Response to further submisison made.pdf

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 “Specialised advice, practical solutions”




Consequently, the Council could be misled by the submitters if staff and the applicant are not
able to correct any false or misleading statements.

It is requested that if the submitters are allowed to make a deputation at a Council meeting,
which would be highly unusual, that this occur at the Environment and Planning Committee,
to allow time for the applicant to formally respond before the General Committee or the
Ordinary meeting, should that be necessary. As will be revealed by the advice provided below,
including by an experienced hotel consultant, the assumptions and comments made in the
submission are wrong and misleading.

Visual Amenity

As discussed at the site inspection, the relocated tennis courts including the lights will not be
visible from the residential areas towards the west or from the “Oasis” estate to the northwest.
This is because of the vegetation surrounding the site including rows of mature vegetation
along the fairways, which mostly screen the development. Further, it is unlikely that the tennis
courts including the lights will be visible from the “Park Ridge Noosa” development for reasons
explained below.




Figure 1 – Extract of East Elevation (Drawing No. DA20.1, Rev 12)

In terms of the height of the tennis court lighting, the reduced level of the lights is RL31.90m
(AHD). The reduced level of Building P2 at its highest point is 36.18m (AHD) (refer Figure 1).
Consequently, the most elevated tennis court light is about 4.28m lower than Building P2.

An extract of the amended photomontage provided with the minor change to the application
is provided below as Figure 2. The photomontage shows the Building P2 viewed from within
the golf course in the location where this building is most visible (according to the visual
amenity expert). As can be seen from the photomontage, the majority of the proposed


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16022 – Noosa Springs “Boutique Hotel” Response to further submission


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Adamson
Town Planning

“Specialised advice, practical solutions”

Consequently, the Council could be misled by the submitters if staff and the applicant are not
able to correct any false or misleading statements.

It is requested that if the submitters are allowed to make a deputation at a Council meeting,
which would be highly unusual, that this occur at the Environment and Planning Committee,
to allow time for the applicant to formally respond before the General Committee or the
Ordinary meeting, should that be necessary. As will be revealed by the advice provided below,
including by an experienced hotel consultant, the assumptions and comments made in the
submission are wrong and misleading.

Visual Amenity

As discussed at the site inspection, the relocated tennis courts including the lights will not be
visible from the residential areas towards the west or from the “Oasis” estate to the northwest.
This is because of the vegetation surrounding the site including rows of mature vegetation
along the fairways, which mostly screen the development. Further, it is unlikely that the tennis
courts including the lights will be visible from the “Park Ridge Noosa” development for reasons
explained below.

37550
35650 se 8 P3 |
7

   
 
 
    

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_o oe ree Dp

a= P2- Assumed NGL
Pe cue ox ener esecn. Hao! 23700 under roof ridge _
i
P2- Assumed NGL ine

21250 under roof ridge

 

 

 

 

 

 

 

 

 

 

 

 

Figure 1 — Extract of East Elevation (Drawing No. DA20.1, Rev 12)

In terms of the height of the tennis court lighting, the reduced level of the lights is RL31.90m
(AHD). The reduced level of Building P2 at its highest point is 36.18m (AHD) (refer Figure 1).
Consequently, the most elevated tennis court light is about 4.28m lower than Building P2.

An extract of the amended photomontage provided with the minor change to the application
is provided below as Figure 2. The photomontage shows the Building P2 viewed from within
the golf course in the location where this building is most visible (according to the visual
amenity expert). As can be seen from the photomontage, the majority of the proposed

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16022 — Noosa Springs "Boutique Hotel” Response to further submission

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development will be screened from view, with the upper level of Building P2 being partly
visible.

While the tennis courts have been relocated and are elevated above the upper carpark levels,
this will not change the visual appearance from the residential properties to the west, being
lower than the tree line to the left (refer Figure 2). The tennis courts will also be mostly
screened by vegetation from Links and Resort Drive, having a setback of 15.6m at the closet
point. The tennis courts will be visible near the entry; however, this area is generally screened
by vegetation in the road reserve, which is to be retained.




Figure 2 – Extract of Photomontage VP01 which shows the visible portion of Building P2




Figure 3 – Extract of Aerial View Showing Vantage Point Locations

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16022 – Noosa Springs “Boutique Hotel” Response to further submission


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Adamson
Town Planning

“Specialised advice, practical solutions”

development will be screened from view, with the upper level of Building P2 being partly
visible.

While the tennis courts have been relocated and are elevated above the upper carpark levels,
this will not change the visual appearance from the residential properties to the west, being
lower than the tree line to the left (refer Figure 2). The tennis courts will also be mostly
screened by vegetation from Links and Resort Drive, having a setback of 15.6m at the closet
point. The tennis courts will be visible near the entry; however, this area is generally screened
by vegetation in the road reserve, which is to be retained.

 

Figure 3 — Extract of Aerial View Showing Vantage Point Locations

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It is evident from the photomontage above, that the tennis courts, including the lights will not
be visible off the site when viewed from the west because of the vegetation screening to the
west of the site and from the rows of vegetation beside the fairways within the golf course
(refer Figure 3).

The proposed tennis courts including the fencing remain below the 8m height requirement;
however, the tennis court lighting will exceed the 8m height requirement. The lights will be
hooded as is normally the case to prevent light spillage. The lights will not adversely impact
residents at “Park Ridge Noosa” or the “Oasis” residential development, which is well removed
to northwest. It is noted the tennis court lights are about 5.65m below Building P3 and 7.72m
below Building P4 and therefore not likely to be visible from the “Park Ridge Noosa”
development (refer West Elevation – DA2.02, Rev 12).

With respect to the issues raised in the further submission made, the following comments are
provided.

Function Facility

The application made is for a material change of use for a Resort complex (106 units), Bar,
Food and drink outlet and Outdoor sport and recreation (4 tennis courts). The application does
not include a Function facility as separately defined under the Noosa Plan. The definition of a
Resort Complex means the use of premises:

    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).

It is noted the above definition includes function facilities. As stated in the application material,
it has always been intended that the Resort Complex would provide accommodation and
ancillary facilities for guests as intended by the definition. The proposed development includes
the definitions of a Bar and Food and drink outlet as lodged, at the request of Council, but
these facilities are intended to be used by guests staying at the resort.

The application material clearly states the proposed development is to operate as an
integrated development utilising the existing facilities at the Noosa Springs Golf and Spa
Resort located on the same land. This includes the restaurant and bar, conference and function
facilities, golf course and golf shop, and day spa. Further, the four (4) existing tennis courts are
being replaced elsewhere onsite.

It is not intended to replicate other facilities that are already available for use and these uses
have been considered collectively in the assessment of carparking by the traffic engineers. The

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16022 – Noosa Springs “Boutique Hotel” Response to further submission


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“Specialised advice, practical solutions”
p P Adamson

Town Planning

It is evident from the photomontage above, that the tennis courts, including the lights will not
be visible off the site when viewed from the west because of the vegetation screening to the
west of the site and from the rows of vegetation beside the fairways within the golf course
(refer Figure 3).

The proposed tennis courts including the fencing remain below the 8m height requirement;
however, the tennis court lighting will exceed the 8m height requirement. The lights will be
hooded as is normally the case to prevent light spillage. The lights will not adversely impact
residents at “Park Ridge Noosa” or the “Oasis” residential development, which is well removed
to northwest. It is noted the tennis court lights are about 5.65m below Building P3 and 7.72m
below Building P4 and therefore not likely to be visible from the “Park Ridge Noosa”
development (refer West Elevation —- DA2.02, Rev 12).

With respect to the issues raised in the further submission made, the following comments are
provided.

Function Facility

The application made is for a material change of use for a Resort complex (106 units), Bar,
Food and drink outlet and Outdoor sport and recreation (4 tennis courts). The application does
not include a Function facility as separately defined under the Noosa Plan. The definition of a
Resort Complex means the use of premises:

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).

It is noted the above definition includes function facilities. As stated in the application material,
it has always been intended that the Resort Complex would provide accommodation and
ancillary facilities for guests as intended by the definition. The proposed development includes
the definitions of a Bar and Food and drink outlet as lodged, at the request of Council, but
these facilities are intended to be used by guests staying at the resort.

The application material clearly states the proposed development is to operate as an
integrated development utilising the existing facilities at the Noosa Springs Golf and Spa
Resort located on the same land. This includes the restaurant and bar, conference and function
facilities, golf course and golf shop, and day spa. Further, the four (4) existing tennis courts are
being replaced elsewhere onsite.

It is not intended to replicate other facilities that are already available for use and these uses
have been considered collectively in the assessment of carparking by the traffic engineers. The

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existing development approval for the Noosa Springs Golf and Spa Resort currently provides
for conferences and functions, which has always been the case since the commencement of
this development.

Attached is a letter from an experienced hotel consultant, Tuscan, with an accompanying
marked up plan (refer Attachment 1). The consultant concludes that … the lobby level areas
are allocated to a number of uses for hotel operations and guest food and beverage. The
proposition that the hotel has created a competing function facility to the existing clubhouse
function facilities is not supported by the uses and areas allocated. To the contrary, care has been
taken to exclude meeting facilities or function rooms, with a food and beverage service as a
satellite operation of the clubhouse.

Other Issues

With respect to the other issues raised in the submission, the following comments are
provided:

1. With respect to the two (2) 19 bay overflow parking areas towards the east and south with
   access and egress off Resort Drive, these overflow parking areas have always been shown
   on the proposal plans and are not new. These parking spaces will be used as overflow
   parking as explained in the application material. At times staff could be directed to park in
   these locations when events and functions are being held at the Noosa Springs Golf and
   Spa Resort. The overflow parking forms part of the integrated development to be used on
   an adds needs basis and prevent parking off the site. An accessible pathway is provided to
   these overflow parking areas as required.

2. The relocation of the tennis courts has allowed for more useable open space to be made
   available for guests, which is desirable, given the koala habitat trees are now being
   retained. While the 19 Non-Juvenile Koala Habitat Trees (NJKHTs) are being retained, this
   does not mean the area at ground level cannot be used for passive recreation by guests at
   the resort as proposed. This area of the site requires understorey management to remove
   existing weeds and for bushfire mitigation purposes. It is also noted that the entire site is
   fenced from the bushland area to the north and east and separated by Resort Drive;
   however, koala could still pass through the site.

3. With respect to the comments made about the use of the pool area and the ground floor
   foyer being used for functions, this issue has been addressed above, with an experienced
   hotel consultant providing advice throughout the design phase of the development (refer
   Attachment 1). It is also noted the submitter has highlighted a large, landscaped garden
   within the purported function area, in error, which is not being used for seating.

4. With respect to the comments made about the commercial kitchen, the hotel consultant
   has addressed this issue (refer above). The application material provides for the expansion
   of the main commercial kitchen within the existing Club House where the main meal

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16022 – Noosa Springs “Boutique Hotel” Response to further submission


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“Specialised advice, practical solutions”
p P Adamson

Town Planning

existing development approval for the Noosa Springs Golf and Spa Resort currently provides
for conferences and functions, which has always been the case since the commencement of
this development.

Attached is a letter from an experienced hotel consultant, Tuscan, with an accompanying
marked up plan (refer Attachment 1). The consultant concludes that ... the lobby level areas
are allocated to a number of uses for hotel operations and guest food and beverage. The
proposition that the hotel has created a competing function facility to the existing clubhouse
function facilities is not supported by the uses and areas allocated. To the contrary, care has been
taken to exclude meeting facilities or function rooms, with a food and beverage service as a
satellite operation of the clubhouse.

Other Issues

With respect to the other issues raised in the submission, the following comments are
provided:

1. With respect to the two (2) 19 bay overflow parking areas towards the east and south with
access and egress off Resort Drive, these overflow parking areas have always been shown
on the proposal plans and are not new. These parking spaces will be used as overflow
parking as explained in the application material. At times staff could be directed to park in
these locations when events and functions are being held at the Noosa Springs Golf and
Spa Resort. The overflow parking forms part of the integrated development to be used on
an adds needs basis and prevent parking off the site. An accessible pathway is provided to
these overflow parking areas as required.

2. The relocation of the tennis courts has allowed for more useable open space to be made
available for guests, which is desirable, given the koala habitat trees are now being
retained. While the 19 Non-Juvenile Koala Habitat Trees (NJKHTs) are being retained, this
does not mean the area at ground level cannot be used for passive recreation by guests at
the resort as proposed. This area of the site requires understorey management to remove
existing weeds and for bushfire mitigation purposes. It is also noted that the entire site is
fenced from the bushland area to the north and east and separated by Resort Drive;
however, koala could still pass through the site.

3. With respect to the comments made about the use of the pool area and the ground floor
foyer being used for functions, this issue has been addressed above, with an experienced
hotel consultant providing advice throughout the design phase of the development (refer
Attachment 1). It is also noted the submitter has highlighted a large, landscaped garden
within the purported function area, in error, which is not being used for seating.

4. With respect to the comments made about the commercial kitchen, the hotel consultant
has addressed this issue (refer above). The application material provides for the expansion
of the main commercial kitchen within the existing Club House where the main meal

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    preparation is to occur for the integrated development. Functions/conferences will
    continue to be held at the Club House as has always been the case, along with the existing
    restaurant facility. The kitchen facilities in the resort will be a satellite kitchen, which is
    reasonably expected with any resort development.

5. The proposed development once approved will be required to comply with the
   requirements of the Building Code of Australia in order to obtain a development permit
   for building works. The comments made in the submission about this issue are not relevant
   for a development application for a material change of use, with the development
   designed by an experienced architect in hotel design.

6. With respect the comments made in Table 1, the following comments are also provided,
   as relevant:

        a. As explained above, the proposed design of the tennis courts is entirely appropriate
           in circumstances where the NJKHTs are being protected and do not exceed 8m in
           height with the lights hooded to prevent offsite impacts. The use of the ground
           level in this location is appropriate given there are no other environmental values
           on this part of the land, which forms part of the proposed integrated resort
           development with tennis courts and a carpark to the west, existing lawn areas, pool,
           and accommodation to the south.

        b. As explained above, the existing clubhouse facilities and restaurant can be used for
           functions which will form part of the integrated Resort Complex. The Landscape
           Concept Plan shows lawn areas within existing cleared areas within the site. The use
           of these areas as part of the resort development is entirely appropriate now that
           the tennis courts have been relocated from this area.

        c. As explained above, the only change made to the design more recently since being
           publicly notified is the relocation of the tennis courts to above the upper parking
           areas, in order to retain the NJKHTs. No other changes have been made to the
           proposal and the comments made about the … presence of a 500 seat function
           facility… are false and misleading. While the changes made are minor, these
           changes were made in response to a further request for information made by the
           Council. Consequently, consistent with the Development Assessment Rules the
           changes do not affect the assessment process.

        d. The environmental and acoustic effects from the proposed development have been
           addressed in the application material. Offset planting is proposed within the golf
           course as recommended by Dr Watson who is an experienced and suitably qualified
           ecologist. The additional planting of Koala and Black Cockatoo feed trees in the
           golf course will provide significant community benefit. The comments made by the
           submitter are not substantiated by any evidence.


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“Specialised advice, practical solutions”
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Town Planning

preparation is to occur for the integrated development. Functions/conferences will
continue to be held at the Club House as has always been the case, along with the existing
restaurant facility. The kitchen facilities in the resort will be a satellite kitchen, which is
reasonably expected with any resort development.

5. The proposed development once approved will be required to comply with the
requirements of the Building Code of Australia in order to obtain a development permit
for building works. The comments made in the submission about this issue are not relevant
for a development application for a material change of use, with the development
designed by an experienced architect in hotel design.

6. With respect the comments made in Table 1, the following comments are also provided,
as relevant:

a. As explained above, the proposed design of the tennis courts is entirely appropriate
in circumstances where the NJKHTs are being protected and do not exceed 8m in
height with the lights hooded to prevent offsite impacts. The use of the ground
level in this location is appropriate given there are no other environmental values
on this part of the land, which forms part of the proposed integrated resort
development with tennis courts and a carpark to the west, existing lawn areas, pool,
and accommodation to the south.

b. As explained above, the existing clubhouse facilities and restaurant can be used for
functions which will form part of the integrated Resort Complex. The Landscape
Concept Plan shows lawn areas within existing cleared areas within the site. The use
of these areas as part of the resort development is entirely appropriate now that
the tennis courts have been relocated from this area.

c. As explained above, the only change made to the design more recently since being
publicly notified is the relocation of the tennis courts to above the upper parking
areas, in order to retain the NJKHTs. No other changes have been made to the
proposal and the comments made about the ... presence of a 500 seat function
facility... are false and misleading. While the changes made are minor, these
changes were made in response to a further request for information made by the
Council. Consequently, consistent with the Development Assessment Rules the
changes do not affect the assessment process.

d. The environmental and acoustic effects from the proposed development have been
addressed in the application material. Offset planting is proposed within the golf
course as recommended by Dr Watson who is an experienced and suitably qualified
ecologist. The additional planting of Koala and Black Cockatoo feed trees in the
golf course will provide significant community benefit. The comments made by the
submitter are not substantiated by any evidence.

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        e. As explained above, there has been no changes made to the development proposal
           since public notification with 106 units being provided, which has been reduced
           from 112 units. There is no increase in the expected number of patrons to use the
           resort facility as claimed, in fact the number of guests attending the site has been
           reduced. Further advice about any associated noise impacts was provided by ASK
           Acoustic and Air Quality consultants, in September 2022. Again, the submitter’s
           concerns with respect to adverse noise impacts are not substantiated in any way.

Summary

In summary, the proposed tennis courts will not have an adverse visual amenity impact off the
site and will not cause adverse lighting or noise impacts. All lights are to be hooded and hours
of operation of the tennis courts and swimming pool are to be imposed as discussed and
agreed previously with the applicant.

The submitter’s comments made about the proposed development providing for an additional
500 person function facility within the proposed development are unfounded and misleading.

It has always been intended to provide a resort complex with accommodation and other
recreational facilities to complement the existing onsite facilities and not duplicate those
facilities. The proposed “Boutique Hotel” will complement the existing facilities at the Noosa
Golf and Spa Resort and will provide substantial community benefit, being the first “5-Star”
resort provided in the Noosa area for many years.

Please advise if you have any concerns about the proposal.

Yours faithfully


Shane Adamson
Shane Adamson (BEngTech, GDURP, MPIA, MQELA)
Town Planning Specialist
Director - Adamson Town Planning Pty Ltd




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“Specialised advice, practical solutions”
p P Adamson

Town Planning

e. As explained above, there has been no changes made to the development proposal
since public notification with 106 units being provided, which has been reduced
from 112 units. There is no increase in the expected number of patrons to use the
resort facility as claimed, in fact the number of guests attending the site has been
reduced. Further advice about any associated noise impacts was provided by ASK
Acoustic and Air Quality consultants, in September 2022. Again, the submitter's
concerns with respect to adverse noise impacts are not substantiated in any way.

Summary

In summary, the proposed tennis courts will not have an adverse visual amenity impact off the
site and will not cause adverse lighting or noise impacts. All lights are to be hooded and hours
of operation of the tennis courts and swimming pool are to be imposed as discussed and
agreed previously with the applicant.

The submitter's comments made about the proposed development providing for an additional
500 person function facility within the proposed development are unfounded and misleading.

It has always been intended to provide a resort complex with accommodation and other
recreational facilities to complement the existing onsite facilities and not duplicate those
facilities. The proposed “Boutique Hotel” will complement the existing facilities at the Noosa
Golf and Spa Resort and will provide substantial community benefit, being the first "5-Star”
resort provided in the Noosa area for many years.

Please advise if you have any concerns about the proposal.

Yours faithfully

Shaue Aedamsou

Shane Adamson (BEngTech, GDURP, MPIA, MQELA)
Town Planning Specialist
Director - Adamson Town Planning Pty Ltd

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16022 — Noosa Springs "Boutique Hotel” Response to further submission