 – there is an existing open metal fencing that is fauna friendly round the perimeter
of the site which is to be maintained;
• PO20 – the roof forms:
o contribute positively to the local skyline;
o complement the character of the locality and the topography of the site with the
development being strategically placed in separate building blocks stepping up
the site;
o are not comprised of box profiles or parapets; and
o do not create opportunities for overlooking the private open space or internal
spaces of neighbourhood properties;
• PO21 – the proposed development ensures that the design of the development and
operation of uses;
o provide a high level of amenity to users of the subject site; and
o will not unreasonably impact on the amenity enjoyed by users of nearby premises
(no adjoining), including privacy and access to sunlight.
• PO22 – the development, including mechanical plant, vehicle manoeuvring, commercial
kitchens, and communal outdoor recreation uses will not have an adverse effect on the
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amenity enjoyed by users of the nearby premises through emission of noise (discussed
further below), light, fumes or smoke and will not cause unreasonable disturbance to local
fauna through light or smoke emissions;
• PO23 – the onsite car parking areas are accessible to residents, customers, and staff during
the operating hours of the Resort Complex;
• PO24 – the proposed development:
o will provide a highly level of landscape amenity;
o will have some impact on the natural landform of the site but this is to be
minimised as much as possible;
o will not lead to erosion or the transport of sediments off site; and
o will not lead to the disturbance of natural features, buildings or structures of
cultural heritage significance and is visually responsive to the natural topography
and site (discussed below);
• PO25 – the development is on a sloping site and:
o is visually responsive to the natural topography and sits within the landscape rather
than dominating it; and
o the built form steps up the slope minimising the extent of cut and filling required
however, because of the nature of the use and the scale, some benching cannot
be avoided; however, the development once completed will be integrated with the
land form and will not protrude above the surrounding vegetation;
• PO26 – the proposed filling and excavation works will not directly, indirectly, or
cumulatively cause adverse impacts external to the development site by:
o causing ponding of water on the site or nearby land;
o increasing flooding, and will not adversely affect the safety or use of any land
downstream; or
o adversely affect the flow of water in any overland flow path.
Figure 8 – Extrapolated building height 12m above ground level
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While it is accepted that part of the proposed development extends up the slope and into the
Recreation and Open Zone, in the circumstances, the most relevant code is the Tourist
Accommodation Zone Code given the nature of the use and that the whole of the subject land
has been identified as being protected for tourist accommodation purposes. To the extent there
is any inconsistency with the Tourist Accommodation Zone Code, conditions could be imposed.
Further, on balance, there are a number of relevant matters for which discretion should be
granted.
Recreation and Open Space Zone
The purpose of the recreation and open space zone is to provide for:
a) variety of cultural, educational, leisure, recreation and sporting uses and activities, including,
for example:
b) parks, playgrounds or playing fields for the use of residents and visitors; and
c) parks, or other areas, for the conservation of natural areas; and
d) facilities and infrastructure to support the uses and activities stated in paragraph (a).
In the circumstances, the most relevant overall outcomes include:
a) Development provides for the open space, recreation, leisure and sporting needs of the Noosa
Shire Community;
b) A range of functional and accessible open space, including local, district and shire wide
recreation parks and sporting fields are accessible for the use and enjoyment of residents
and visitors;
c) Development does not impact on the function and use of open 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;
i) 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;
k) Existing land used for tourist parks remain part of the range of low cost, low impact tourist
accommodation across Noosa Shire;
l) Indoor sport and recreation uses do not include an amusement parlour or a bowling alley;
m) Ancillary structures such as shelters, amenity facilities, picnic tables, playgrounds and
playing courts are provided where appropriate;
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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;
o) Low impact telecommunication facilities and utility installations are compatible with, and
do not impact on the supply, quality, useability and function 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;
v) … .
While the proposed development provides for three tennis courts and the lagoon swimming pool,
the proposed Resort Complex is not consistent with the Recreation and Open Space Zone (ROSZ).
Despite this, some of the land included within the ROSZ provides for tourist accommodation uses
in the form of a tourist part providing for a range of low cost, low impact tourist accommodation
across Noosa Shire (OO(k)). The proposed development does display a high quality built form and
landscape design (OO(p)). Further, the proposed development seeks to minimise adverse impacts
upon the ecological important areas, including koala habitat by retaining trees where possible,
and providing an environmental offset for the NJKHTs being removed, which is anticipated under
the Biodiversity, Waterways and Wetlands Code (OO(s)).
The impacts from the proposed development are managed with landscape buffering and an
appropriate design, siting and operation of the facilities having regard to the local character and
setting and given the mixed use nature of the site where some tourist accommodation is expected
to occur(OO(t)). In variably, there will be some overlay with development in the Tourist
Accommodation Zone, given the split zoning of the land. Further, the proposed development has
been designed to maximise energy efficiency and water conservation (OO(u)).
The development will provide visitor accommodation that will complement the existing Noosa
Springs Golf and Spa Resort facilities, including the 18 hole championship golf course (located
within the ROSZ), golf club house, day spa and fitness centre (all of which are located within the
Tourist Accommodation Zone (TAZ)).
It is acknowledged the proposed development does not comply with the intended built form
outcomes expected within the ROSZ under the relevant performance outcomes. This includes a
maximum building height of two storeys and 8m from ground level (PO15). Further, might exceed
the maximum site cover of 10% (PO16) and exceeds the maximum allowable GFA of 100m² (PO17).
Despite this, there are a number of relevant matters that warrant approval of the development
proposal which are discussed below.
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The development in the ROSZ in this location is not intended for community uses but private uses.
In my opinion, the development of the site needs to be considered in context with the part of the
subject land included within the TAZ. In particular, in context with the whole of the site being
protected for the purpose of a Resort Complex or Short-term Accommodation to the general
exclusion of permanent residents4. Further, in circumstances where the Resort Complex cannot be
provided in the TAZ given this is where the existing Noosa Springs Golf and Spa Resort facilities
and infrastructure are located, which are to be integrated and form part of the Resort Complex,
including the uses located within the ROSZ.
To the extent the development is not consistent with the Recreation and Open Space Zone, on
balance, there are a number of relevant matters for which discretion should be granted.
Visitor Accommodation Code
The purpose of the Visitor Accommodation Code is to … ensure visitor accommodation is
appropriately located, designed, and operated in a manner which meets visitor needs, protects and
enhances landscape values, protects the amenity of surrounding premises and avoids conflicts with
surrounding uses.
With respect to the overall outcomes sought for the Visitor Accommodation Code, the following
comments are provided:
• the proposed visitor accommodation is compatible with and will benefit from Noosa
Shire’s natural environmental values (OO(a));
• the proposed visitor accommodation will offer a wide range of experiences for guests
within the Noosa coastal area with ready access to Hastings Street, the pristine beaches,
the Noosa River, and the Noosa hinterland more generally (OO(b));
• the proposed visitor accommodation has been specifically located and designed having
regard to the site constraints (being located outside of the 2.5 odour contour from the
Noosa WWTP) in a manner which sensitively responds to site characteristics, being
integrated and having a height that is below the existing tree line (OO(c));
• while the proposed development will result in some vegetation removal, the minor loss of
koala habitat (NJHKTs) will be offset by an environment offset (discussed further below).
The proposed visitor accommodation will not have a significant impact upon the
biodiversity and natural landscape values of its setting given the small, isolated, and
disjointed area of ecological important vegetation to the north (discussed further in the
Terrestrial Ecology Assessment refer Appendix B) (OO(d));
• the proposed density of the development is not excessive for the site, has an optimal
number of accommodation units to ensure cost effectiveness and efficiency of operation,
has been designed purely for visitor accommodation which is integrated with the existing
onsite facilities, and the existing urban and landscape fabric of its particular locality
(OO(e));
• the proposed visitor accommodation is removed from the nearest permanent residents
within the “Parkridge Noosa” development and will not detract from the amenity enjoyed
by residents, with the issues of visual amenity and noise impacts having been considered
and addressed further below (OO(f));
4 TAZC, PO7(m)
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• the proposed visitor accommodation will provide high quality amenities and facilities
commensurate with its setting, the type of high quality or luxury accommodation being
supplied and the length of stay being for short term only (OO(h));
• the proposed development will provide a significant contribution to the visitor
accommodation in the Noosa Heads locality, which forms a key element of the local
tourism industry (discussed further below) (OO(i)); and
• the proposed visitor accommodation will provide for a high quality “Boutique Hotel” as
part of an integrated Resort Complex, for which there is a strong need within the Noosa
Heads locality. The only other full service resort is the “Sofitel”, which was constructed in
1989. The proposed development will provide a modern visitor accommodation
experience and additional choice for visitors (OO(j)).
The proposed visitor accommodation is consistent with the overall outcomes under the Visitor
Accommodation Code.
The following comments are provided about the most relevant performance outcomes:
• PO1 – the proposed visitor accommodation because of its central and generally isolated
location will avoid conflicts with nearby land uses, in particular the residents at “Parkridge
Noosa” who are well separated and removed from the site towards the south;
• PO2 – the proposed development is located on a site having an area (3.84ha) sufficient to
accommodate the use without detracting from the character and amenity of the locality
with the proposed built form being integrated within a treed and landscaped setting;
• PO3 – the proposed development has a scale and density that is compatible with the intent
of the Tourist Accommodation Zone. While the site is also included within the Recreation
and Open Space Zone, these zones need to be considered together for reasons already
explained. The proposed development will complement the other uses in the locality and
will not adversely impact upon the preferred character for the local area;
• PO4 – the proposed visitor accommodation is located such that it preserves the safety of
guests and does not impact on the function of infrastructure. The proposed visitor
accommodation is located to the south of the 2.5 odour contour from the Noosa WWTP
located to the northeast, as established by Katestone Environmental Pty Ltd (refer
Appendix C) and shown in Figure 7 above (2.5 odour contour line shown in blue);
• PO5 – the walkways, carparks, and publicly accessible facilities, including toilets, and
bicycle racks will be located and designed to allow casual surveillance. Some end of trip
facilities for staff have been provided within the existing club house;
• PO6 – the pathways around the Resort Complex allow clear sightlines in most directions;
• PO7 - adequate lighting is provided to building entrances, carparks, and pedestrian routes;
• PO8 – the buildings and outdoor spaces have been designed to allow for natural
surveillance without adversely impacting the privacy of guests or neighbouring premises
which are well removed from the site;
• PO9 - adequate landscaping:
o is provided for the benefit of guests, including the large lagoon pool and other
landscaped outdoor and open spaces;
o contributes to establishing an attractive and safe streetscape fronting Resort Drive;
and
o protects the amenity and privacy of nearby residents;
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• PO10 - the operation of the proposed visitor accommodation will not result in the parking
of buses or other vehicles within low level residential streets including Resort Drive;
• PO11 - safe vehicular access is provided to and from the site without adversely impacting
on the safety of the road network (discussed below);
• PO12 - sufficient onsite car parking is provided to accommodate the number and type of
vehicles likely to be generated by the visitor accommodation having regard to the number
of guests, staff, and visitors attending the integrated Resort Complex as a whole (discussed
below);
• PO13 – the visitor accommodation is provided with a level of infrastructure and services
that:
o are appropriate to its location and setting;
o will maintain environmental and public health; and
o are commensurate with the needs of users.
The proposed Resort Complex is consistent with the relevant performance outcomes under the
Visitor Accommodation Code. The proposed visitor accommodation is appropriately located,
designed, and will be operated in a manner which meets visitor needs, protects, and enhances
landscape values. Further, will protect the amenity of surrounding premises and will not conflict
with surrounding uses. To the extent there is any inconsistency with the Visitor Accommodation
Code, conditions can be imposed to achieve compliance. Further, on balance, there are a number
of relevant matters for which discretion should be granted.
Business Uses Code
The proposed development includes a café and bar (Food and Drink Outlet) as part of the Resort
Complex as would be reasonably expected. It is expected that the café and bar will be primarily
used by guests of the “Boutique Hotel” however, other non-staying visitors might attend the site
at times. The scale of the café and bar is about 100m² and will remain ancillary to the Resort
Complex.
The most relevant overall outcomes under the Business Uses Code are discussed briefly below:
• the business activities are ancillary to the Resort Complex and are consistent with the
Noosa Shire Centres Hierarchy (OO(a));
• the proposed business activities are designed and sited in a manner that responds to the
zone and locality in which they are located, streetscape characteristics and surrounding
land uses (OO(b));
• the business activities are not located or expected to be located within a centre (OO(c));
• the proposed business use is of a type, scale, and intensity suitable for the location,
surrounding development and character of the area (OO(d));
• the site layout, building design and landscape treatments provides efficient and safe
conduct of business activities, vehicle access and manoeuvrability (OO(e));
• the building design is of a low key human scale and responds to Noosa’s subtropical
climate (OO(f));
• the proposed development integrates with natural landforms and landscape features
(OO(g));
• the business activities are well removed from other residential properties and can
adequately manage potential negative impacts such as noise, privacy, lighting on
residential land uses (OO(h)); and
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• the business activities are located and designed to provide a safe and secure environment
for patrons and employees (OO(i)).
The proposed café and bar meets the purpose of the Business Uses Code in that it will be
developed within the context of the Tourist Accommodation Zone, the locality and character of
the area. The use will not undermine the Noosa Shire Centres Hierarchy and provides access to
adequate levels of goods and services and will contribute positively to the Shire’s economy and
employment in association with the Resort Complex. The proposed development will mitigate and
manage potential adverse impacts. Further, the development is of a high quality design which
appropriately responds to the local character and amenity. The proposed café and bar is ancillary
to the Resort Complex and is consistent with the Business Uses Code.
Recreation Activities Code
The proposed development includes three new tennis courts that will be operated as part of the
Resort Complex. The proposed tennis courts will also operate independently as is currently the
case for the existing four tennis courts within the Noosa Spring Golf and Spa Resort.
The most relevant overall outcomes under the Recreation Activities Code, are discussed below:
• the recreation activities are located in a zone and on a site suitable for the use with
adequate supporting infrastructure, services, transport, and road network connectivity
(OO(a));
• the recreation activities are located in proximity to their population catchment and
operated in a manner that maximises community benefit (OO(b));
• the recreation activities are designed and sited in a manner that responds to the zone and
locality, the streetscape characteristics and surrounding land uses (OO(c));
• the recreation activities are integrated and co-located with other recreation, community,
or business activities (OO(d));
• the recreation activities are of a type, scale, and intensity suitable for the location and
consistent with the character of surrounding development and the local area (OO(e));
• the recreation uses are low scale and low impact and do not negatively impact on the
quality of life enjoyed by the Noosa Shire community, and do not involve a motor sport
facility (OO(f));
• the recreation activities can be managed to not cause negative impacts such as noise,
privacy, lighting, and hours of operation and are well removed residential activities
(OO(g)); and
• the recreation activities are located and designed to provide a safe and secure
environment for recreation users (OO(h)).
The proposed tennis courts are consistent with the intent and character of the zone and local area
in which they are located. Further, will contribute to the recreation needs of the Noosa Shire
community and will mitigate and manage any potential adverse impacts. The proposed tennis
courts are consistent with the Recreation Activities Code.
Overlay Codes
The most relevant overlay codes for the proposed development include:
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• the Biodiversity, Waterways and Wetlands Overlay Code;
• the Bushfire Hazard Overlay Code; and
• the Landslide Hazard Area Code.
These codes are addressed below, along with the advice provided by other experts about the
impacts on ecology and the risk from bushfire.
Landslide Hazard Overlay Code
The subject land is partly affected by the Landslip Overlay Mapping, containing a Moderate
Hazard Area over the developable part of the site (refer Table 1, above). It is suggested that if
there is any concern about land instability, this is a matter that could be conditioned to require a
geotechnical assessment to be completed prior to the issue of a development permit for
operational works, as acknowledged in the Engineer Report prepared by Walsh Engineering (refer
Appendix D). The Engineering Report has also addressed the performance outcomes from the
Landslide Hazard Overlay Code (refer Table 3 in Appendix E). The site has a moderate landslide
risk and compliance with the Landslide Hazard Overlay Code can be achieved by the imposition
of reasonable conditions.
Biodiversity, Waterways and Wetlands Overlay Code
Under the Noosa Plan 2020, the subject site is partly mapped as having environmental value,
including being identified as an “Area of Biodiversity Significance” (green shading – refer Table 1,
above). These include areas in the north and along the eastern boundary. The patch in the very
north is mapped as “MSES Environmental Values” (stippling), which denotes the State koala
habitat area/remnant vegetation).
The applicant has engaged Gondwana Ecology to prepare a Terrestrial Ecology Assessment (TEA)
which is provided in Appendix B. Gondwana Ecology has advised the vegetation and individual
trees generally along the northern and eastern boundary will be retained. The proposed
development has the potential to result in some direct and indirect impacts. The direct impacts
relate to the loss of individual trees, vegetation, and fauna habitat, while indirect impacts include
edge effects including weed invasion, fragmentation, etc., which compromise of fauna movement
opportunities5.
With respect to loss of individual trees, this includes some Non-Juvenile Koala Habitat Trees
(NJKHTs) as shown in the tree survey (below) as taken from the Terrestrial Ecology Assessment
Report (Appendix B):
Summary of tree survey and proposed retention within the potential Koala Habitat Area (KHA):
Total Remove
Tree Surveyed 96 (85 in KHA) 50
NJKHTs 44 (41 in KHA) 19
5 Terrestrial Ecology Report, part 4, page 16
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Large (>500mm) Trees 9 6
The proposed development has avoided the northern and eastern parts of the land in so far this
is possible by using the existing cleared and disturbed areas; however, the site does have some
level of disturbance. The direct impact of tree loss and vegetation removal is unavoidable.
Gondwana Ecology has advised the best solution for the development of the site is for the loss of
koala (NJKHTs) trees within the KHA to be offset.
It would be reasonably expected that a Vegetation Management Plan incorporating fauna
management measures would form part of any approval granted. A detailed landscape and
rehabilitation management plan would allow for the restoration of the balance land to be retained,
without having a significant impact upon the existing environmental values on the site.
Gondwana Ecology has advised that a total of 19 NJKHTs are to be removed within the
developable area. The loss of these trees needs to be offset in accordance with the State
Environmental Offsets Act 2014. This offset obligation would be a standard condition of approval.
While koala habitat trees could be planted in the retained area and landscaping, if a financial
approach to complying with the offset is required, the impact area for the subject land in hectares
is 19 x 0.004ha = 0.076ha, which equates to $8,702.766.
Gondwana Ecology has advised that the area proposed for development mostly includes existing
cleared areas and facilities. The small area of bushland in the north retains some remnant
vegetation which is to be removed to allow for the construction of the car park and tennis courts
(refer Site Plan – Attachment 1).
While this small patch of vegetation has some ecological value, including some koala feed trees
and other canopy species, the area is generally segregated from the surrounding (more intact and
contiguous) bushland to the north and east by Resort Drive and separated by a fence. Gondwana
Ecology advises that the fauna use of the site is likely to be limited to mobile species such as birds,
bats, and arboreal mammals, such as possums.
Inclusion, Gondwana Ecology has advised there would be no ecological reason the proposed
development could not be approved with reasonable and relevant conditions being imposed,
including:
• an arrangement for offsets for the loss of koala habitat trees if these cannot be planted
elsewhere within the subject land; and
• a basic rehabilitation or landscaping management plan that allows for weed control and
the planting of suitable native species7.
Having regard to the advice provided above, the most relevant overall outcomes under the
Biodiversity, Waterways and Wetlands Code, are discussed below:
a) the natural resources and ecosystem values of Noosa Shire will not be significantly
impacted upon by the proposed development subject to an environmental offset being
provided as discussed above and, in the TEA, (OO(a));
6 Terrestrial Ecology Report, part 4, page 17
7 Terrestrial Ecology Report, part 5, page 19
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b) the development has been designed, sited, and will be operated to not have a significant
adverse impact on ecologically important areas, ecological systems, and processes subject
to an environmental offset (discussed above and in the TEA) (OO(b));
c) the proposed development design and layout could provide for some ecological
connectivity across the landscape setting through the rehabilitation and enhancement of
native vegetation where possible, which could be conditioned (OO(c));
d) the design and layout provides for the protection of some native vegetation to the north
and east of the development, with an environmental offset to be provided for the removal
of koala habitat and feed trees (NJKHTs), which is reasonably expected under PO5 (OO(e));
e) the development and its associated landscaping will provide for the rehabilitation of areas
of the site that can provide some ecologically benefit (OO(g)); and
f) the development has been designed, sited, and will be constructed and operated to
minimise adverse impacts on koalas and their habitat; however, relies on an environmental
offset being provided for the removal of NJKHTs (OO(h)).
The performance outcomes under the Biodiversity, Waterways and Wetlands Code are addressed
in Attachment F in the Terrestrial Ecology Assessment Report by Gondwana Ecology (refer
Appendix B).
For reasons already explained above and having regard to the advice provided by Gondwana
Ecology the proposed development will not have a significant impact upon the environmental
values of the locality. Further, the proposed development relies on the provision of an
environmental offset for the removal of about 19 NJKHTs that are segregated from the adjoining
Noosa National Park to the north and east of Resort Drive.
The proposed development is consistent with the Biodiversity, Waterway and Wetlands Code or
can be conditioned to comply. To the extent there is any non-compliance, on balance, there are
relevant mattes that warrant discretion.
Bushfire Hazard Overlay
Under the Bushfire Hazard Overlay Mapping, the subject land has a High Potential Bushfire
Intensity and is also affected by the Potential Impact Buffer Area (refer Table 1, above).
A Bushfire Hazard Assessment (BHA) has been prepared by Rob Friend and Associates and is
provided as Appendix E. The site was inspected to ascertain the status of bushfire hazards over
the site and adjacent lands and to enable a comparison with the Bushire Hazard Overlay mapping
for the purpose of providing a response to the Bushfire Hazard Overlay Code.
The bushfire expert has advised that:
1. The bushfire hazard mapping over the vegetated parts of the subject site and surrounding
areas to the north and east, is supported by aerial photography and confirmed by the site
visit.
2. The area of vegetation within the northern portion and along the north-eastern boundary of
the subject site is an area of High Potential Bushfire Intensity consistent with the State
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Planning Policy – Natural Hazard, Risks and Resilience, Technical Report methodology after
Leonard et al (2014).
3. The area of vegetation in and surrounding Girraween Nature Refuge is also confirmed to be
an area of High Potential Bushfire Intensity area.
4. Based on the proposed layout plan the development will fall within the 100-metre-wide
Potential Impact Buffer Area under the and a response to the Natural Hazards Overlay Code
– Bushfire Hazard Areas will be required, see Appendix I below.
5. Based on the requirements of the Noosa Plan 2020, the development will require a response
to the Bushfire Hazard Overlay Code and will require a Bushfire Management Plan8.
The bushfire expert has advised that the development will occur primarily over land that is already
cleared and be utilised for structures like tennis courts and landscaping. The hazardous vegetation
retained in proximity to the development site is separated by Resort Drive, tennis courts and
auxiliary parking which will provide a buffer between hazardous vegetation and proposed
structures. The Bushfire Expert has addressed the relevant performance outcomes in Appendix I
of the BHA (Appendix E).
A number of recommendations are provided in the BHA, namely:
1. Building Location:
a) A minimum setback between any future habitable structures and the edge of
potential hazardous vegetation is 15.7 metres which achieves a radiant heat flux of
less than 29kW/m² and as such an acceptable level of risk as defined under the State
Planning Policy, Natural Hazards, Risk and Resilience.
2. Landscaping:
a) Two bands of understorey treatment should be considered in the landscape planning
where maximum distances are permitted:
i. a band of vegetation up to 20-metre-wide along Resort Drive is to contain
100% of less flammable plant species.
ii. the remaining area greater than 20m from Resort Drive can contain no less
than 50% less flammable plant species in the understorey and groundcover.
b) A list of recommended “less flammable” plant species which could be utilised within
the landscaping of this area is contained in Appendix III. The use of less flammable
plant species should comprise of a minimum 70% of all groundcover and understorey
species to be used in this area.
3. Vehicle Access:
a) As there are constraints with the existing vehicle access, into the site, improvements
to the Resort Drive verge the removal of vegetation from along the roads edge to
extend the width of accessible road reserve is required. This will improve sight lines
and impacts of vegetation with resident vehicles and emergency vehicle response.
8 Bushfire Hazard Assessment, Conclusion, page 15
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4. Water Supply:
a) We believe the existing facility is connected to reticulated water and this will be
sufficient for the proposed hotel, hydraulic engineering consultants should ensure
there is capacity to meet potential needs should a structural and/or vegetation fire
threaten the structures.
b) Sufficient hydrant standpipes or inground hydrants are to be located within and
around the facility to ensure compliance with relevant guidelines and standards.
c) It is noted that the golf course also has extensive irrigation separate to reticulated
supply, sourced from a local lake, and this could be channelled into an auxiliary
supply for bushfire purposes.
5. Future planning
a) A Bushfire Management Plan will be required due to the facilities proximity to
identified bushfire hazard areas.
b) An emergency response plan which will include an evacuation plan should also be
considered to provide a set of responses should a vegetation fire involve adjacent
vegetation and visitors and staff need to be located to ensure they are safe until the
fire is brought under control by the relevant authorities.9
It is noted that during the public information process, some of the existing residents raised a
concern about the risk from bushfire from within the Noosa Springs estate itself; however, this
issue is beyond what can be reasonably considered under this development application.
Having regard to the advice provided by the bushfire expert (above and in Appendix E), the
following comments are made about the most relevant overall outcomes under the Bushfire
Hazard Overlay Code:
a) the proposed development is located within an area at risk from bushfire hazard but is
compatible with the nature of the hazard (OO(a));
b) subject to the implementation of the recommendations made by the bushfire expert the
risk to people, property and the natural environment from bushfire hazard is minimised
(OO(b));
c) the development will not result in a material increase in the extent and severity of bushfire
hazard (OO(c));
d) the bushfire risk mitigation treatments can be accommodated in a manner that minimises
impacts on the natural environment and ecological processes (OO(d));
e) the development supports and does not unduly burden disaster management response
or recovery capacity and capabilities (OO(e)); and
f) the development will not result in the release of hazardous materials as a result of a
bushfire hazard event (OO(g)).
The proposed development meets the above overall outcomes. Further, the proposed
development meets the purpose of the Bushfire Hazard Overlay Code in that the development
avoids and or mitigates the potential adverse impacts of bushfire on people, property, economic
activity, and the environment.
9 Bushfire Hazard Assessment, Recommendations, page 15
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Works Codes
The following works codes are considered most relevant in the assessment:
• Driveways and Parking Code;
• Sustainable Building Design Code;
• Earthworks Code;
• Landscaping Code;
• Waste Management Code; and
• Water Quality and Drainage Control Code.
Comments are about the level of compliance with these codes is provided below.
Driveways and Parking Code
The applicant has engaged Traffic and Transport Plus who have provided a Traffic Engineering
Assessment for the proposed Resort Complex (refer Appendix F). The traffic and parking
assessment has considered the following issues for the proposed development, as they relate to
the Noosa Plan 2020:
• consideration of the existing uses on the site that form part of the integrated
development;
• consideration of the high order provisions under the Strategic Framework which seek
to reduce car dependency and promote alternative forms of sustainable transport;
• consideration of parking requirements under other planning schemes given there is
no parking rate provided for a Resort Complex under the Driveways and Parking Code;
• alternative modes of transport and accessibility having regard to the Noosa Heads
locality including the provision of existing and future planned infrastructure such as
paths and cycleways and access to public transport;
• the proposed use of alternative transport modes including the provision and use of
mopeds, electric bikes and scooters, and shuttle buses;
• the likely users of the proposed integrated Resort Complex including a relatively high
proportion expected to be golfers;
• the temporal differences between the peak use times of the other resort facilities being
different to the proposed “Boutique Hotel”; and
• the likely impacts upon the external traffic network not being of any concern.
The traffic expert has made a number of recommendations, including:
The key issue related to the proposed development is the provision of car parking. A traditional
approach would be to provide at least one car parking space per room. However, this will in turn
lead to an increase in car dependency and hence traffic in the area and car parking demands
elsewhere. I recommend that for this Resort Complex development, especially in the absence of a
specific rate being cited in the Noosa Plan, adopting a rate of 1 space per 4 rooms is appropriate,
also noting that this is in line with the rate stated in the Gold Coast Planning Scheme. The adoption
of this rate should be adopted in conjunction with alternative transport means being provided to
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guests such as mopeds, electric bikes & scooters, and shuttle buses. Key to this is providing transfer
services between the development and the Sunshine Coast Airport.
I consider that the proposed design should be modified to incorporate appropriate storage areas for
e-scooters, mopeds, and minibuses, along with the provision of the fleet operations to encourage
their use.
I consider that several LGIP–identified future pedestrian/cycle links will be beneficial towards
Council’s vision, including the widening of the boardwalk on Noosa Drive. The feasibility of the
proposed off-street pathway connecting the Lions Park to Noosa Drive on the south side of the Noosa
Sound canal should be investigated by Council.
I consider that the proposed development is compliant with the traffic aims of the Noosa Plan and
that the development be approved.
The applicant proposes to adopt all of the recommendations made in the Traffic Engineering
Assessment. Further, the proposal plans will be amended as required to provide the alternative
transport means for quests including mopeds, electric bikes and scooters and the use of shuttle
buses. It is also noted that the existing Noosa Springs development was required and provided a
bus stop in Resort Drive to the southeast of the existing club house, near the “Parkridge Noosa”
development.
While there is no current bus service that travels to Noosa Springs, it would be reasonably
expected with the new development at “Parkridge Noosa”, the proposed “Boutique Hotel” and
the existing residential communities at “Noosa Springs” and “Elysium Noosa”, there would
sufficient need for a bus service in the near future.
Having regard to the advice provided by the traffic expert, the most relevant overall outcomes
under the Driveways and Parking Code are discussed below:
a) the proposed car parking spaces and associated manoeuvring areas have been designed
to be safe and functional and meet the reasonable requirements of the particular land use
(OO(a)).
b) adequate provision has been made for the standing, parking, loading, and unloading,
access and manoeuvring of service vehicles within the development site (OO(b));
c) some parking spaces have and will be provided for the use of mopeds, elective bikes and
scooters and shuttle buses within the development and will be promoted as an alternative
to the use of cars within the Resort Complex (OO(c));
d) the proposed driveways and parking areas will not adversely impact on existing public
parking, with no public parking available in this locality (OO(d));
e) the proposed new vehicular access to the east of the site will not impact upon significant
native vegetation within the road reserve; however, the provision of the overflow parking
area to the east of the development will result in the removal of some native vegetation
(OO(e));
f) the driveways and parking areas provide safe and efficient pedestrian and cycle access
within the Noosa Springs development with the existing footpath along Resort Drive to
be maintained (OO(f));
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g) the access, parking, servicing and associated manoeuvring areas will not detract from the
streetscape character, and have been designed to discourage crime and anti-social
behaviour (OO(g)); and
h) the driveways and parking areas minimise the impact on the environment (discussed
above) and will not have a significant impact upon the amenity of the locality.
With respect to the most relevant performance outcomes, the following comments are made:
• PO1 – the existing and new additional access point to the east will not adversely impact
on safety, capacity, and the operation of the existing road network, cycleways, or
pedestrian pathway systems;
• PO2 – the existing and proposed driveways are suitable and safe for the intended use and
will match Council infrastructure;
• PO3 - the number of crossovers has been minimised with one additional crossover
required to the east of the site and well removed from the existing main access to the site;
• PO4 – the proposed additional vehicular access will not adversely impact on the capacity,
operations, and maintenance of the existing infrastructure;
• PO5 – the additional vehicular access will have some impact on native vegetation; however,
this has been minimised as much as possible;
• PO6 – Sufficient parking has been provided for the proposed Resort Complex, with the
alternative parking strategies to be implemented (refer above);
• PO7 – the layout of the development provides for adequate, clearly defined and easily
accessible onsite vehicle parking and manoeuvring, and loading and unloading for delivery
and service vehicles;
• PO8 – the proposed parking and manoeuvring areas have been designed to not cause
significant conflict with pedestrians, are sufficiently setback from road frontages, will not
dominate the streetscape, allow for landscaping to reduce the visual impact, and will not
impact upon the character of the area more generally;
• PO9 – seven PWD parking spaces are provided for people with disabilities;
• PO10 – the new access location will not impact upon the safety and operation of the road
system (refer above);
• PO11 – parking areas have been designed to provide for a low speed environment;
• PO12 – a clearly defined pedestrian network is being maintained and provided with the
proposed development;
• PO13 – the ultimate design will not provide for pedestrian or vehicular queues as required
if there are any conflict points;
• PO14 - the existing parking and the proposed new overflow parking area will have
adequate security lighting;
• PO15 – the proposed development can be designed to provide end of trip facilities for
users and staff, and can be conditioned as required noting that some end of trip facilities
are already provided within the existing club house;
• PO16 – the proposed development will not generate more than 5% of the base level traffic
volumes and will not have an impact upon the surrounding road network;
• PO17 – the stormwater runoff from existing and proposed parking areas is to be collected
within the existing drainage system and discharged to the existing water quality treatment
areas within the golf course, which is under the control of the applicant, and forming part
of the integrated development;
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• PO18 – the drainage from the existing and proposed parking areas is via a gravity drainage
system; and
• PO19 – the proposed design of site and layout including the parking areas provide for a
substantial amount of soft landscaping.
The proposed development is consistent with the overall outcomes and performance outcomes
under the Driveway and Parking Code. Further, meets the purpose of the Code in terms of
ensuring the driveways and parking:
a) are adequate to serve the access and parking needs of development with a number of
alternative transport strategies to be implemented; and
b) have been designed to protect the safety of pedestrians and cyclists.
The proposed development is consistent with the Driveways and Parking Code. If there is any
non-compliance, the development could be conditioned to comply with the assessment
benchmarks.
Sustainable Building Design Code
The architect for the project Marchese Partners has provided a Sustainable Design Report (SDR)
provided as Attachment 4. The SDR provides advice about the key design outcomes, some of
which include:
• Site Planning – issues including:
o building orientation;
o provision of large communal open space areas;
o placement of buildings and efficient servicing of rooms and facilities expected with
a high quality full service “Boutique Hotel” development;
• Architecture – including:
o the nature and type of the built form having regard to the site characteristics and
providing for a sustainable design;
o hotel rooms designed for efficient use of space;
o predominant orientation of buildings to the north/south;
o provision of large outdoor living areas and deep balconies to all hotel rooms
providing protection from significant sun entry;
o shaded glass doors and windows allowing indirect natural light penetration with
protection from weather;
o restriction on east and west facing windows and glass doors;
o generous sun-shading to all windows to habitable spaces;
o minimisation of external walls exposed to sun to avoid thermal mass heat radiation;
o provision of insulated rooves;
o a design to maximise thermal ventilation wherever possible;
o provision of space for secure bicycle parking;
o use of self-cleaning finishes to the building exterior, minimising maintenance; and
o large outdoor living areas designed to encourage maximum resident engagement
with the natural environment, etc;
• Materials – including the use of sustainable building products throughout the
development (refer SDR - Attachment 4);
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• Building services – including:
o minimising ozone depleting substances;
o use of interlocking doors to reduce the use of air-conditioning;
o provision of sun shading;
o use of energy efficient lighting etc;
• hydraulics – including:
o limiting water usage by use of AAA efficiency rated water fittings and fixtures;
o collection and storage of rainwater allowing for 135,000 litres for on-site reuse;
o limited use of PVC plumbing pipe;
o provision of energy efficient water pumps;
o use of infiltration drainage (e.g. swales and permeable surfaces where possible);
o filling of the lagoon pool using tank water collected onsite, etc;
• landscaping – including:
o the landscape design generally has adopted principles of sustainability and
reflecting the overall development philosophy of sustainable design;
o use of low maintenance native plant species, being predominantly indigenous and
endemic species;
o use of drip irrigation systems;
o the landscape design adopting the principles behind “crime prevention through
environmental design” (CPTED);
o use of organic fertiliser;
o landscaping arranged for maximising available views to immediate gardens areas
and larger open space beyond, etc;
• construction – including:
o implementation of a pollution control program and dust management;
o waste management program;
o use of environmentally friendly cleaning agents;
o avoidance of use of toxic materials or materials with toxic by-products during
manufacture;
o implementation of a “green” site office policy;
o impervious areas to be balanced with porous treatment;
o top soil to be stock piled and reused where possible;
o use of organic pest control methods to be used wherever possible, etc;
• Refuse Management – including:
o on site construction management program to maximise the opportunities for
separation of waste and to minimise environmental damage; and
o development and implementation of an approved Waste Management Plan for
operation and construction.
Key sustainable design measures include any overflow stormwater drainage not captured will
discharge to the existing onsite lake system for irrigation of the golf course. Provision is made for
a 135kl rainwater storage tank to be used for filling the lagoon pool as result of evaporation from
the hotel pool system. The rainwater output will have filtration for solids and the pool filtration
will sanitise the rainwater to be suitable for pool top up. This is a significant saving on potable
water usage and an efficient use of rainwater re-use.
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The proposed covered parking areas over the upper level carpark provides for 61 covered spaces.
The covered parking is provided by way of 40 x 100kw solar panels forming a roof over these
carparks as shown in Figure 8, below. Further, the Resort Complex will also include four vehicle
charging stations within the undercover parking area. It is also intended to provide about 10
electric bikes for the use of patrons attending the Resort Complex.
Having regard to the SDR and the overall outcomes under the Sustainable Building Design Code,
the following comments are made:
a) the proposed development has been located, designed, and will be constructed and
operated in accordance with best sustainable design principles (OO(a));
b) the development does respond to the site’s topography, orientation, prevailing winds, and
existing vegetation to the extent identified in this report (OO(b));
c) the proposed development will incorporate water sensitive urban design principles to
manage stormwater (OO)(c));
d) the design of the proposed development includes passive design elements to respond to
the local climate (OO(d));
e) the proposed development will minimise the reliance on non-renewable resources
(OO)(e));
f) the proposed Resort Complex has been designed and will be constructed to be energy
and water efficient as possible (OO(f));
g) the proposed development includes operational initiatives for energy efficiency (OO(g));
h) where possible existing vegetation is being retained to create shade and cooling on site
(OO(h));
i) stormwater harvesting is to occur by providing a 135kl of water to be used for maintaining
the lagoon pool (OO(i)); and
j) the project architect has confirmed that healthy indoor environments will be provided by
incorporating the use of low toxic materials, natural light, and cross ventilation (OO(j)).
Figure 8 – 40KW Photovoltaic Solar Roofing over carparks
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Having regard to the SDR (Attachment 4), the proposed development meets the purpose of the
Sustainable Design Code because the proposed development:
a) is sustainable with limited environmental impact and providing for maximum human
comfort;
b) will conserve resources and materials utilising a building design that works with the natural
environment;
c) provides buildings that are resilient and resource efficient and incorporate a sustainable
building design that responds to Noosa Shire’s subtropical climate;
d) has a building design that minimises energy and water use and reuses stormwater for non-
potable purposes and provides comfortable, healthy work and living environments; and
e) utilises buildings that will be cost effective to operate.
The proposed development is consistent with the Sustainable Design Code. If there is any non-
compliance, the development could be conditioned to comply with the assessment benchmarks.
Engineering Codes
The applicant has commissioned an Engineering Report prepared by Walsh Engineering which is
provided in Appendix D. The Engineering Report deals with the following issues:
• Erosion and Sediment Control;
• Earthworks;
• Roadworks;
• Flooding;
• Peak Flow Management;
• Sewerage and Water Reticulation; and
• Electrical, Telecommunications and Gas.
Earthworks Code
With respect to the extent of earthworks required, the development site contains existing
retaining walls and terraced platforms supporting tennis courts and other ancillary structures.
Additional earthworks and retaining walls will be required to construct the proposed building
pads, lagoon pool, car parking areas and the new tennis courts. The earthworks operations will be
carried out under a development permit for operational works, in accordance with the
requirements of the Noosa Plan 2020. This includes seeking advice provided from a specialist
geotechnical engineer given the site is partly affected by a Moderate and High Landslip Hazard
Area (refer Table 1).
The extent of earthworks is to be minimised by stepping the proposed buildings up the site (refer
Engineering Drawings – Appendix B). The proposed earthworks are necessary to construct the
development and will affect a relatively large portion of the site. This is because of the nature of
the development the slope and the landform being primarily comprised of sand. The majority of
the site is already disturbed as stated in the Terrestrial Ecology Assessment (refer parts 1.1 & 3.1
of the TEA – Appendix B). Walsh Engineering has also addressed the relevant performance
outcomes under Appendix E, Table 2 (Appendix D).
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Under the relevant overall outcomes for the Earthworks code:
a) the earthworks will be designed and constructed to be structurally sound (OO(a));
b) all onsite works will provide for land stability with further geotechnical advice is to be
obtained and submitted with a development application for operational works (OO(b));
c) the subject site does not contain contaminated land (OO(c));
d) there are no flooding and drainage issues on the subject land, and the stormwater
management for the proposed development has been addressed with stormwater to be
managed using the existing internal lake system in the golf course (Lot 3 on
SP178340)(OO(d));
e) the proposed earthworks will not adversely impact upon groundwater, watercourses, or
wetlands (OO(e));
f) the loss of some native remnant or regrowth vegetation is unavoidable. The development
will have some impact upon NJKHT’s for which an environmental offset is to be provided.
Having regard to the advice provided by Gondwana Ecology (refer TEA – Appendix B)
the proposed development will not have a significant impact upon ecological values given
to the existing level of disturbance and the site and vegetation being isolated and
segregated from the surrounding Noosa National Park (OO(f)).
The proposed development will require earthworks across a relatively large portion of the site,
much of which has been previously disturbed. The proposed development will not unreasonably
impact on the natural environment having regard to the TEA (discussed above). The proposed
earthworks will not adversely impact upon other properties and will provide a safe and secure
work environment.
The proposed development is consistent with the Earthworks Code or could be conditioned to
comply with the assessment benchmarks. The extent of earthworks to be undertaken on site will
be addressed with a further development application for operational works.
Water Quality and Drainage Code
With respect to stormwater management and maintaining water quality, the existing stormwater
drainage infrastructure within the adjoining golf course site (Lot 3 on SP178340) is privately owned
and maintained by the applicant. The existing Noosa Springs Golf and Spa Resort facilities utilise
the existing onsite stormwater drainage system, as an integrated development. It should be noted
that under covenant, the facilities and infrastructure on the subject land and the golf course are
treated as an integrated development, and these allotments are unable to be sold separately.
The Engineering Report (Appendix D) advises the existing infrastructure has the capacity to
convey the stormwater from the proposed development. Upgrades to the internal drainage
network will be undertaken as required. The increase in flows from the development will not cause
adverse impacts or actionable nuisance to surrounding properties.
Significant capture of stormwater runoff is achieved in existing constructed waterbodies within
the golf course. Harvested rainwater is utilised for irrigation of the Noosa Springs Golf Course.
The Engineering Report advises the existing constructed waterbodies provide frequent flow
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management and reductions to total volume of runoff from the development site as a whole10.
There is also some onsite detention occurring with the provision for a 135kl rainwater tank used
for topping up the resort pools.
In terms of water quality management, it is proposed to utilise the existing stormwater
management areas (vegetated buffers, vegetated swales, and the lake system on the adjoining
land (Lot 3 on SP178340) constructed as part of the Noosa Springs Golf and Spa Resort. These
devices provide primary water quality treatment of stormwater flows from the existing and
proposed development sites. Harvested rainwater is utilised for irrigation of the golf course and
landscaped areas. The existing constructed waterbodies provide tertiary treatment of stormwater
flows and also provide frequent flow management and reductions to total volume of runoff from
the development site11.
The Engineering Report has addressed the relevant performance outcomes under the Water
Quality and Drainage Code (refer Table 5 in Appendix E). The following comments are made about
the most relevant overall outcomes under the Water Quality and Drainage Code:
a) the waterways, wetlands, drainage lines, receiving environments and other ecologically
important areas will be protected and enhanced by the management of water quality and
quantity of stormwater runoff from the proposed development in accordance with best
practice (OO(a));
b) the stormwater drainage systems have been designed and will be constructed to
effectively manage or convey stormwater in a way that will protect people, property, and
the natural environment (OO(b));
c) stormwater infrastructure and treatment systems are compatible with the existing
infrastructure and has been designed and will be constructed to be cost effective across
the design life. It was originally intended that development within the greater Noosa
Springs development be managed in this manner with the existing infrastructure having
already been provided to cater for the scale of development under the POD (refer
Background, above) (OO(c));
d) it is not expected that climate change will have significant implications for the stormwater
design and management, or the function and capacity of the stormwater infrastructure
and treatment systems in this location which are to be maintained over time (OO(d));
e) the stormwater infrastructure existing and proposed will not affect the flood immunity of
roads based on desired standards of service identified for different flood hazard areas
(OO(e));
f) the existing stormwater treatment systems are visually integrated into the existing golf
course, which incorporates natural, features and habitats (OO(f));
g) the existing stormwater management treatment system is multifunctional providing for
stormwater conveyance, protection of ecologically important areas and erosion and
sediment control (OO(g));
h) the hydrologic regimes are being managed on site to maintain waterway stability, protect
ecology and groundwater dependent ecosystems, and mitigate flood risk to people and
property (OO(h)); and
10 Engineering Report, part 5.2
11 Engineering Report, part 5.3
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i) the proposed development has been designed, will be constructed and operated to
facilitate erosion and drainage control and avoid release of prescribed water contaminants
into receiving waters (OO(i)).
The development has been planned and designed and will be constructed and operated to
manage stormwater as part of an integrated water cycle management system that protects
environmental values, water quality and public health.
The proposed development meets the purpose of the Water Quality and Drainage Code and to
the extent there is any inconsistency can be conditioned to comply with the assessment
benchmarks.
Landscaping Code
The Place Design Group have provided a Landscape Concept Plan, which is provided with
Appendix G. The landscape architect has considered the Landscape Code in the assessment and
provided advice about the relevant performance outcomes of the Landscape Code (refer attached
letter).
Having regard to the overall outcomes sought for the Landscaping Code, the following comments
are made:
a) the development integrates landscaping into its design, ensuring building and structures
sit within the landscape rather than dominating it (OO(a));
b) the proposed landscaping is consistent with the vegetated character and landscape design
of Noosa Springs and the principles of Noosa Shire more generally (OO(b));
c) the proposed development minimises the extent of earthworks where possible, retains,
reinforces, and enhances existing vegetation where practicable, making some use of the
natural landscape features within the site and the existing streetscape (OO(c));
d) the proposed landscaping creates aesthetically pleasing, safe, comfortable, and functional
environment for visitors staying at the Resort Complex (OO(d));
e) the proposed development makes use of the retention of existing natural vegetation and
natural features for their ecological and aesthetic values where possible having regard to
the nature and form of the site and the extent of development being proposed (OO(e));
f) the proposed landscaping is of a scale and density commensurate with building height,
bulk, and scale of the development (OO(f));
g) the proposed hard landscape features make use of natural materials such as timber or
rock over manufactured materials where possible, including a stone staircase between the
lagoon pools (OO(g));
h) the proposed landscaping enhances visual privacy for dwellings, buffers development and
screens services and storage areas (OO(h));
i) the proposed landscaping species that have been selected have been chosen to promote
longevity and ease of maintenance and the existing tropical feel of the Noosa Springs Golf
and Spa Resort, some of which are native to the local area, suit the local soil, climate,
aspect, and the site and will contribute to the habitat of local wildlife (OO(i));
j) the proposed landscaping provides for the revegetation of the disturbed areas of the site
that will attract local fauna and provide for some biodiversity value (OO(j));
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k) the proposed landscaping and hardscape will protect the integrity of steep slopes and
unstable landforms, with the subject land being comprised primarily of sand (OO(k));
l) the proposed landscaping incorporates sound water management with onsite detention
and the efficient infiltration of stormwater and assists with microclimate management and
energy conservation with the use of onsite detention, drip irrigation systems and best
practice WSUD as directed by the consultant engineer (OO(l));
m) some of the species to be planted will attract wildlife being compatible with the use
(OO(m)); and
n) the landscaped open space has been specifically designed to accommodate the outdoor
recreation needs of visitors to the Resort Complex (OO(n)).
The proposed development incorporates landscapes that are consistent with and protect and
enhance the amenity and distinct vegetated character of Noosa Shire. Further, creates quality
places and open space for quests at the Resort Complex consistent with the purpose of the
Landscaping Code. If there is any inconsistency the proposed development can be conditioned to
meet the assessment benchmarks.
Waste Management Code
The Engineering Report provided in Appendix D has considered the service area for the
manoeuvrability of waste management vehicles attending the site. Further, has also considered
the performance outcomes under the Waste Management Code (refer Table 4 in Appendix E).
The overall outcomes under the Waste Management Code are addressed below:
a) the development will be operated in accordance with a Waste Management Plan that will
provide opportunities to minimise waste generation and increase reuse and recycling
(OO(a));
b) the storage, disposal and management of waste will be conducted in a safe and
ecologically sustainable manner without environmental nuisance (OO(b));
c) the onsite storage of waste will not create environmental nuisance or adverse visual
impacts to adjoining properties during the construction or operational phase of
development (OO(c));
d) Council and other licensed trade waste services are able to conveniently collect and
dispose of waste generated by the development (OO(d)); and
e) the removal of waste generated by the demolition or removal of existing infrastructure will
be undertaken safely and without causing impacts on infrastructure or the local
environment in accordance with an approved Waste Management Plan (OO(e)).
The proposed development will meet the purpose of the Waste Management Code by providing
for the sustainable management of waste in a manner which is environmentally acceptable, safe,
and efficient, in accordance with an approved Waste Management Plan. The proposed
development is able to be conditioned to meet the assessment benchmarks of the Waste
Management Code.
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Visual Amenity Impacts
The applicant has engaged a well-respected visual amenity expert (Design and Visual
Communication – Mr Elliot) to prepare photographs and photomontages of the most prominent
vantage points within Noosa Springs and from Lake Weyba. The photographs that have been
taken are from the edges and the centre of Lake Weyba as shown in Attachment 5.
The photomontages and photographs have been taken from the western edge and centre of Lake
Weyba for comparison purposes with the recently constructed “Parkridge Noosa” development
located generally along the ridgeline to the south. The project architect has also helpfully provided
a plan which provides comparative building heights for the “Parkridge Noosa” development and
the proposed Resort Complex (refer Figure 3 reproduced below).
In terms of the building height, the height of the roof line to the north of “Parkridge Noosa” has
a reduced level (RL) of 44.440m (AHD) while the highest building within the Resort Complex is
Pavilion 4, which has a height of RL41.530m (AHD), which is about 2.91m lower than the northern
building of the “Parkridge Noosa” development. Pavilion 5 is located on the more elevated part
of the subject site, has a height of RL41.170m (AHD), which is about 3.23m lower when compared
to the “Parkridge Noosa” development. This height difference is relevant in terms of the visibility
of buildings off the site and the proposed buildings not protruding above the tree line and into
the skyline (discussed further below).
Figure 3 – Height comparison with the existing “Parkridge Noosa” development
Having regard to the photographs and photomontages provided, the various vantage points are
shown as VP01 to VPO5 (refer to page 1 of Attachment 5).
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Resort Complex Parkridge Noosa
Figure 9 – Extract of Photomontage VP01 – Attachment 5)
The following comments are made about the photographs and photomontages that have been
prepared by Mr Elliot:
• VP01 – the photomontage at this location is part way along the third fairway of the Golf
Course fronting “The Palms” Residential community. This is considered to be the primary
location from within Noosa Springs that will have a direct view of the proposed
development. The photomontage shows that the proposed building (Pavilion 2 and a small
portion of Pavilion 1 – refer Figure 9) will be partially visible from this location and will not
protrude above the tree line or into the skyline. The majority of the proposed built form
will not be visible from the location and will not be as prominent or obtrusive as the
northern edge of the “Parkridge Noosa” development;
• VPO2 – is a historic photograph taken from the edge of Lake Weyba near Charlotte Drive
which shows the “Parkridge Noosa” development under construction (with crane erected),
with the subject land to the north not being visible and obscured by the small headland
in this location (refer Aerial Plan – 01);
• VPO3 – the photograph was taken from the edge of Lake Weyba from the park opposite
79 Weyba Drive. The subject land is not visible from this location being obscured by the
same small headland (refer Aerial Plan – 01);
• VP04 – the photograph is taken from the edge of Lake Weyba near 185 Lake Weyba Drive,
which is closer to the subject land. The insert shows the existing “Parkridge Noosa” to the
south (or left in the insert) of the subject land. It is apparent that the “Parkridge Noosa”
development is only partially visible from this location, with height of the proposed
development (discussed above) being lower than the “Parkridge Noosa” development.
Further, the orientation of the proposed buildings is up the slope and not across the ridge
line as is the case for the “Parkridge Noosa” development (refer VP05 below). In my
opinion, this demonstrates that the proposed Resort Complex will not protrude into the
skyline and will not be clearly visible or discernible from the edge of Lake Weyba;
• VP05 – the photograph is taken from the centre of Lake Weyba. As is the case for the other
vantage points discussed above, the “Parkridge Noosa” development is visible across the
ridge line but remains below the tree and skyline. The insert provides a photomontage of
the proposed Resort Complex beside the “Parkridge Noosa” development. This
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photomontage demonstrates the proposed development will have minimal impact when
viewed from Lake Weyba.
The photographs taken and the photomontages prepared demonstrate that the proposed
development will not have a significant impact upon the visual, landscape and scenic amenity of
the vegetated backdrop to Lake Weyba and Wyeba Creek more generally, when having regard to
VPO4.
While the development is visible from Resort Drive, the proposed development will appear as two
storeys from this location (refer to the western and northern elevations in Attachment 1).
Figure 10 – South Elevation from Resort Drive
While the proposed development will be visible when viewed from the north, the third level of
units of the “Parkridge Noosa” development are more elevated as shown in Figure 3 above, with
the proposed development being no higher than the surrounding tree line and generally
presenting as two storeys to Resort Drive (refer Figures 10 & 11).
Figure 11 – East Elevation with the eastern (right hand end) fronting Resort Drive
Given the advice provided by the visual amenity expert and the nature of the design being
comprised of separate and compartmentalised building blocks that step up the slope, which do
not protrude above the tree line or into the skyline, the proposed development will not have an
unacceptable visual, landscape or scenic amenity impact.
The proposed development will not have an unacceptable impact when viewed from public spaces
including from Lake Weyba, Weyba Creek, from within the residential areas of Noosa Springs, the
road reserve or when viewed from the “Parkridge Noosa” development.
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Noise Impacts
The applicant has also engaged Acoustics & Air Quality Consulting Engineers (ASK) to provide a
Noise Impact Assessment (NIA) for the proposed development (refer Appendix H). The
consultant has undertaken noise modelling and considered the use of the tennis courts and
lagoon pool. Further, has undertaken an onsite vehicle assessment and considered road traffic
noise and mechanical plant noise. This assessment also includes the impact upon the closest
sensitive receivers as shown in the Figure 12, below.
Figure 12 – Extract of sensitive receive locations from the ask Noise Impact Assessment (Figure
2.1)
Having regard to the NIA, the noise expert has provided the following advice and
recommendations:
• the tennis court activities are considered compliant at residential sensitive receivers R1, R2
and R3 during the day and evening (i.e. 7am to 10pm);
• the pool activities are predicted to comply at residential sensitive receivers R1, R2 and R3
during the day and evening (i.e. 7am to 10pm);
• the carparking activities are predicted to comply at residential sensitive receivers R1, R2
and R3 during the day, evening, and night;
• the deliveries and waste collection activities are expected to occur at the existing
clubhouse and hence have no significant noise impact. The deliveries and waste collection
activities are suggested to be limited to daytime hours 7am to 6pm;
• the road traffic noise for the site is L10,18hr of 39 dBA, under the requirements for MP4.4
assessment and no upgrades are required; and
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• all mechanical plant is to be designed, selected, and located to achieve the recommended
noise limits12.
The noise expert has confirmed that the adoption of the above recommendations will result in
compliance with relevant noise criteria. Subject to the implementation of the above
recommendations, which can be conditioned, the proposed development will not cause any
unacceptable noise impacts offsite.
Odour Impact
The applicant has engaged Katestone Environmental Pty Ltd (Katestone) to conduct an Odour
Impact Assessment (OIA) for the proposed development (refer Appendix C). The purpose of the
OIA is to determine the potential for odour impacts caused by the Noosa Waste Water Treatment
Plant (WWTP). Further, to establish where the proposed Resort Complex could be located on the
subject land to ensure there are no unacceptable odour impacts that would occur to guests of the
“Boutique Hotel”.
The assessment was based on dispersion modelling to characterise meteorological conditions.
The odour emission rates were determined by odour sampling conducted at the Noosa WWTP.
The consultant has advised that the dispersion modelling results have been assessed against the
State government’s odour guideline. The following conclusions were drawn from the odour
assessment:
• Concentrations of odour at the accommodation area of the proposed development are predicted
to comply with the odour guideline at the façade of the hotel closest to the Noosa WWTP.
• Considering the likely hours of operation of the pool area, ground-level concentrations of odour
at the pool area of the proposed development are predicted to comply with the odour guideline.
• Considering the likely hours of operation of the tennis courts, ground-level concentrations of
odour at the tennis court area of the proposed development are predicted to comply with the
odour guideline.
• Odour concentrations are higher when wind speed is less than 2 m/s and the wind is from the
north and north-northeast and analysis of the meteorology of the region indicates that these
conditions generally occur in the early morning or in the evening.
• Adverse meteorological conditions are predicted to occur for approximately 3% of the time.13
(emphasis added)
Given the advice provided by the odour expert, the proposed “Boutique Hotel” will be located
outside the 2.5 odour contour as shown on Figure 7, above as taken from Plate 1 – Predicated
12 Noise Impact Assessment, Part 7, page 16
13 Odour Impact Assessment, Conclusion, page 21
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ground level odour concentration (99.5th percentile, 1-hour average) due to the location of the
Noosa WWTP14.
It is desirable that the proposed development is for visitor accommodation rather than permanent
residential accommodation. Therefore, guests will reside for a short duration, which means the
frequency and duration of exposure to a visitor to any potential odour from the Noosa WWTP is
much less than that of a permanent resident, and not likely to be a significant concern.
It is suggested to further manage and mitigate the potential for odour nuisance associated with
the Noosa WWTP, the following strategies will be implemented by the “Boutique Hotel”
development:
• Planting of dense vegetation to the south of Resort Drive, including plants with fine foliage
through the lower storeys to the canopy.
• Vegetated bunding or mound on the development site.
• The hotel will be responsible for any complaints of visitors in relation to odour and will deal with
them within the business.15
Dense landscaping is being provided under the proposed Landscape Management Plan provided
by the Place Design Group. The proposed “Boutique Hotel” operator will also be required to
manage any complaints received about odour (if any) from patrons attending the Resort Complex.
It is noted that since the commencement of the Noosa Springs Golf and Spa Resort no complaints
about odour have been received.
Planning Need
An Economic Impact Assessment (EIA) has been prepared by Lucid Economics for the proposed
development which is provided as Appendix A. The EIA has considered the Tourism Strategy
Noosa and the Noosa Local Economic Plan which seeks to support increased investment into
tourism product. The Tourism Strategy Noosa highlights a current shortage of accommodation
rooms as well as the need to focus on high-yielding visitors and deliver a world-class
accommodation product. The EIA advises that the “Boutique Hotel” aligns well with these
overarching strategic outcomes.
The EIA advises that the Noosa short-stay accommodation market has performed very well in
recent years, with occupancy stabilised around 75% and growth in Average Daily Rate (ADR)
averaging 6.5% per year over the last five years. With occupancy rates stable, strong growth in
ADR and a traditional seasonal market, it is likely that Noosa may have reached capacity in terms
of the accommodation market.
14 Odour Impact Assessment, Plate 1, page 23
15 Odour Impact Assessment, Conclusion, page 21
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A detailed audit of the existing accommodation supply in Noosa found a total of 3,821 rooms
across 158 properties. It also revealed a chronic shortage of full-service, luxury hotel
accommodation with the market dominated by serviced apartments.
In order for the Noosa tourism market to continue to grow and remain vibrant, additional hotel
room capacity is required. The EIA advises that it will be 2022 before the market returns to pre-
COVID levels and the pre-existing shortage of accommodation will re-emerge with a shortage of
671 rooms expected in 2022. By 2023, when the Noosa Springs “Boutique Hotel” is expected in
the market, the shortage will be for 683 rooms16.
The “Boutique Hotel” will deliver a 112 room, full-service, luxury hotel in Noosa. The proposed
development will provide considerable capacity to attract high yield and high spending visitors
and would represent one of the most significant investments in tourism product in the Noosa
area over the last decade.
The proposed “Boutique Hotel” will address the current significant lack of luxury, full-service hotel
product in the Noosa area. The EIA advises there is one property (out of 158) that provides a
luxury, full service hotel experience, which is the “Sofitel Noosa Pacific Resort” in Hastings Street.
Furthermore, the Noosa area suffers from a shortage of short-stay accommodation rooms and a
chronic shortage of high-end, luxury accommodation. The delivery of the “Boutique Hotel” will
greatly complement the existing accommodation offerings in the Noosa area.
It has been estimated by Lucid Economics that the “Boutique Hotel” will provide positive economic
benefits, including 202 jobs and $25.7 million during construction and 158 jobs and $14.3 million
once operational (in GRP terms). The proposed “Boutique Hotel” will represent an estimated
investment of $50 million. It is further advised that the proposed “Boutique Hotel” will greatly
augment the existing accommodation market and assist in growing the local tourism industry.
Given the strength of the local accommodation market in Noosa, the new “Boutique Hotel” will
not have a material impact on other existing properties in the market and the new rooms will be
easily absorbed by future market demand. The EIA states beyond the economic impacts there will
be numerous other economic benefits delivered by the “Boutique Hotel” development, including:
• Increase in luxury tourism product in Noosa: The Noosa Springs Boutique Hotel will increase
luxury tourism product in Noosa (first new, purpose built luxury hotel since 1989), thereby
increasing appeal to this market segment.
• Increase in luxury branding: The addition of a new, full-service luxury hotel will increase the
image and branding of Noosa as a luxury destination.
• Increase capacity for business events and weddings: While the existing Noosa Springs Golf
and Spa Resort accommodates business events and weddings, the addition of a full-service,
luxury hotel on site will dramatically increase the property’s ability to attract this market.
Events and weddings have been highlighted as key target groups by Tourism Noosa.
Activating the Noosa market mid-week through business events will unlock new areas of
demand and contribute towards Tourism Noosa’s goal of ‘value over volume’.
16 EIA, Executive Summary, pages i & ii
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• Increase profile of destination: A new luxury hotel will help to increase the profile of the
destination through marketing and news events. This project will represent the largest
private sector investment in tourism in Noosa for a decade and as such it will raise the profile
of the destination for investment.
• Increase in high spending visitors: The Noosa Springs Boutique Hotel will be a luxury, full
service hotel, which will allow the hotel to bring in additional high yield visitors. As a tourism
product, the project represents a significant increase in the capacity of Noosa to
accommodate these high spending visitors. As highlighted in Section 3, increasing high
yield/high spending visitors is a key strategic goal for Tourism Noosa and without luxury
product, this goal will be difficult to achieve.
• Increase business confidence: The Noosa Springs Boutique Hotel represents an investment
of $41.2 million. With such a significant investment, the project will boost local business
confidence and potentially act as a catalyst for further investment into tourism infrastructure
and product in Noosa.17
The proposed development will provide for high quality visitor accommodation in a location that
can be integrated with other facilities and infrastructure provided with the Noosa Springs Golf
and Spa Resort. The situation is unique in that the other infrastructure has already been provided
for the Resort Complex, with the “Boutique Hotel” providing for luxury accommodation and goes
some way of addressing the chronic shortage of this type of accommodation, which will provide
significant community benefit in the Noosa Heads locality. There is a real opportunity to provide
purpose built visitor accommodation that is integrated with the existing facilities, including an 18
hole championship golf course.
The site is located within the Noosa Heads locality, providing ready access to Hastings Street, the
pristine Main Beach and the many cafes, and restaurants. The site is about a 30 minute drive from
the Sunshine Coast Airport, which includes a new runway recently completed that will provide
ease of access for international tourists. Further, provides patrons with other opportunities in
terms of high quality visitor accommodation being integrated with the other facilities in the one
location. The proposed development responds to a strong community need and provides for
convenience, accessibility, additional choice for a range of high quality visitor accommodation
and other guest facilities in the one location, while maintaining a high level of residential amenity.
The proposed development has been designed to step up the existing slope, with five buildings
being compartmentalised around the lagoon pool while maintaining a building height that is
below the tree line. The proposed development will not have a significant impact upon the visual,
scenic and landscape amenity of the locality. Further, the proposed development has been
designed so the visitor accommodation is located outside the modelled 2.5 odour contour given
the proximity to the Noosa WWTP to the northeast. The odour expert has advised the expected
level of risk from the visitor accommodation being affected by odour during certain
meteorological conditions is approximately 3% of the time.
17 EIA, Executive Summary, page iii
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A significant portion of the proposed development is located within the Tourist Accommodation
Zone, which largely contains the existing facilities and infrastructure as shown in Figure 7, above.
It is not possible to provide the proposed visitor accommodation within the area of the site that
has been included within the Tourist Accommodation Zone without compromising other existing
facilities, which is undesirable. The existing facilities will ultimately form part of the Resort
Complex. The minor expansion of the catering facilities forming part of the existing kitchen
facilities within the club house is also located within the Tourist Accommodation Zone.
Under the Tourist Accommodation Zone Code, the subject site as a whole (Lot 4 on SP178340) is
identified as being suitable for a Resort Complex and or Short-term accommodation. While only
part of the site is included in the Tourist Accommodation Zone, all of the land is referred to as
being suitable for the above uses.
In the circumstances, given the location of the existing Noosa Springs Golf and Spa Resort
facilities, other parts of the site need to be utilised for the proposed “Boutique Hotel” which
ultimately will form part of the integrated Resort Complex. There is no other location in the Noosa
Heads area that is suitable for the proposed development that could be co-located and integrated
with the existing facilities, making the proposed development unique. There is limited if any land
available in the Noosa area that could utilised for a Resort Complex, with the exception of the
protected Resort Complex site in Serenity Close within “Settlers Cove”, which might not provide
for high end luxury accommodation.
There is a significant demand and an existing lack of choice for high quality luxury visitor
accommodation within the Noosa area, in particular Noosa Heads, and is well located in that
regard. Further, there is substantial community benefit that will be provided by the proposed
development, which will have minimal environmental impacts and limited if any visual amenity or
residential amenity impacts. In my opinion, there is an economic, community and planning need
for the proposal, which is relevant in circumstances where part of the development is located
outside the Urban Boundary18.
Summary and Relevant Matters
The proposed Resort Complex provides for a “Boutique Hotel” for 112 full service rooms and other
facilities as an integrated development with the existing facilities and infrastructure that comprise
the Noosa Springs Golf and Spa Resort. These uses operate in conjunction with the 18 hole
championship golf course located on the adjoining land (Lot 4 on SP178340). While the golf
course land (Lot 3 on SP178340) does not form part of the application, the applicant has advised
that both Lots 3 and 4 on SP178340 are under covenant, under the control of the owner, and
cannot be sold separately. It is noted that the current development approval (17380 DA) for the
existing club house and other facilities is also over the subject land (Lot 3 on SP178323).
The proposed development provides purely for visitor accommodation which is consistent with
the intent of the Tourist Accommodation Zone over part of the subject land. Under the Tourist
Accommodation Zone Code, the whole of the subject land is identified being protected for a
Resort Complex and Short-term accommodation to the general exclusion of other development.
18 Strategic Framework, part 3.2.2, page 23
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Part of the proposed “Boutique Hotel” is located within this zone, which provides for a building
height of three storeys and 12m. It is accepted that the proposed Resort Complex is not consistent
with Recreation and Open Space Zone, where a substantial part of the proposed development is
to be located.
The application has considered the following issues:
• the Economic Impact Assessment has confirmed that the proposed “Boutique Hotel”
provides considerable economic benefits for the Noosa area through the 112 increase in
luxury room supply that will be easily absorbed by the market with only limited or marginal
impacts on other existing properties;
• the height of buildings survey, photographs and photomontages show the proposed
building height is less than that of “Parkridge Noosa” which is generally located along the
ridgeline to the south, is below the tree and skyline, and will not have an unacceptable
impact upon visual, landscape or scenic amenity when viewed off the site from within
Noosa Springs, Lake Weyba or Weyba Creek. Further, will present generally as two storeys
to Resort Drive, which is desirable;
• the Terrestrial Ecology Assessment has confirmed the proposed development will not
cause significant environmental harm, but an environmental offset is required for the
removal of some NJKHTs on the northern part of the site. This offset will result in a net
gain and benefit by providing koala habitat in a more desirable location, which is
anticipated under the Biodiversity, Waterways and Wetlands Code, in circumstances where
some environmental impact is unavoidable;
• the Noise Impact Assessment has confirmed the proposed development will not cause
unacceptable noise or amenity impacts to nearby residential properties;
• the Odour Impact Assessment has modelled the odour impact from the Noosa WWTP,
with the proposed “Boutique Hotel” located outside the 2.5 odour contour line, with
adverse meteorological conditions predicted to occur no more than 3% of the time;
• the extent of earthworks on the site will be minimised but will result in the disturbance of
a large area of the site, most of which is has already been disturbed and developed. It is
intended to retain some of existing native vegetation to the north and east of the subject
land where possible, with a substantial amount of landscaping to be provided within the
development site;
• subject to the implementation of the recommendations of the Bushfire Hazard Assessment
the proposed development will not be subject to an unacceptable risk from bushfire;
• the Engineering Report confirms the proposed development can be adequately serviced
and stormwater and water quality can be managed using existing infrastructure including
the Noosa Springs internal lake system;
• the Traffic Engineering Assessment has confirmed sufficient parking will be provided along
with other parking and transport related strategies to be implemented with the operation
of the Resort Complex. Further, the proposed development will not have an adverse
impact on the external traffic network; and
• the proposed “Boutique Hotel” will incorporate desirable sustainable building and
management measures including the provision of a 100kw solar system in the form of a
roof over 60 parking spaces and a 135kl water storage system for the topping up the
lagoon pools.
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When read as a whole, the proposed development is consistent with the planning intentions for
the land, in particular the Tourist Accommodation Zone where a Resort Complex is specifically
contemplated to the exclusion of other development. The subject land is well located within an
urban area of Noosa Heads, which is the primary tourist destination for Noosa.
To the extent there is any inconsistency with the planning scheme, on balance, discretion is
warranted having regard to a number of relevant matters including:
• the recently constructed “Parkridge Noosa”, while a substantial development located
within the Tourist Accommodation Zone will not provide the level of visitor
accommodation expected and intended under the planning scheme;
• the proposed “Boutique Hotel” will be the first purpose built luxury hotel in Noosa since
the “Sofitel” in Hastings Street, which was originally built in 1989, and represents a
substantial investment in tourism in the Noosa area for many years;
• the proposed development is integrated with the existing Noosa Springs Golf and Spa
Resort facilities which provides for economies of scale and efficient use of land and existing
infrastructure for purely visitor accommodation in a highly desirable location;
• while the subject land is partly located within the Recreation and Open Space Zone, visitor
accommodation in the form of nature based tourism and a tourist park, a food and drink
outlet and outdoor sport and recreation uses are consistent uses in this zone;
• the subject land as a whole is specifically identified as being protected for visitor
accommodation purposes in the form of a Resort Complex or Short-term Accommodation
with the proposed development being consistent with that planning intent;
• the proposed development is consistent with other planning strategies under the planning
scheme which seek to protect the amenity and maintain residential areas for permanent
residential living and not be compromised by short-term visitor accommodation uses;
• there are a limited number of sites in the Noosa area and in the Noosa Heads locality in
particular, including the subject site, which are sought to be protected for visitor
accommodation;
• of the sites that are specifically protected for visitor accommodation purposes, there is
only one other site in Noosa Heads within “Settlers Cove” (3-7 Serenity Close) that is vacant
where a purpose built Resort Complex could be established; however, this site does not
enjoy the existing facilities and infrastructure offered by the Noosa Springs Golf and Spa
Resort making the site unique in that regard;
• the proposed development will have a low environmental impact and has been designed,
will be constructed, and operated in a sustainable manner;
• the proposed development will have the capacity to attract high yield/high spending
visitors and would represent one of the most significant investments in tourism product
in the Noosa area over past decade;
• the proposed “Boutique Hotel” addresses a significant demand for a full-service hotel
product in the Noosa area where there is a shortage of short-stay accommodation rooms
and a chronic shortage of high-end luxury accommodation;
• the proposed “Boutique Hotel” will provide a variety of positive economic benefits,
including 202 jobs and $25.7 million during construction and 158 jobs and $14.3 million
once operational (in GRP terms);
• there is a strong community need for the proposed “Boutique Hotel” given the chronic
shortfall and demand for modern luxury accommodation in the Noosa area, with the
development well located within an urban area of Noosa Heads, which has good
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accessibility to Hastings Street, Main Beach, and the many restaurants and shops in the
locality and is about a 30 minute drive from the Sunshine Coast Airport;
• the existing Noosa Springs Golf and Spa Resort facilities are located within the Tourist
Accommodation Zone and integral to the Resort Complex, and it is not possible for the
entire “Boutique Hotel” to be provided in the same location;
• it is necessary for part of the proposed “Boutique Hotel” to extend into the Recreation and
Open Space Zone, with the visitor accommodation to be integrated with the existing
Noosa Springs Golf and Spa Resort facilities, including the 18 hole championship golf
course, which is highly desirable;
• the proposed development will not result in any unacceptable impacts upon the amenity
of the area or environmental values, including visual, landscape or scenic amenity;
• an environmental offset is to be provided for the loss of Non Juvenile Koala Habitat Trees
(NJKHTs) within the isolated pocket of remanent vegetation to the north which will result
in a net gain of koala habitat in a more desirable location;
• there is limited land available within the urban area of Noosa Heads that could
accommodate the proposed “Boutique Hotel”, and no land that has the attributes offered
by the subject land which contains the existing Noosa Springs Golf and Spa Resort facilities
and infrastructure;
• there is a strong economic, community and planning need for the proposed development
in this location with the subject land being specifically identified for visitor accommodation
as a Resort Complex under the planning scheme; and
• while part of the “Boutique Hotel” is located outside the Urban Boundary, there is a high
level of community need to luxury visitor accommodation to be provided within the Noosa
Heads Locality.
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Table 1 – Overlay Mapping
Overlay Map Legend
Biodiversity, waters and wetlands
Bushfire Hazard Area
Landslide Hazard Area
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