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response to information request - Noosa Lakes
2 November 2021 Wilhelm Koschade Noosa Council [email protected] RE: Response to Information Request MCU21/0162 – Lots 0 and 95/3 Hilton Tce, Tewantin (Noosa Lakes Resort Convention Centre) Council issued a further advice request on 22 October 2021. A site meeting was then held on the 27 October to clarify many of the issues raised, The applicant provides the following additional information in response to the items: 1. Provide further assessment to address carparking numbers. 2. Provide further assessment to address carparking availability. 5. Amend the plans and subsequent car parking calculations to capture the total use area as defined by the planning scheme. The use area plans on the ground level have been amended to account for an additional 70m2 of gross floor area. This area is associated with the museum entrance walkaway and the restaurant thoroughfare areas, which cannot be used for tables and chairs because of fire access requirements. Figure.1 Additional 70m2 of gross floor area marked in yellow
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The amended summary of the proposed parking is provided below:
Table.1 Updated carparking and use table
Use GFA/Use area Planning scheme req. Provided
Food and Drink 88m² use area 1 space per 20m² of use area =
outlet 4.4
Indoor sport and 460m² 1 space per 20m² = 23
recreation
Office 215m² 1 space per 20m² = 10.75
Community Use 540m² (+70m2) 1 space per 20m² = 27
Total = 65.15 Total of 35 exclusive use
65 spaces spaces plus 48 spaces for
visitors throughout the
resort.
Total provided = 83
spaces
The application is provided as an integrated application which includes the body corporate
areas of the existing resort. The main carparking area is located to the east of the building
and the newly renovated deck area providing access to the front of the building (along the
western and northern frontage).
The Accepted development parking rates of the Driveways and Parking Code does not
accurately account for mixed use developments within existing buildings. The following
table provides assessment against the relevant Performance Outcome PO6.
Table.2 Carparking assessment
Performance Outcome Comment
PO6 - seeks for sufficient parking is provided
having regard to the specific of the use
including –
i. The type and intensity of land use; The building is to continue to operate as an
integrated development with the existing
Noosa Lakes Resort units and will share visitor
parking spaces.
ii. Any existing parking available on the There are 38 parking spaces located
site immediately outside the building and a further
48 provided for use by both the existing units
and the existing convention centre for overflow
parking.
iii. Hours of operation The various uses are also anticipated to
iv. Likely number of users operate at peak capacity at different times with
the following estimated times:
Food and Drink Outlet (5 spaces)
- 12pm to 2pm and 5pm to 9pm
Museum (27 spaces)
- 10am to 4pm with peak during
functions between 6pm to 12am
Office (11 spaces)
- 9am to 4pm weekdays
Gymnasium (23 spaces)
- 6am to 6pm
94 units (94 carports and 23 visitor spaces)
- 5pm to 8am
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The museum is the largest user of parking
spaces, however based on daily foot traffic the
only times the museum is full is during
occasional events after 6pm.
The peak periods for the combined uses will be
between 12pm and 2pm (~35 spaces) and
during museum functions after 6pm
occasionally (~38 spaces).
v. Accessibility to the site by means other There is a bus stop located on Hilton Terrace
than private motor vehicle directly outside the site with the 626, 627 and
601 bus routes meaning a regular 10-minute
interval allowing access to the site. A
pedestrian crossing is also located directly
opposite the site allowing access to the main
walking and riding network.
vi. The peak parking demand periods of The peak parking demand periods will mostly
users on the site occur during museum function events.
Consultation and site management will occur
during these times to ensure overflow parking
is appropriately managed between the
residential/visitor parking spaces and event
parking.
vii. The availability of alternative car parking A further 26 spaces are provided directly
adjoining the site in Earl Street and overflow
event parking in Hilton Esplanade.
The visitor parking on body corporate land will be managed to ensure the integrated facility
does not result in parking impacts for either the short term accommodation units or
businesses. The development provides for sufficient parking having regard to the specific
uses. The plan below shows the availability of up to 109 spaces in the immediate area to
cater for larger functions associated with the museum.
Figure.2 Visitor parking spaces
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3. Provide an updated plan set to include am upper-level floor plan.
Plan TP202 shows the existing fitout of the first floor with 14 small office uses (representing
less than 20% of total floor area). The central museum space is filled with vintage
surfboards and takes up the majority of the upstairs spaces for the community use.
Figure.3 First Floor Plan
4. Provide further assessment which demonstrates the proposed Office use is
consistent with the Overall Outcomes of the Tourist Accommodation Zone
Code and the Tewantin Local Plan Code.
The proposal involves reusing the existing convention centre building to cater for a variety
of identified consistent uses in the Tourist Accommodation zone. An assessment against
the relevant Purpose and Overall Outcomes is provided below.
6.3.4.2 Purpose and overall outcomes
1. The purpose of the Tourist accommodation zone is to provide for:
1. short-term accommodation; and
2. community uses, and small-scale services, facilities and infrastructure, to
support short-term accommodation and tourist attractions.
The application is supported by the body corporate for the existing 94 short and long term units on the site.
The site will continue to be used predominantly for short term accommodation and the proposed community
use and small-scale business uses will complement the visitor experience onsite, as well as providing for users
from outside the site to enjoy the uses located along Hilton Tce.
2. The overall outcomes sought for the Tourist accommodation zone are as follows:
1. Development provides for a mix of medium to high density visitor
accommodation in the form of resorts, hotels and short-term
accommodation such as hostels and self-contained holiday units.
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The proposal is for a mix of consistent commercial uses with the predominant use being for short term
accommodation associated with the Noosa Lakes Resort.
2. Visitor accommodation in the urban areas is supported by a mix of business
activities which create a vibrant atmosphere and complement and enhance the
function and attractiveness of the area as a visitor destination. Cafes,
restaurants, entertainment, function facilities and complementary shopping and
personal services cater to the needs of visitors as well as Noosa Shire
residents enjoying these areas.
The proposal is for a mix of consistent business and community activities that complements Noosa’s tourism
offering. There are currently no food and drink offerings on the site and the location of the restaurant at the
front of the site will complement and enhance the existing units (with some of the units not allowed to provide
for self-contained cooking facilities). The small offices are designed for month to month /week to week
contracts allowing for visitors to attend to some work while also holidaying in the area – there are no long term
leases in the offices; the offices represents less than 20% of the total commercial offering not competing with
other business centres; and is located upstairs and associated with the surf museum. The gymnasium will
also complement the onsite visitor experience as well as catering for some offsite patrons (similar to a day spa
or PT Gym at an integrated resort).
3. Business activities are ancillary to visitor accommodation and should be of a
nature and scale compatible with the mixed-use character and coastal amenity
of the area and not compromise the viability of the Noosa Shire centres
hierarchy by introducing activities at a scale that should be accommodated
within a centre. No business uses are appropriate on 215 David Low Way,
Peregian Beach.
The business uses include the food and drink outlet on the ground floor (16%) and offices on the first floor
(15%), which make up only a small percentage of the 1,375m2 of total gross floor area. These small areas
complement the 94 visitor accommodation units and are of a scale that do not compromise or compete with
the nearby centres. The applicant is agreeable to accept condition regarding the size and use of the onsite
businesses including:
The offices must be of a scale and nature compatible with the mixed-use character, with no more
than 20% of the gross floor area of the building to be used for office use.
4. Development contributes to the economy of the Shire through the tourism and
hospitality sectors and integrates with nearby public recreation and open
space, promoting low impact nature and water-based recreation activities.
The reuse of the building contributes to the economic, cultural and tourism offerings. The site is well connected
to the Noosa Marina and art gallery in Tewantin via the public walkway bridge over Lake Doonella.
5. In urban areas development incorporates a high standard of urban and
landscape design that creates attractive, functional buildings and places with
active or landscaped streetscapes whilst maintaining a human scale at street
level.
The proposal seeks to integrate the 30-year-old building into the streetscape with minor frontage and
landscape works to create an attractive functional building that encourages connection with Hilton Tce.
6. The design of development ensures car parking does not visually dominate
street frontages and promotes and facilitates safe and accessible walking,
cycling and public transport use where relevant.
The existing carparking is located at the rear of the building and screened from the Major Road Network. The
proposal integrates with the Hilton Tce streetscape and pathways along the Noosa river.
7. Development enhances the experience of the specific features and values that
attract tourists to the locality including the Noosa River, beaches and national
parks.
The surf museum enhances the specific features and values that attract tourists to Noosa. The reuse of the
building is energy efficient with solar panels on the roof and reuse of the building the most efficient way of
upcycling (rather than demolition and rebuild). The variety of uses within the building add interest and variety
to this part of the Tourist Accommodation zone.
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Figure.3 Table of Assessment demonstrating each of the uses are consistent within the
Tourist Accommodation zone.
Pursuant to the Development Assessment Rules, the applicant has given the assessment
manager the information requested in the information request. Please provide the
adjoining owners details for public notification at your earliest convenience.
If you have any further queries in relation to the above, please do not hesitate to contact
myself.
Regards,
Jack Lewis B.Sc Hons UNSW M.Plan Otago MPIA MQELA
Planner/Director
Pivotal Perspective Pty Ltd
0406 334 227
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