Additional Info_15.12.15

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ADDITIONAL COMMENTS

It is considered that the attached plans demonstrate that the application meets the definition of permissible
change and does not require a new application to be lodged.

As noted in our original request to change application, the proposal results in only 1 less dwelling compared to
the approval and the access layout is broadly consistent with the approved layout.

The revised plans result in a reduction in overall GFA of approximately 4401m2 or 20%. Whilst the reduction in
GFA is significant, it is does not result in “substantially different development”, particularly when considered in
context with the overall changes.

Similarly, whilst the changed proposal results in an additional 65 persons (equating to an increase of about 15
people per hectare), this change is not considered to result in “substantially different development”.

Furthermore, the bulk, massing and scale of the proposed development remains broadly consistent with the
approved development and provides additional opportunity for landscaping between buildings to further
minimise visual impact of the development particularly on elevated parts of the site.

The changed proposal replaces the approved hardstand comprising internal roads, parking and landscaping which
was located close to Resort Drive in the south western part of Precinct F and replaces these with buildings P, Q
and R and associated landscaping. It is considered that these changes result in an improved interface with Resort
Drive and retain casual surveillance opportunities. When considered in context with the overall proposal, the
changes are not considered to be substantially different from the approval.

The proposed change results in the removal of the theatre and function room. However, the overall resort
function of the approved development has been generally maintained albeit in a different configuration and at a
reduced scale. As reflected on the attached plans, the resort components of the development are located in a
central precinct and comprise the following facilities for guests, visitors and residents:

        Porte cochere
        Café and outdoor dining which can also cater for a range of functions;
        Convenience store;
        Gymnasium;
        Reception with night manager;
        Administration / office;
        Multi-purpose room which may cater for games, meetings, small functions;
        Extensive landscaped areas with BBQ facilities, play area and swimming pools

The changed proposal includes significant open landscape areas within the resort facility precinct which can be
adapted to suit the needs of guests and residents. This space can accommodate a variety of purposes including
larger functions and movie / theatre events to meet demand. Furthermore, the space can potentially
accommodate expansion of the resort facilities in the future if required, and subject to Council approval.




JFP Ref: M2652PF                                                                                                 Page 2

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The resort facilities are complimented by a pedestrian path network (refer attached plan 7038 DA04) which
provides convenient access to the facilities through the extensive landscaped setting.

Given the existing resort / golf club facilities at Noosa Springs, the proposed scale of resort facilities is considered
appropriate for the site, and not substantially different to the approval.

In addition, the changed proposal will continue to be subject to condition 4 of the existing approval which
requires that a letting pool be established for the owners of multiple dwelling units, further reinforcing the
applicant’s desire to construct and operate the development as an integrated residential resort.

It is anticipated that the development will be constructed in stages. In this regard, the applicant intends to
construct the resort facilities component as soon as possible, but notes that the staging of these works will
depend on the early construction of some dwellings to assist with project feasibility. A further request for a
change to the development to sub-stage the development will be submitted once detailed design and
programming has progressed further.

It is noted that Building M is accessed via the adjoining lot to the south (Lot 6 on SP178340, referred to as Precinct
E2) which is subject to a separate MCU application for multiple dwellings. It is requested that Council condition
the current approval to require the applicant to obtain approval of an access easement over the adjoining land.



CONCLUSION

As noted in our original request application, the proposed changes to Precinct F, Noosa Springs are considered to
meet the test of “permissible change” under SPA and will not result in substantially different development to the
existing approval. The changes are generally limited in scope to individual redesign of buildings and the
communal areas so as to provide a more efficient and useable site layout for residents and visitors. The changes
do not result in a substantially different visual amenity outcome for the site.

Removal of the theatre and function rooms will not result in any adverse impacts on the overall operation of the
development as an integrated residential/resort use. It is noted that the design of the resort facilities precinct will
enable a range of uses to occur, including functions and movie events.

In light of our contention that the proposed development is not substantially different to the approval and that it
results in reduced visual impacts, we request that Council exercise discretion to decide the application under
Delegation.

Should you require any further information, please contact Leanne Simpson via phone or email to
[email protected] faithfully,




JFP Ref: M2652PF                                                                                                    Page 3

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LEANNE SIMPSON
Senior Planner
JFP URBAN CONSULTANTS PTY LTD




ENCL:    Site Masterplan dwg no. 7038-MP01

CC:      Altum Constructions




JFP Ref: M2652PF                             Page 4