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FURTHER REPORT - MCU21/0110 - APPLICATION FOR MATERIAL CHANGE OF USE - RESORT COMPLEX AND ANCILLARY BAR, FOOD AND DRINK OUTLET, OUTDOOR SPORT AND RECREATION, AND CLUB (MINOR EXTENSION To EXISTING CLUBHOUSE) AT 61 NOOSA SPRINGS DRIVE, NOOSA HEADS · ATTACHMENT 4 - (MCU21/0110) - FURTHER REPORT (7 NOVEMBER 2023)
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ATTACHMENT 4 - (MCU21/0110) - FURTHER REPORT (7 NOVEMBER 2023) PLANNING & ENVIRONMENT COMMITTEE MEETING 7 NOVEMBER 2023 5.4 FURTHER REPORT - MCU21/0110 - APPLICATION FOR MATERIAL CHANGE OF USE - BAR, FOOD AND DRINK OUTLET, OUTDOOR SPORT AND RECREATION, RESORT COMPLEX AT 61 NOOSA SPRINGS DRIVE, NOOSA HEADS. Author Development Assessment Manager, Patrick Murphy Development & Regulation Department Index ECM / Application / MCU21/0110 Attachments 1. ATTACHMENT 1 – Proposed Conditions 2. ATTACHMENT 2 – Development Assessment Manager’s Report 3. ATTACHMENT 3 – Proposal Plans 4. ATTACHMENT 4 – Applicant’s submission 4 T EXECUTIVE SUMMARY EN A report for this application was presented to Council at the Planning and Environment Committee on 11 July 2023, the application seeks to develop a 106-room hotel on land within Noosa Springs. M H The report addressed a range of issues including the sites split zoning, the potential odour impacts of the nearby sewage treatment plant, bushfire risk, ecology, carparking and built form. C The officer’s recommendation was to approve the application on the basis that the odour impacts had been satisfactorily addressed and matters relating to bushfire, ecology, carparking and built TA form had been suitably addressed. AT The matter was referred to the General Committee Meeting dated 17 July 2023 at which time a motion was put forward to refuse the application. The motion was successful, and the application was recommended for refusal. On 19 July the applicant stopped the decision-making period until 29 September 2023. As this was done prior to the Ordinary Meeting of 20 July 2023 Council was not able to finalise a decision on the application. The decision-making period recommenced on 29 September 2023. The applicant has not amended the layout of the proposed development however has provided several written submissions which have included an analysis of the submissions made during the notification period, a letter from a solicitor reviewing the proposed grounds of refusal, and a further letter from the applicant’s planning consultant seeking to justify grounds to support the development. The officer recommendation remains in support of the application, it is recommended that condition 13 of the original recommendation, which required guests to be advised of the potential for odour from the sewage treatment plant, be deleted. Document Set ID: 22632986 Version: 7, Version Date: 07/11/2023
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Full text of pages 2 to 24 (of 68)
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PLANNING & ENVIRONMENT COMMITTEE MEETING 7 NOVEMBER 2023
The grounds of refusal proposed at the General Committee on July 17 have been reviewed by
a planning solicitor. Accordingly, updated grounds of refusal are included in this report.
RECOMMENDATION
That Council note the Further Report by the Manager Development Assessment to the Planning
and Environment Committee Meeting dated 7 November 2023 regarding Application No.
MCU21/0110 for a Development Permit for a Material Change of Use – Bar, Food and Drink
Outlet, Outdoor Sport and Recreation and Resort Complex at 61 Noosa Springs Drive, Noosa
Heads and:
A. Approve the application in accordance with the proposed conditions included in Attachment 1.
B. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.
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Document Set ID: 22632986
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ATTACHMENT 1 – Proposed Conditions
When Conditions must be Complied With
1. Unless otherwise stated, all conditions of this Decision Notice must be complied with prior to
the use commencing, and then compliance maintained at all times while the use continues.
Approved Plans
2. Development undertaken in accordance with this approval must generally comply with the
approved plans of development. The approved plans are listed in the following table unless
otherwise amended by these conditions.
Plan No. Rev. Plan/Document Name Date
DA 1.00 13 Site Plan, prepared by Marchese Partners 09.02.2023
DA 1.01 13 Entry Link Level Plan, prepared by Marchese 09.02.2023
Partners
DA 1.02 13 Basement Plan, prepared by Marchese Partners 09.02.2023
DA 1.03 11 Lower Ground Floor Plan, prepared by Marchese 09.02.2023
Partners
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DA 1.04 11 Ground Level Plan, prepared by Marchese Partners 09.02.2023
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DA 1.05 11 Level 1 Plan, prepared by Marchese Partners
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DA 1.06 11 Level 2 Plan, prepared by Marchese Partners 09.02.2023
DA 1.07 11 Level 3 Plan, prepared by Marchese Partners 09.02.2023
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DA 1.08 11 Roof Plan, prepared by Marchese Partners 09.02.2023
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DA 1.12 3 Carpark Plans, prepared by Marchese Partners 09.02.2023
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DA 2.01 12 Noth and East Elevation, prepared by Marchese 09.02.2023
Partners
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DA 2.02 12 South and West Elevation, prepared by Marchese 09.02.2023
Partners
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DA 2.03 3 Carpark Elevations and Section, prepared by 09.02.2023
Marchese Partners
DA 2.04 6 Tennis Courts, prepared by Marchese Partners 09.02.2023
DA 3.01 12 Building Sections, prepared by Marchese Partners 09.02.2023
DA 3.02 10 Part 1 Sections, prepared by Marchese Partners 09.02.2023
DA 3.03 11 Part 2 Sections, prepared by Marchese Partners 09.02.2023
DA 0.03 7 GFA Calculations, prepared by Marchese Partners 09.02.2023
DA 4.05 9 3D View – Building Entry, prepared by Marchese 09.02.2023
Partners
DA 4.06 9 3D View – Pool View 1, prepared by Marchese 09.02.2023
Partners
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DA 4.07 9 3D View – Pool View 2, prepared by Marchese 09.02.2023
Partners
DA 4.08 9 3D View – Looking North from Resort Drive, prepared 09.02.2023
by Marchese Partners
DA 5.02 6 Accommodation Types, prepared by Marchese 09.02.2023
Partners
LCP2 – D Landscape Concept Design Package prepared by 08.02.2023
LCP23 Place Design Group
N/A 1 Terrestrial Ecology Assessment prepared by
Gondwana Ecology dated 26.02.2020 and as
amended by letter from Gondwana Ecology dated 9
February 2023
N/A 4 Bushfire Hazard Assessment prepared by Rob Friend
& Associates dated 30.04.2022 and as amended by
the letter from Rob Friend and Associates dated
10.02.2023
Plate 1 Outdoor Use Areas – Time of Use Restrictions
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Nature and Extent of Approved Use
3. The approved resort units must be used for short term visitors only. The approved units must
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not be occupied by persons for the purpose of permanent accommodation, excluding those
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persons in a manager's residence for the premises. The requirements of this condition must
be included in the Community Management Statement for any body corporate for the subject
site.
4. The approved uses and associated activities must not result in environmental nuisances
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such as noise, visual or odour impacts that unreasonably diminish the amenity of the area or
surrounding uses.
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5. Service vehicle movements associated with non-residential uses on the premises (including
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loading and unloading) must not occur outside the hours of 7am to 6pm Monday to Saturday
and not at all on Sundays or public holidays. The requirements of this condition must be
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included in the Community Management Statement for any body corporate for the subject
site.
6. Conferences and Functions must only occur within the existing Noosa Springs Golf and Spa
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Resort.
Currency Period
7. This development approval lapses if the use has not happened by 20 July 2029 unless an
application to extend the currency period is approved by Council.
Ventilation
8. All internal use areas of the accommodation use including hotel suites, common areas, office,
dining, bar and lobby areas shall be fully air-conditioned, allowing external façade elements
(doors and windows) to be closed if required. Fresh air makeup to the air conditioning
systems must be drawn from roof level locations located as far as practical from the Noosa
Wastewater Treatment Plant.
9. Activated carbon filtration to be installed on all fresh air makeup locations of the air
conditioning systems and are regularly maintained to manufacturer specifications.
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Outdoor Use Areas – swimming pools and tennis courts
10. Use by guests and visitors of the tennis courts, is limited to the time period 6am to 10pm
only. 11.
11. Use by guests and visitors of the swimming pools located to the north of the proposed
buildings as identified in Plate 1 (not including the outdoor area between the proposed
buildings) is limited to the time period 6am to 12am only.
Acoustic
12. An updated acoustic report must be submitted to Council prior to the issue of an Operational
Works approval. The amended acoustic report must include recommendations to address
the impact on the residential amenity attributed to use of the loading docks, including the
noise associated with vehicles and trucks accessing and using the loading docks. The
recommendations of the acoustic report must be implemented prior to the commencement
of the approved uses.
Odour
13. The operator must maintain an Odour Complaint Management Plan, with the plan including
the internal management of any complaints from hotel guests. The Odour Management Plan
must be submitted to Council prior to the issue of an Operational Works approval. Built Form
and Development Appearance
14. The maximum height of the development must be in accordance with the approved plans.
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15. Certification must be submitted to Council from a Licensed Surveyor which certifies that the
buildings do not exceed the maximum height requirement of this Decision Notice.
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16. All air conditioning units or other mechanical equipment must be fully enclosed or screened
such that they are not visible from the street frontages nor adjoining properties.
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17. All deck and balcony areas above ground floor must not be enclosed by permanent fixtures
such as shutters, louvres, glass panelling or the like.
18. The development must incorporate the colour scheme and proposed mix of building
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materials as outlined in the approved plans.
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19. Any security screens on the premises consist of grille or translucent screens and not solid
shutters, screens or roller-doors.
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20. All mechanical equipment and other service infrastructure located on the site must be:
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a. located not less than 2 metres from a property boundary;
b. fully enclosed or screened such that they are not visible from the street frontages nor
adjoining properties. Where screened by landscaping, landscaping beds must be at
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least 1.5 metres wide.
21. No part of the site may be used for outdoor storage of materials.
Performance Bond
22. Security in the form of a cash bond or trading bank guarantee to the sum of $200,000 must
be submitted to Council, to secure performance of all conditions of this approval, prior to pre-
start meeting. The cash bond or trading bank guarantee will be returned on performance of
the conditions of approval less any costs incurred by Council in respect of enforcing
performance of this permit. Council reserves the right to call upon the bond or guaranteed
sum to effect compliance with conditions.
Tennis Court Fencing
23. Tennis court fencing must be comprised of black powder coated posts and rails with black
PVC coated chain wire mesh, or the like.
Tennis Court Light Spillage and Glare
24. Lighting must be directed onto the site and away from neighbouring properties.
25. The level of light emanating outside the property must not exceed an illumination level of 12
lux nor an average of 10 lux when measured 3 metres outside the property boundary.
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26. The light fittings must be baffled to ensure that a light source is not directly visible from the
habitable room window of an adjoining property.
27. All light readings are to be taken in a horizontal plane at a height of 1000mm above ground
level.
Tennis Court Operating Hours
28. Tennis courts must not be illuminated after 10.00p.m. nor before 7.30 a.m.
Structural Stability
29. All lighting support columns must be manufactured from galvanised steel.
30. The pole height shall not exceed 8 metres.
31. The pole and associated concrete footing design must be engineer certified to support the
light fitting and to withstand wind loads appropriate to the terrain classification.
Tennis Ball Machines
32. Machines which operate on the air compression principle must not be used after 7.00 p.m.
nor before 8.00 a.m.
33. Silent running machines which operate at a noise level not exceeding 10 decibels (when
measured at the property boundary) must not be used after 10.00 p.m. nor before 7.30 a.m.
Public Safety
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34. During operating hours, all parking areas, pedestrian areas and entrances/exits to all
stairwells, lifts, foyers and public toilets must be well lit with vandal resistant lighting and with
intensities to satisfy the requirements of Australian Standard AS1158 “Public Lighting Code”.
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Lighting must be designed to reduce the contrast between shadows and well lit areas. In
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particular, appropriate security lighting must be provided in the location of the bicycle/ scooter
parking and bin storage area.
35. After hours access to loading docks, storage areas and the basement carpark (including the
vehicle ramp and all stairwells) must be restricted by a security gate, lockable doors and/or
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other suitably appropriate means. The basement carpark must be kept closed and locked at
all times while the use is not operating.
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Community Management Statement
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36. Any proposed Community Management Statement required for the development pursuant to
the Body Corporate and Community Management Act 1997 must be submitted to Council for
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endorsement at the same time as submission of the Building Format Plan (or similar) to
Council for compliance assessment.
37. All clauses and by-laws of the proposed Community Management Statement must accord
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with the requirements of this Decision Notice.
Water & Sewer Connections
38. An underground connection to reticulated water and sewerage must be provided to the
development site in accordance with the standards and requirements of Northern SEQ
Distributor–Retailer Authority (Unitywater).
39. A Certificate of Completion from the Northern SEQ Distributor–Retailer Authority (Unitywater)
must be submitted to Council that certifies an underground connection to reticulated water
and sewerage has been provided to the development site.
ENGINEERING/TRAFFIC
Site Access and Driveways
40. A sealed access driveway must be provided from the internal service road to all parking and
manoeuvring areas of the development. The works must be undertaken in accordance with
an Operational Works approval and must include in particular:
a. a driveway crossover in accordance with Council’s standard drawing RS-051 and
respective addendum; and
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b. suitable safety measures, including warning signage, to improve driver awareness of
pedestrians and enhance pedestrian safety. Warning signage must be provided near
the exit ramp from the underground parking area to warn motorists of pedestrian
movement along the frontage street.
Car Parking
41. Car parking must be provided in accordance with the approved plans and as amended by
the conditions of this approval. The works must be undertaken in accordance with an
Operational Works approval.
42. The parking layout is to be in accordance with the requirements of AS/NZS 2890.1- 2004
43. Provision of vandal resistant public lighting with intensities to satisfy the requirements of
Australian Standard AS1158: Public Lighting Code.
44. All car parking areas and access driveways must be maintained exclusively for vehicle
parking and manoeuvring and kept in a tidy and safe condition at all times.
45. Directional signage must be provided to direct visitors and customers to the car parking
spaces provided on site.
Security Access to Carpark
46. Where access to the carpark is proposed to be restricted by a security gate, provision must
be made for queuing of vehicles clear of the roadway while waiting for the security gate to
open.
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47. Where a secure carpark services a commercial use on the site, the security gate must remain
open at all times while commercial uses on the site are open for business. The requirements
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of this condition must be included in the Community Management Statement for anybody
corporate for the subject site.
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Service Vehicles
48. Service vehicle parking, manoeuvring and standing spaces must be provided on the site.
The works must be undertaken in accordance with an Operational Works approval.
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Pedestrian and Bicycle Facilities
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49. Pedestrian and bicycle facilities must be provided for the development. The works must
include in particular:
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a. signage and lighting at strategic locations to direct people to building entries and public
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toilet facilities;
b. a total of 53 bicycle parking spaces; and
c. end of trip facilities involving 27 lockers, 6 showers and change rooms within the
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development.
Water quality and quantity
50. The site must be provided with a stormwater drainage system connecting to a lawful point of
discharge. The works must be undertaken in accordance with an Operational Works approval
and the Queensland Urban Drainage Manual.
51. A stormwater quality treatment system must be provided for the development. The works
must be undertaken in accordance with an Operational Works approval and the Bioretention
Technical Design Guidelines (Water by Design, 2012), and must include in particular:
a. stormwater quality treatment devices of a size and location generally in accordance
with those shown in Drawing No. C6070/20/P07 prepared by Walsh Consulting
Engineers dated 26/10/2021, with the exception of the following:
i. Bioretention filter area is to be increased in size to the area stated for bioretention
surface area on the above referenced plan
b. bioretention devices which:
i. are designed generally in accordance with IPWEQA Standard Drawing No.s DS-
073, DS-075 and DS-076
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ii. are provided with a free-draining outlet from the sub-soil drainage system
52. Permanent educational signage* must be erected to educate the residents of / customers to
the development about the function of the bioretention device(s). The dimensions, standard,
presentation and location of the educational signage must be in accordance with an
Operational Works approval.
53. All stormwater quality treatment devices must be maintained in accordance with the Water
by Design (2009) Maintaining Vegetated Stormwater Assets (Version 1). The approved
Operational Works drawings for the stormwater quality treatment system and detailed life
cycle costing of the system must be attached as an addendum to this document. Records of
all maintenance activities undertaken must be kept and made available to Council upon
request.
54. Operating roof water harvesting tanks must be provided for the development. The tanks must
be provided in accordance with an Operational Works approval and must include in
particular:
a. a total tank capacity of 135,000 litres
b. a catchment of not less than 2,800m2 of the building roof area
c. re-use of harvested stormwater for non-potable outdoor uses including irrigation of
landscaped areas and swimming pool top-up.
55. Certification must be submitted to Council from a qualified person which certifies that the
stormwater harvesting tanks and associated reticulation has been installed in accordance
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with the requirements of this Decision Notice.
Acid Sulfate Soils
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56. An Acid Sulfate Soil Management Plan must be prepared and submitted with the Operational
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Works application for the site. The acid sulfate management plan must include testing,
monitoring and treatment requirements for the works.
Services
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57. Unless otherwise stipulated by telecommunications legislation at the time of construction, the
development must be provided with all necessary conduits, pits and pipes to accommodate
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the future connection of optic fibre technology telecommunications.
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58. Certification must be submitted to Council from all relevant service providers (Energex, NBN
and Unitywater which certifies that the development has met the requirements of this
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Decision Notice and all applicable legislation at the time of construction.
Easements
59. Unless otherwise agreed in writing by the relevant service provider, any public or third party
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infrastructure located on the subject site must be placed within an easement registered
against the title of the property.
60. All easements must be designed in accordance with the planning scheme and granted at no
cost to the Grantee. Where the Grantee is Council or a service authority, the easement
documentation must be in accordance with the Grantee’s standard easement terms. Draft
easement documentation must be submitted to Council for endorsement.
61. All works must be kept clear of any existing or proposed easements on the subject land,
unless agreed otherwise in writing by the Grantee.
Earthworks and Retaining Walls
62. All excavation, fill, soil retaining structures and associated batters must be undertaken in
accordance with an Operational Works approval and contained entirely within the subject
site unless written permission from the respective landowner(s) is provided to Council.
63. All retaining walls must be designed and constructed in accordance with the planning scheme
and must be certified by an RPEQ where exceeding 1.0m in height. All retaining walls that
are publicly accessible and exceed 1.0m in height must be fitted with a commercial grade
safety fence.
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Damage to Services and Assets
64. Any damage caused to existing services and assets as a result of the development works
must be repaired at no cost to the asset owner at the following times:
a. where the damage would cause a hazard to pedestrian or vehicle safety, immediately;
or
b. where otherwise, upon completion of the works associated with the development.
Any repair work which proposes to alter the alignment or level of existing services and assets
must first be referred to the relevant service authority for approval.
LANDSCAPING
Landscaping Works
65. The development site must be landscaped in accordance with a Council endorsed landscape
package prepared by a qualified person*. The works must be undertaken in accordance with
an Operational Works approval and the Noosa Plan for that specific area and must include
in particular:
a. the works shown on the Approved Landscape Concept Design Package Plans, with
the exception of:
i. extending ‘31. Turf - no plantings with 5 metres of building’ as annotated by
Council;
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b. a Landscaping Plan and Plant Pallet including hard and soft plant percentages, plant
numbers, planting locations, pot sizes and whether Noosa Native, Australian Native or
Exotic;
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c. a Landscape Management Plan including (but not limited to):
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i. landscape design principles for bushfire hazard areas in Part 5 of Bushfire
Resilient Building Guidance for Queensland Homes (QRA 2020);
ii. Certification from a qualified* person ensuring the Landscape Management Plan
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complies with the design principles in the Part 5 of Bushfire Resilient Building
Guidance for Queensland Homes (QRA 2020) and the Bushfire Management
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Plan.
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iii. Management of branches overhanging building envelopes.
d. clear integration of the Bushfire requirements and recommendations identified within
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the approved Bushfire Hazard Assessment Report & Mitigation Plan version 4 dated
30 April 2022, and as amended by the Further Advice letter from Rob Friend and
Associates Pty Ltd dates 10 February 2023, including landscaping treatments where
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maximum distances are permitted including:
i. a band of vegetation up to 20m wide along Resort Drive is to contain 100% 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 understory and groundcover; and
iii. regular maintenance of groundcover and understorey to reduce flammability
within the landscaped area.
e. clear integration of the landscaping recommendations, for the purpose of odour
mitigation, identified in the Katestone report dated December 2020.
f. A vegetated buffer of a height that avoids line of sight contact with the Sewage
Treatment Plant from any place or structure on the development site to Council’s
satisfaction.
g. Both sides of Resort Drive Road Reserve between the intersections of Links Drive and
Lakeview Rise must be rehabilitated and revegetated in accordance with the
landscaping recommendations of the approved Bushfire Hazard Assessment and
Mitigation. The works must be undertaken in accordance with an Operational Works
approval.
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h. Details of water quality treatment device plantings with a minimum of five plant species
and a plant density of 8 plants per square meter;
i. Details of all fencing and gates (including but not limited to height, construction type,
materials);
j. Details of tree protection methods provided by a qualified person* to be engaged to
protect trees identified within the conditions of this approval in particular vegetation
located within the mapped Koala Habitat Area to the north of the development site.
k. Native trees of a minimum pot size of 100L to replace existing trees to be removed
from the site, at the rate of 1 replacement tree for every tree removed that has a
diameter greater than 200mm measured at 1.2 metres from ground surface level.
l. Vegetated screening of any electrical transformers, bin storage areas and the like from
the road frontage.
m. Vegetation offsets in accordance with the recommendations Gondwana Ecology letter
dated 9 February 2023.
66. All landscape works must be established and maintained in accordance with the approved
design for the life of the development, and in a manner that ensures healthy, sustained and
vigorous plant growth. All plant material must be allowed to grow to full form and be
refurbished when its life expectancy is reached.
67. Control of all weeds species listed in the following standards and legislation:
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a. Declared plants under the Land Protection (Biodiversity Act 2014 and subordinate
Regulation 2016).
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b. Noosa Local Government Area Pest Management Plan 2015-2019.
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c. Undesirable Species as listed in Planning Scheme Policy 3 Landscaping Plants and
Guidelines.
68. All entry statements, fences, retaining walls and buffer/screen plantings must be
located entirely within private land and not within the public road reserve.
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Treatment of Temporarily Vacant Land
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69. Where some or all of the land remains vacant or undeveloped for more than 3 months, or
buildings are demolished and redevelopment is delayed for more than 3 months, the
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following works must to be carried out:
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a. the site must be cleared of all rubble, debris and demolition materials
b. the site must be graded to prevent ponding (to the same level as the adjoining footpath
wherever practicable), turfed and mown at a minimum 3 weekly intervals
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c. the site must be landscaped with perimeter planting consisting of advanced specimens
of fast growing tree species
d. the site must be maintained to ensure no nuisance to adjacent premises, roads or
footpaths
e. where fencing is installed to secure boundaries:
i. the fencing must be durable and not capable of being pushed or blown over
ii. the fencing type must not detract from local amenity (barbed wire is not
acceptable)
iii. vandalism must be promptly repaired and any graffiti removed.
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Retention of Existing Trees
70. Existing trees on the development site and in the road reserve must be retained in
accordance with an Arborist Report (or part thereof) prepared by a qualified person* and
endorsed through an Operational Works approval. The Arborist Report must include:
a. Tree removal/retention plan that includes all native trees and identifies in particular all
native trees to be removed with a diameter greater than 200mm measured at 1.2m
from ground surface level.
*(Refer to Advisory Note)
71. Vegetation identified as not approved for removal within ‘Attachment E - Tree Removal Plan’
within the approved Terrestrial Ecological Assessment report, and as amended by the letter,
attached plans and tree survey prepared by Gondwana Ecology dated 9 February 2023,
must be protected.
72. The trees identified for retention in the conditions of this approval must be maintained in good
health for the life of the tree.
Vegetation Removal
73. ‘Attachment E - Tree Removal Plan’ within the approved Terrestrial Ecological Assessment
report and as amended by the letter, attached plans and tree survey prepared by Gondwana
Ecology dated 9 February 2023 identifies the vegetation approved for removal.
74. Any removal of vegetation must be in accordance with the conditions of this approval. Land
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Rehabilitation
75. The land area containing retained vegetation is required to be rehabilitated with local native
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species suitable for the area and the species selection consistent with the naturally occurring
species in the area whilst maintaining compliance with bushfire conditions within this
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approval. The works must be undertaken in accordance with an Operational Works approval.
76. A Vegetation Management and Rehabilitation Plan is to be prepared by a qualified person*
and submitted for approval as part of the operational works application. This plan must
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include (but not limited to):
a. Existing remnant vegetation protection;
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b. Vegetation rehabilitation;
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c. Weed management; and
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d. Performance outcomes and how and when they are to be achieved.
77. A “no clearing zone” must be established and maintained over the area identified as ‘1 –
Existing Remnant Vegetation to be retained with weed management implementation’ within
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the Landscape Concept Design Package plan LCP5 listed within this Decision Notice. With
the exception of the trees approved to be removed in the conditions of this approval. The
following activities must not be carried out within the no clearing zone:
a. clearing, cutting down, poisoning, lopping or pruning of native vegetation which is
indigenous to, or planted within, the zone
b. soil/spoil dumping and/or compacting
c. soil excavation, other than for planting indigenous native plants.
The following exceptions apply:
a. declared plants under the Land Protection (Pest and Stock Route Management) Act
2002 and sub-ordinate Regulation 2003, and any Council Listed Environmental
Weeds, Exotic Grasses and other plants identified in writing by Council
b. indigenous native trees which pose a well-founded threat to persons or property as
approved in writing by Council
c. controlled bushfire burns to maintain ecological processes subject to submission of a
Bushfire Management Plan and agreed in writing by Council.
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Fauna Management
78. Vegetation must only be removed or disturbed in accordance with a Fauna Management
Plan (or part thereof) prepared by a qualified person* and endorsed through an Operational
Works approval. *(Refer to Advisory Note)
79. Permanent artificial nesting boxes must be installed within the Koala Habitat (Core) to provide
compensatory habitat for arboreal mammals and hollow dependent avian species. The works
must be undertaken in accordance with an Operational Works approval.
Bushfire Management
80. The development must be carried out in accordance with the approved Bushfire Hazard
Assessment Report & Mitigation Plan version 4 dated 30 April 2022, and as amended by the
Further Advice letter from Rob Friend and Associates Pty Ltd dated 10 February 2023, listed
within this Decision Notice, with the exception of the following:
a. Establishment of an additional evacuation point offsite within the golf course that is
separated from buildings and is located outside of identified bushfire hazard prone
areas or potential impact buffer.
The report must be resubmitted to Council incorporating the above amendments prior
to the issue of any Development Permit for Operational Works. *
*(Refer to Advisory Note)
81. Certification must be submitted to Council from a qualified person* which certifies that the
4
development has been constructed in accordance with the bushfire management conditions
of this Decision Notice. *(Refer to Advisory Note)
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82. Certification must be submitted to Council from a qualified Person which certifies that the
development is sufficiently serviced by reticulated water with hydrant standpipes, in ground
EN
hydrants and water pressure to meet firefighting needs in an emergency.
83. A copy of the Bushfire Hazard Assessment Report & Mitigation Plan and evacuation
procedure listed within this Decision Notice must be provided to the nearest fire authority.
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*(Refer to Advisory Note)
WASTE DISPOSAL
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84. Prior to the issue of any Operational Works approvals for this development an Operational
C
Waste Management Plan must be submitted to Council. The Waste Management Plan must
be in accordance with the Waste management Code and Planning Scheme Policy 9 - Waste
TA
Management.
85. The developer must provide waste storage and disposal facilities in accordance with
Planning Scheme Policy 9 - Waste Management. The facilities must include an impervious
AT
area, within the site, correctly sized for all refuse and recycling containers and suitably
screened from public places and neighbouring properties. A bin wash area is required with a
cold-water tap, hose and drain outlet connected to sewer, via a bucket trap. The drain outlet
must be designed to prevent storm water entry to the sewerage system.
86. Refuse containers must be provided in accordance with the requirements of the
Environmental Protection (Interim Waste) Regulation 1996 and (Waste Management)
Regulation 2000, for the storage and collection of refuse.
87. Storage, disposal and management of solid, liquid and vegetative waste is conducted in a
safe and ecologically sustainable manner without environmental nuisance. In this regard,
vegetated waste must be disposed of via a green waste bin or at a local transfer station.
Page 10 of 10
Document Set ID: 22632986
Version: 7, Version Date: 07/11/2023
Page 13
ATTACHMENT 2 – Development Assessment Manager’s Report
REPORT
A report was presented to Council at the Planning and Environment Committee on 11 July 2023
for a development application which seeks to develop a 106 room hotel on land within Noosa
Springs.
The report addressed a range of issues including the sites split zoning, the potential odour impacts
of the nearby sewage treatment plant, bushfire risk, ecology, carparking and built form. The
officer’s recommendation was to approve the application on the basis that the odour impacts had
been satisfactorily addressed and matters relating to bushfire, ecology, carparking and built form
had also been suitably addressed.
Three deputations were made at this meeting, the deputations were made by residents of Noosa
Springs, Unitywater and the applicant. Notably, Unitywater advised they were opposed to the
proposed development based on insufficient separation being provided to the existing sewage
treatment plant.
The matter was referred to the General Meeting dated 17 July 2023 at which time a motion was
put forward to refuse the application. The motion was successful, and the application was
recommended to be refused based on the following grounds;
General Meeting Minutes, 17 July 2023, Item 5.1, Page 3
1. The proposed development of the subject land is inappropriate, in circumstances where:
4
a. Part of the proposed land use is a resort complex, in circumstances where part of
the subject land is outside of the urban growth boundary in Noosa Plan 2020;
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b. The proponent seeks to utilise the land for Resort Complex, which is an inconsistent
use in the Recreation and Open Space zone;
EN
c. The proposed development is an overdevelopment of the land, at the expense of
the natural values of the land and involves a reduction of land in the Recreation
and Open Space zone;
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d. The proposed development would result in the overdevelopment of the subject
land, at the expense of its environmental values, as it proposed that an area of
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existing open space be developed;
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e. It results in the unacceptable clearing of vegetation in an ecologically important
area and an environmentally sensitive area;
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f. The built form and density of the proposed development is unacceptable.
In these respects, the proposed development is inconsistent with the following provisions
of Noosa Plan 2020:
AT
i. Strategic Framework – 3.2.2, 3.2.5, 3.3.2(g), 3.3.1(b) and 3.3.4(b)(p);
ii. Biodiversity, Waterways and Wetlands Overlay Code – 8.2.2.2(2)(a), (b)
and (c), Table 8.2.23 PO1, PO3, PO5 and PO12;
iii. Recreation and Open Space Zone Code – 6.6.1.2(2)(a)(c)(f)(g) and(s),
Table 6.6.13 PO1, PO2, PO3, PO4, PO15, PO16, PO17, PO18, PO19 an
PO38;
iv. Noosa Heads Local Plan Code – 7.2.5.2(2)(b)(e), Table 7.2.5.3 PO5,
PO26 and PO27
2. It has not been demonstrated that the proposed development will not involve unacceptable
acoustic amenity impacts, as:
a. the acoustic impacts of plant, equipment and services associated with the proposed
development have not been adequately assessed;
b. if it is the case there are indeed acoustic impacts, no measures have been
proposed to ameliorate those impacts.
Page 1 of 5
Document Set ID: 22632986
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Page 14
3. The proposed development conflicts with the State Planning Policy, State interest -
emissions and hazardous activities as it is in proximity of an existing Sewage Treatment
Plant and risks inhibiting the sewage treatment plant from functioning safely and effectively
due to potential reverse amenity impacts.
4. When read as a whole, the South East Queensland Regional Plan 2017 (SEQRP) does not
lend support to the proposed use of the land, as:
a. the SEQRP sets a long term, 50-year vision, establishing aspirations for this region
up to 2067. Given this, the timing and sequencing of residential developments
occurring within the Urban Footprint is a finer grained detail, the planning for which
is implemented through local government planning schemes;
b. the designation of land as being within the Urban Footprint does not imply that all
that land with that designation can be developed for urban purposes; and
c. when assessed against Noosa Plan 2020, the proposed development is not
suitable for urban development.
5. Noosa Plan 2020 appropriately integrates and advances the South East Queensland
Regional Plan 2017, as set out in section 2.2 of the planning scheme.
6. The proposed development has failed to demonstrate a significant planning need to
develop outside of the urban boundary, particularly at the density and intensity proposed
and where inconsistent with the local landscape character. Nor has any overriding
community benefit been demonstrated, which would justify approval despite its conflict with
4
the planning scheme.
7. Many valid planning grounds have been raised by submitters that the proposal represents
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an unacceptable level of impact on the amenity of the locality. Further, the development
exceeds what a community member could reasonably expect because of the change to the
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Tourism Accommodation Zone when the Noosa Plan 2020 was advertised.
On 19 July the applicant stopped the decision-making period until 29 September 2023, as this was
done prior to prior to the Ordinary Meeting of 20 July 2023 Council was not able to decide the
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application. The decision-making period recommenced on 29 September 2023.
Ordinary Meeting Minutes, 20 July 2023, Item 8.3 Page 10
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That Council note the report by the Development Assessment Manager to the Planning &
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Environment Committee Meeting dated 11 July 2023 regarding Application No. MCU21/0110 for a
Development Permit for Material Change of Use – Bar, Food and Drink Outlet, Outdoor Sport and
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Recreation, Resort Complex at 61 Noosa Springs Drive, Noosa Heads and note that the Applicant
has stopped the current period.
The applicant has not amended the layout of the proposed development however has provided
AT
several written submissions (ATTACHMENT 4) which have included an analysis of the
submissions made during the notification period, a letter from a solicitor reviewing the grounds of
refusal, and a further letter from the applicant’s planning consultant seeking to justify grounds to
support the development.
The applicant’s submissions include an assessment of planning need, referring to an Economic
Impact Assessment provided as part of the application material which identified a significant need
for short-term accommodation in Noosa with an estimate that, even now, there is a shortage of
683 rooms. The report also forecasts a gross regional product of $25.71M and employment for
202 people during construction. When operating, the annual gross regional product is $14.29M
and generates 159 jobs. It is noted the economic benefits of the proposal we not discussed
during the July round of meetings.
Unitywater have recently provided additional written correspondence to Council in which they
maintain the position that they do not support the development in its current location.
The officer recommendation remains in support of the application. During the July General
Committee Meeting it was identified that the proposed condition requiring guests to be advised of
the potential for odour from the sewage treatment plant may influence guests’ perception of the
presence of odour, and result in unsubstantiated odour complaints. In this regard, it is
recommended that condition 13 of the original recommendation be deleted.
Page 2 of 5
Document Set ID: 22632986
Version: 7, Version Date: 07/11/2023
Page 15
The grounds of refusal resolved at the General Committee Meeting dated 17 July 2023 have been
reviewed by Council’s legal representatives and have been refined as follows:
1. The proposed development has failed to demonstrate a significant planning need to develop
outside of Noosa Plan 2020's urban boundary, particularly at the density and intensity
proposed and where inconsistent with the local landscape character. Nor has any overriding
community benefit been demonstrated, which would justify approval despite its conflict with
the planning scheme.
2. Many valid planning grounds have been raised by submitters that the proposal will result in
an unacceptable impact on the amenity of the locality. Further, the development exceeds
what a community member could reasonably expect because of the change to the Tourism
Accommodation Zone when the Noosa Plan 2020 was advertised.
3. The proposed development of the subject land is inappropriate, in circumstances where:
a. The proposed development seeks to develop land as a resort complex, in
circumstances where part of that land is located outside of the urban growth boundary
in Noosa Plan 2020;
b. The proponent seeks to utilise the land for Resort Complex, which is an inconsistent
use in the Recreation and Open Space zone;
c. The proposed development is an overdevelopment of the land, at the expense of the
natural values of the land and involves a reduction of land in the Recreation and Open
Space zone;
4
d. The proposed development would result in the overdevelopment of the subject land, at
the expense of its environmental values, as it is proposed that an area of existing open
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space be developed; EN
e. The proposed development would result in unacceptable clearing of vegetation in an
ecologically important and environmentally sensitive area;
f. The built form and density of the proposed development is unacceptable;
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g. The proposed development will involve unacceptable bushfire risk to people and
property in circumstances where:
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i. the development has not taken into consideration the impact on adjoining or
nearby residential communities and the capacity of SES to evacuate persons in
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case of fire, and
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ii. The development will unduly burden disaster management response or recovery
capacity and capabilities.
In these respects, the proposed development is inconsistent with the following
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provisions of Noosa Plan 2020:
i. Strategic Framework – 3.2.2, 3.2.5, 3.3.2(g), 3.3.1(b) and 3.3.4(b)(p);
ii. Biodiversity, Waterways and Wetlands Overlay Code – 8.2.2.2(2)(a), (b) and (c),
Table 8.2.23 PO1, PO3, PO5 and PO12;
iii. Recreation and Open Space Zone Code – 6.6.1.2(2)(a)(c)(f)(g) and(s), Table
6.6.13 PO1, PO2, PO3, PO4, PO15, PO16, PO17, PO18, PO19 and PO38;
iv. Noosa Heads Local Plan Code – 7.2.5.2(2)(b), (e) and (f) Table 7.2.5.3 PO5,
PO26 and PO27;
v. Bushfire Hazard Overlay Code – 8.2.3.2(2)(b) and (e)
4. It has not been demonstrated that the proposed development will not result in unacceptable
acoustic impacts on the amenity of the locality, as the acoustic impacts of plant, equipment
and services associated with the proposed development have not been identified but not
adequately assessed nor have appropriate measures been proposed to address the
identified impacts.
Page 3 of 5
Document Set ID: 22632986
Version: 7, Version Date: 07/11/2023
Page 16
5. The proposed development conflicts with the State Planning Policy, State interest -
emissions and hazardous activities as it is in proximity of an existing Sewage Treatment Plant
and risks inhibiting the sewage treatment plant from functioning safely and effectively due to
potential reverse amenity impacts.
6. When read as a whole, the South East Queensland Regional Plan 2017 (SEQRP) does not
lend support to the proposed use of the land, as:
a. the SEQRP sets a long term, 50-year vision, establishing aspirations for this region up
to 2067. Given this, the timing and sequencing of residential developments occurring
within the Urban Footprint is a finer grained detail, the planning for which is
implemented through local government planning schemes;
b. the designation of land as being within the Urban Footprint does not imply that all that
land with that designation can be developed for urban purposes; and
c. when assessed against Noosa Plan 2020, the proposed development is not suitable
for urban development.
CONSULTATION
Referral Agencies
Not applicable
Internal Council Referrals
The application was forwarded to the following internal Council officers:
4
• Senior Environment Officer
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• Coordinator Development Engineering EN
Other Referrals
The application was forwarded to the following external experts for review and/or comment:
• Bushfire
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• Hydraulic Engineer
• Traffic consultant
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• Acoustic consultant
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• Odour consultant
TA
CONCLUSION & REASONS FOR DECISION
A report for this application was presented to Council at the Planning and Environment Committee
on 11 July 2023 for an application which seeks to develop a 106-room hotel on land within Noosa
AT
Springs.
The report addressed a range of issues including the sites split zoning, the potential odour impacts
of the nearby sewage treatment plant, bushfire risk, ecology, carparking and built form. The
officer’s recommendation sought to approve the application.
The matter was referred to the General Meeting dated 17 July 2023 at which time a motion was
put forward to refuse the application. The motion was successful, and the application was
recommended to be refused.
On 19 July the applicant stopped the decision-making period until 29 September 2023, as this was
done prior to prior to the Ordinary Meeting of 20 July 2023 Council was not able to finalise a
decision on the application. The decision-making period recommenced on 29 September 2023.
The applicant has not amended the layout of the proposed development however has provided
several written submissions which have included an analysis of the submissions made during the
notification period, a letter from a solicitor reviewing the grounds of refusal, and a further letter from
the applicant’s planning consultant further justifying the development.
The officer’s recommendation remains in support of the development, it is recommended the
condition requiring guests to be advised of the potential for odour from the sewage treatment plant,
be deleted.
Page 4 of 5
Document Set ID: 22632986
Version: 7, Version Date: 07/11/2023
Page 17
Departments consulted:
Office of the CEO, Mayor & Community Services Corporate Services
Councillors
Mayor & Councillors Director Director
Chief Executive Officer Community Development Financial Services
Executive Officers Sport & Active Lifestyles Fleet
Community Engagement Arts & Culture Revenue Services
People & Culture Community Connection ICT
Governance Customer Experience Procurement
Commercial Property
Strategy & Environment Development & Regulation Infrastructure Services
Director X Director Director
X Strategic Land Use Planning X Development Assessment Infrastructure Planning, Design
and Delivery
Economic Development & Local Laws Civil and Asset operations
Destination Management
Environmental Services Environmental Health Waste
Innovation & Digital Hub Building & Plumbing Building & Facilities
Property / Permits Disaster Management
4
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AT
Page 5 of 5
Document Set ID: 22632986
Version: 7, Version Date: 07/11/2023
Page 18
ATTACHMENT 3 - MCU21/0110 - PROPOSAL PLANS
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AT
IMPORTANT NOTES: REVISION DATE DESCRIPTION BY CLIENT DRAWING TITLE
1 04/09/20 FOR INFORMATION ST
Do not scale from drawings. All dimensions to be checked
on site before commencement of work. All discrepancies to 2
3
22/09/20
25/09/20
FOR INFORMATION
DA APPROVAL
ST
ST
NOOSA SPRINGS REAL ESTATE PTY COVER SHEET
be brought to the attention of the Architect. Larger scale
drawings and written dimensions take preference. This 4
drawing is copyright and the property of the author, and must 5
09/10/20
14/10/20
DA APPROVAL REVISED
DA APPROVAL REVISED
ST
ST
LTD
not be retained, copied or used without the express authority 6 04/11/20 COUNCIL PRESENTATION ST
Marchese Partners International Pty Ltd
of MARCHESE PARTNERS INTERNATIONAL PTY. LTD. 7 01/12/20 DA APPROVAL REVISED ST Level 14, 46 Edward Street. Brisbane, QLD 4000. Australia
8 21/04/22 UPDATED DA DRAW INGS BY P +61 7 3211 2600 F +61 7 3211 0297 E [email protected] PROJECT SCALE DATE DRAWN CHECKED
9 04/05/22 UPDATED RENDERS BY
www.marchesepartners.com
10 10/05/22 UPDATED DA DRAW INGS BY
NOOSA SPRINGS BOUTIQUE HOTEL 09/02/23 BY ST
FOR APPROVAL 11 09/02/23 UPDATED DA DRAW INGS LC Sydney · Brisbane· Melbourne · Adelaide
Kuala Lumpur · Auckland · Christchurch · London · Madrid JOB DRAWING REVISION
ABN 33 590 578 323
NOT FOR CONSTRUCTION 20079 DA0.01 11
Document Set ID: 22632986
22309820
22384756
Version: 7,
1, Version Date: 07/11/2023
15/02/2023
26/04/2023
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IMPORTANT NOTES: REVISION DATE DESCRIPTION BY CLIENT DRAWING TITLE
1 04/09/20 FOR INFORMATION ST
Do not scale from drawings. All dimensions to be checked
on site before commencement of work. All discrepancies to 2
3
22/09/20
25/09/20
FOR INFORMATION
DA APPROVAL
ST
ST
NOOSA SPRINGS REAL ESTATE PTY SITE IMAGE
be brought to the attention of the Architect. Larger scale
drawings and written dimensions take preference. This 4
drawing is copyright and the property of the author, and must 5
09/10/20
14/10/20
DA APPROVAL REVISED
DA APPROVAL REVISED
ST
ST
LTD
not be retained, copied or used without the express authority 6 04/11/20 COUNCIL PRESENTATION ST
Marchese Partners International Pty Ltd
of MARCHESE PARTNERS INTERNATIONAL PTY. LTD. 7 01/12/20 DA APPROVAL REVISED ST Level 14, 46 Edward Street. Brisbane, QLD 4000. Australia
8 09/02/23 UPDATED DA DRAW INGS LC P +61 7 3211 2600 F +61 7 3211 0297 E [email protected] PROJECT SCALE DATE DRAWN CHECKED
www.marchesepartners.com
NOOSA SPRINGS BOUTIQUE HOTEL 09/02/23 BY ST
FOR APPROVAL Sydney · Brisbane· Melbourne · Adelaide
Kuala Lumpur · Auckland · Christchurch · London · Madrid JOB DRAWING REVISION
ABN 33 590 578 323
NOT FOR CONSTRUCTION 20079 DA0.06 8
Document Set ID: 22632986
22309820
22384756
Version: 7,
1, Version Date: 07/11/2023
15/02/2023
26/04/2023
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LEGEND
OPEN SPACE RECREATION ZONE
TOURIST ACCOMMODATION ZONE
2.5 OU CONTOUR
IMPORTANT NOTES: REVISION DATE DESCRIPTION BY CLIENT DRAWING TITLE
1 14/10/20 DA APPROVAL REVISED ST
Do not scale from drawings. All dimensions to be checked
on site before commencement of work. All discrepancies to 2
3
01/12/20
09/02/23
DA APPROVAL REVISED
UPDATED DA DRAW INGS
ST
LC
NOOSA SPRINGS REAL ESTATE PTY COUNCIL ZONING MAP OVERLAY
be brought to the attention of the Architect. Larger scale
drawings and written dimensions take preference. This
drawing is copyright and the property of the author, and must
LTD
not be retained, copied or used without the express authority
Marchese Partners International Pty Ltd
of MARCHESE PARTNERS INTERNATIONAL PTY. LTD. Level 14, 46 Edward Street. Brisbane, QLD 4000. Australia
P +61 7 3211 2600 F +61 7 3211 0297 E [email protected] PROJECT SCALE DATE DRAWN CHECKED
www.marchesepartners.com 1 : 500 @A1
NOOSA SPRINGS BOUTIQUE HOTEL 09/02/23 BY ST
FOR APPROVAL Sydney · Brisbane· Melbourne · Adelaide
Kuala Lumpur · Auckland · Christchurch · London · Madrid JOB DRAWING REVISION
ABN 33 590 578 323 0 5 10 20
NOT FOR CONSTRUCTION 20079 DA0.07 3
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Version: 7,
1, Version Date: 07/11/2023
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LEGEND
1 NEW HOTEL
2 POOL
3 NEW HOTEL ENTRY ROOF
4 TENNIS COURT WITH EXISTING ON-GRADE CAR PARK
BELOW
5 TENNIS PAVILION
6 AMENITIES
7 LINKS DRIVE
8 RESORT DRIVE
9 EXISTING COUNTRY CLUB
10 EXISTING DAY SPA & GYMNASIUM
11 EXISTING POOL
12 FIRE PIT
13 NEW 2 LEVEL CARPARK WITH EXISTING LOWER CAR
PARK BELOW
14 EXISTING MID CAR PARK
15 EXISTING UPPER CAR PARK
16 EXISTING PORTE-COCHERE
1
17 EXISTING PORTE-COCHERE ROOF
DA3.03 18 PEDESTRIAN ACCESS TO PORTE COCHERE
HATCH ZONE INDICATES MSES
FROM MID CAR PARK
1 ENVIRONMENTAL VALUES
19 NEW PORTE COCHERE ROOF
DA3.01 GREEN DASH INDICATES 20 EXISTING PORTE COCHERE ROOF EXTENSION
DA4.03
AREA OF BIODIVERSITY 21 SERVICE ACCESS TO POOL PLANT + WATER TANKS
SIGNIFICANCE 22 PLATEAU
23 SERVICE ROAD WAY EXTENSION
1 24 EXISTING SERVICE LANEWAY
2 25 EXISTING LOADING BAY
33 DA3.03 26 EXISTING SITE ACCESS
27 EXISTING MANHOLE AT PORTE-COCHERE LEVEL
8 28 EXISTING BUGGY PARKING
8305
29 EXISTING BUS PARKING
0
753
30 EXISTING BRIDGE CONNECTION
31 POOL PLANT BELOW
DA4.02 2 32 TENNIS COURT SHADE STRUCTURE
19 X CARPARKS
34 WITH SEATING BELOW
33 CONTROLLED GATE TO OVERFLOW CARPARKING
2.5 OU CONTOUR
34 REINFORCED TURF OVERFLOW CARPARKING / MULTI-
4
40
PURPOSE SPACE.
40
35 PEDESTRIAL ACCESS TO CLUBHOUSE
36 JACUZZI
37 68,000 LITRE WATER TANK BELOW
1 38 SOLAR PANEL CARPORT ROOFS
37
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40 2.5 OU CONTOUR
1 SITE BOUNDARY
1 EXISTING EASEMENT
2 DA3.03
2 EXISTING SEWER LINE
EN
6 23 MSES ENVIRONMENTAL VALUES
2 AREA OF BIODIVERSITY SIGNIFICANCE
1 1 DA3.03
2 1 1
DA3.02 DA3.02
SERVICE ROAD TO BE A
22 34 MINIMUM 3.5m WIDE
DA4.03 2 1
2 19 x CARPARKS
36 (INCLUDES 4xPWD) 33
M
2
0
12
350
2
DA3.02 1
37
H
3 2
DA2.04 DA2.04
156
35 31
21 11
SERVICE ROAD TO BE A
32 MINIMUM 3.5m WIDE
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DA2.03 6
DA4.02 1 10
4 4 1 28
24
15
5
TA 3
20
30
6 35
3 4
19 27
4 4 2
14
32 DA4.02 DA4.02 DA3.02
18
26
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3 2
25
DA2.04 DA2.04
17
26
7 DA2.03 16 9
1
1
29 DA3.01
3 DA2.03
DA2.03 4 38
13
38
2
PORTE COCHERE TO BE RENOVATED TO
ENSURE 4.3M HEIGHT CLEARANCE FOR
DA2.03 VEHICLE ACCESS
IMPORTANT NOTES: REVISION DATE DESCRIPTION BY CLIENT DRAWING TITLE
1 04/09/20 FOR INFORMATION ST
Do not scale from drawings. All dimensions to be checked
on site before commencement of work. All discrepancies to 2
3
22/09/20
25/09/20
FOR INFORMATION
DA APPROVAL
ST
ST
NOOSA SPRINGS REAL ESTATE PTY SITE PLAN
be brought to the attention of the Architect. Larger scale
drawings and written dimensions take preference. This 4
drawing is copyright and the property of the author, and must 5
09/10/20
14/10/20
DA APPROVAL REVISED
DA APPROVAL REVISED
ST
ST
LTD
not be retained, copied or used without the express authority 6 04/11/20 COUNCIL PRESENTATION ST
Marchese Partners International Pty Ltd
of MARCHESE PARTNERS INTERNATIONAL PTY. LTD. 7 01/12/20 DA APPROVAL REVISED ST Level 14, 46 Edward Street. Brisbane, QLD 4000. Australia
8 19/10/21 CARPARK DESIGN ST P +61 7 3211 2600 F +61 7 3211 0297 E [email protected] PROJECT SCALE DATE DRAWN CHECKED
9 12/11/21 RFI ST
www.marchesepartners.com 1 : 500 @A1
10 04/03/22 DA REVISED DESIGN ST
NOOSA SPRINGS BOUTIQUE HOTEL 09/02/23 AB BY
FOR APPROVAL 11
12
13
13/04/22
21/04/22
09/02/23
REVISED DESIGN
UPDATED DA DRAW INGS
UPDATED DA DRAW INGS
BY
BY
LC
Sydney · Brisbane· Melbourne · Adelaide
Kuala Lumpur · Auckland · Christchurch · London · Madrid JOB DRAWING REVISION
ABN 33 590 578 323 0 5 10 20
NOT FOR CONSTRUCTION 20079 DA1.00 13
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26/04/2023
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LEGEND
8 ID DESCRIPTION Count
8
1 ROOM 96
2 ROOM SMALL 2
3 STANDARD SUITE 6
4 PRESIDENTIAL SUITE 2
13750
4 TENNIS COURTS 1
5 BALCONY 93
9 7
6 POOLSIDE COURTYARD 12
7 CIRCULATION 7
8 LIFT 10
9 STAIR 17
10 COMMUNAL 1
11 PORT COCHERE 1
12 ROAD EXTENSION 1
13 SHORT TERM PARKING 1
14 REFURBISHED PORT COCHERE 1
15 NEW HOTEL ENTRY 1
BUILDING OVER 16
16 LIGHT WEIGHT ENTRY ROOF OVER 1
17 HOUSE KEEPING ROOM 8
18 SERVICES ROOM / CUPBOARD 8
19 PLANT & EQUIPMENT 2
4
15
20 POOL 2
21 FIRE PIT 1
22 TENNIS PAVILION AND AMENITIES 1
23 BOH ADMIN 1
24 PWD 1
T
25 FEMALE BATHROOMS 1
11 26 MALE BATHROOMS 1
27 MALE STAFF AMENITIES 1
EN
UP 28 FEMALE STAFF AMENITIES 1
13 29 FURNITURE STORE 2
10
12 30 GENERAL STORE 1
31 LINEN STORE 1
32 KITCHEN 1
33 SCISSOR LIFT 1
34 DRY STORE 1
35 LIQUOR STORE 1
M
14
36 HOUSEKEEPER OFFICE 1
14000 37 KEG ROOM 1
38 LIQUOR COOLROOM 1
60
39 SERVICE CORRIDOR 1
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40 PREP & SERVICE KITCHEN 1
41 FUNCTION COLD ROOM 1
42 TROLLEY STORE 1
43 AV 1
PORTE COCHERE TO BE RENOVATED TO
C
ENSURE VEHICLE MOVEMENT AND 4.3M HEIGHT 44 FREEZER ROOM 1
CLEARANCE FOR VEHICLE ACCESS
45 COLD ROOM 1
46 KITCHEN & POT WASH 1
47 WET WASTE 1
TA 13000
48
49
50
DRY WASTE
LOADING DOCK
DIRTY LINEN
1
1
1
51 COMMS 1
52 MSB 1
53 SERVICE VEHICLE ACCESS ROAD 1
54 JACUZZI 1
AT
55 ELECTRIC VEHICLE CHARGING 4
STATION
56 MOTORCYCLE PARK 4
59 VIEWING DECK 1
CARPARK OVER 60 DDA COMPLIANT RAMP 1
61 WATER TANK 2
11000
IMPORTANT NOTES: REVISION DATE DESCRIPTION BY CLIENT DRAWING TITLE
1 04/09/20 FOR INFORMATION ST
Do not scale from drawings. All dimensions to be checked
on site before commencement of work. All discrepancies to 2
3
22/09/20
25/09/20
FOR INFORMATION
DA APPROVAL
ST
ST
NOOSA SPRINGS REAL ESTATE PTY ENTRY LINK LEVEL PLAN
be brought to the attention of the Architect. Larger scale
drawings and written dimensions take preference. This 4
drawing is copyright and the property of the author, and must 5
09/10/20
14/10/20
DA APPROVAL REVISED
DA APPROVAL REVISED
ST
ST
LTD
not be retained, copied or used without the express authority 6 04/11/20 COUNCIL PRESENTATION ST
Marchese Partners International Pty Ltd
of MARCHESE PARTNERS INTERNATIONAL PTY. LTD. 7 01/12/20 DA APPROVAL REVISED ST Level 14, 46 Edward Street. Brisbane, QLD 4000. Australia
8 12/11/21 RFI ST P +61 7 3211 2600 F +61 7 3211 0297 E [email protected] PROJECT SCALE DATE DRAWN CHECKED
9 04/03/22 DA REVISED DESIGN ST
www.marchesepartners.com 1:250 @A1
10 13/04/22 REVISED DESIGN BY
NOOSA SPRINGS BOUTIQUE HOTEL 09/02/23 AB BY
FOR APPROVAL 11
12
13
21/04/22
10/05/22
09/02/23
UPDATED DA DRAW INGS
UPDATED DA DRAW INGS
UPDATED DA DRAW INGS
BY
BY
LC
Sydney · Brisbane· Melbourne · Adelaide
Kuala Lumpur · Auckland · Christchurch · London · Madrid JOB DRAWING REVISION
ABN 33 590 578 323 0 5 10
NOT FOR CONSTRUCTION 20079 DA1.01 13
Document Set ID: 22632986
22309820
22384756
Version: 7,
1, Version Date: 07/11/2023
15/02/2023
26/04/2023
Page 23
LEGEND
SITE BOUNDARY ID DESCRIPTION Count
1 ROOM 96
2 ROOM SMALL 2
3 STANDARD SUITE 6
4 PRESIDENTIAL SUITE 2
4 TENNIS COURTS 1
5 BALCONY 93
6 POOLSIDE COURTYARD 12
7 CIRCULATION 7
8 LIFT 10
9 STAIR 17
10 COMMUNAL 1
11 PORT COCHERE 1
12 ROAD EXTENSION 1
13 SHORT TERM PARKING 1
14 REFURBISHED PORT COCHERE 1
15 NEW HOTEL ENTRY 1
16 LIGHT WEIGHT ENTRY ROOF OVER 1
17 HOUSE KEEPING ROOM 8
18 SERVICES ROOM / CUPBOARD 8
19 PLANT & EQUIPMENT 2
4
20 POOL 2
21 FIRE PIT 1
22 TENNIS PAVILION AND AMENITIES 1
23 BOH ADMIN 1
24 PWD 1
T
25 FEMALE BATHROOMS 1
26 MALE BATHROOMS 1
27 MALE STAFF AMENITIES 1
EN
28 FEMALE STAFF AMENITIES 1
29 FURNITURE STORE 2
30 GENERAL STORE 1
31 LINEN STORE 1
32 KITCHEN 1
33 SCISSOR LIFT 1
34 DRY STORE 1
35 LIQUOR STORE 1
M
36 HOUSEKEEPER OFFICE 1
37 KEG ROOM 1
38 LIQUOR COOLROOM 1
39 SERVICE CORRIDOR 1
H
40 PREP & SERVICE KITCHEN 1
41 FUNCTION COLD ROOM 1
42 TROLLEY STORE 1
43 AV 1
C
44 FREEZER ROOM 1
45 COLD ROOM 1
46 KITCHEN & POT WASH 1
47 WET WASTE 1
TA 48
49
50
DRY WASTE
LOADING DOCK
DIRTY LINEN
1
1
1
51 COMMS 1
8 52 MSB 1
8 53 SERVICE VEHICLE ACCESS ROAD 1
19500
20 54 JACUZZI 1
00 17 0
0 7 00
20
AT
56 56 56 55 ELECTRIC VEHICLE CHARGING 4
5400
55 55 55 55 18 STATION
9 56 MOTORCYCLE PARK 4
9 59 VIEWING DECK 1
19
60 DDA COMPLIANT RAMP 1
00
6200
CAR PARK (21 TURNAROUND
0
TENNIS COURTS OVER 61 WATER TANK 2
5300
TENNIS COURTS OVER TENNIS COURT ENTRY COVERED PARKS) BAY
56
2700 2800 2700 2800 400
5400
1800
4800
2700 0
17
19000 00
BUILDING OVER 0
160
18000 00
17000
16000
IMPORTANT NOTES: REVISION DATE DESCRIPTION BY CLIENT DRAWING TITLE
1 04/09/20 FOR INFORMATION ST
Do not scale from drawings. All dimensions to be checked
on site before commencement of work. All discrepancies to 2
3
22/09/20
25/09/20
FOR INFORMATION
DA APPROVAL
ST
ST
NOOSA SPRINGS REAL ESTATE PTY BASEMENT PLAN
be brought to the attention of the Architect. Larger scale
drawings and written dimensions take preference. This 4
drawing is copyright and the property of the author, and must 5
09/10/20
14/10/20
DA APPROVAL REVISED
DA APPROVAL REVISED
ST
ST
LTD
not be retained, copied or used without the express authority 6 04/11/20 COUNCIL PRESENTATION ST
Marchese Partners International Pty Ltd
of MARCHESE PARTNERS INTERNATIONAL PTY. LTD. 7 01/12/20 DA APPROVAL REVISED ST Level 14, 46 Edward Street. Brisbane, QLD 4000. Australia
8 12/11/21 RFI ST P +61 7 3211 2600 F +61 7 3211 0297 E [email protected] PROJECT SCALE DATE DRAWN CHECKED
9 04/03/22 DA REVISED DESIGN ST
www.marchesepartners.com 1:250 @A1
10 13/04/22 REVISED DESIGN BY
NOOSA SPRINGS BOUTIQUE HOTEL 09/02/23 AB BY
FOR APPROVAL 11
12
13
21/04/22
10/05/22
09/02/23
UPDATED DA DRAW INGS
UPDATED DA DRAW INGS
UPDATED DA DRAW INGS
BY
BY
LC
Sydney · Brisbane· Melbourne · Adelaide
Kuala Lumpur · Auckland · Christchurch · London · Madrid JOB DRAWING REVISION
ABN 33 590 578 323 0 5 10
NOT FOR CONSTRUCTION 20079 DA1.02 13
Document Set ID: 22632986
22309820
22384756
Version: 7,
1, Version Date: 07/11/2023
15/02/2023
26/04/2023
Page 24
LEGEND
SITE BOUNDARY ID DESCRIPTION Count
1 ROOM 96
2 ROOM SMALL 2
3 STANDARD SUITE 6
4 PRESIDENTIAL SUITE 2
4 TENNIS COURTS 1
5 BALCONY 93
6 POOLSIDE COURTYARD 12
7 CIRCULATION 7
8 LIFT 10
9 STAIR 17
10 COMMUNAL 1
11 PORT COCHERE 1
12 ROAD EXTENSION 1
13 SHORT TERM PARKING 1
14 REFURBISHED PORT COCHERE 1
15 NEW HOTEL ENTRY 1
16 LIGHT WEIGHT ENTRY ROOF OVER 1
17 HOUSE KEEPING ROOM 8
18 SERVICES ROOM / CUPBOARD 8
19 PLANT & EQUIPMENT 2
4
20 POOL 2
21 FIRE PIT 1
BUILDING OVER 22 TENNIS PAVILION AND AMENITIES 1
23 BOH ADMIN 1
24 PWD 1
T
25 FEMALE BATHROOMS 1
26 MALE BATHROOMS 1
27 MALE STAFF AMENITIES 1
EN
28 FEMALE STAFF AMENITIES 1
29 FURNITURE STORE 2
BUILDING OVER
30 GENERAL STORE 1
31 LINEN STORE 1
32 KITCHEN 1
33 SCISSOR LIFT 1
34 DRY STORE 1
BUILDING OVER
VER
POOL O
35 LIQUOR STORE 1
M
36 HOUSEKEEPER OFFICE 1
37 KEG ROOM 1
38 LIQUOR COOLROOM 1
39 SERVICE CORRIDOR 1
H
40 PREP & SERVICE KITCHEN 1
41 FUNCTION COLD ROOM 1
42 TROLLEY STORE 1
43 AV 1
C
44 FREEZER ROOM 1
45 COLD ROOM 1
46 KITCHEN & POT WASH 1
BUILDING OVER 47 WET WASTE 1
00
TA 2300
48
49
50
DRY WASTE
LOADING DOCK
DIRTY LINEN
1
1
1
230 WATER TANK POOL PLANT 0
61 19 51 COMMS 1
22000 8 52 MSB 1
8 22000 53 SERVICE VEHICLE ACCESS ROAD 1
21000
54 JACUZZI 1
ID
17
00
VO
200 22300
21000
AT
FIRE HYDRANT HOT WATER PLANT DOMESTIC CW 55 ELECTRIC VEHICLE CHARGING 4
PUMP ROOM LOCATION PUMPSET 18 STATION
20000 EXISTING DAY SPA & FITNESS CENTRE
19
9 56 MOTORCYCLE PARK 4
7 9 59 VIEWING DECK 1
19000
60 DDA COMPLIANT RAMP 1
61 WATER TANK 2
CARPARKING ROOM ROOM ROOM ROOM ROOM ROOM ROOM ROOM ROOM
BELOW
LG.1 LG.2 LG.3 LG.4 LG.5 LG.6 LG.7 LG.8 LG.9
1 1 1 1 1 1 1 1 1
4
5 5 5 5 5 5 5 5 5
19000
18000
IMPORTANT NOTES: REVISION DATE DESCRIPTION BY CLIENT DRAWING TITLE
1 04/09/20 FOR INFORMATION ST
Do not scale from drawings. All dimensions to be checked
on site before commencement of work. All discrepancies to 2
3
22/09/20
25/09/20
FOR INFORMATION
DA APPROVAL
ST
ST
NOOSA SPRINGS REAL ESTATE PTY LOWER GROUND FLOOR PLAN
be brought to the attention of the Architect. Larger scale
drawings and written dimensions take preference. This 4
drawing is copyright and the property of the author, and must 5
09/10/20
14/10/20
DA APPROVAL REVISED
DA APPROVAL REVISED
ST
ST
LTD
not be retained, copied or used without the express authority 6 04/11/20 COUNCIL PRESENTATION ST
Marchese Partners International Pty Ltd
of MARCHESE PARTNERS INTERNATIONAL PTY. LTD. 7 01/12/20 DA APPROVAL REVISED ST Level 14, 46 Edward Street. Brisbane, QLD 4000. Australia
8 12/11/21 RFI ST P +61 7 3211 2600 F +61 7 3211 0297 E [email protected] PROJECT SCALE DATE DRAWN CHECKED
9 04/03/22 DA REVISED DESIGN ST
www.marchesepartners.com 1:250 @A1
10 13/04/22 REVISED DESIGN BY
NOOSA SPRINGS BOUTIQUE HOTEL 09/02/23 AB BY
FOR APPROVAL 11 09/02/23 UPDATED DA DRAW INGS LC Sydney · Brisbane· Melbourne · Adelaide
Kuala Lumpur · Auckland · Christchurch · London · Madrid JOB DRAWING REVISION
ABN 33 590 578 323 0 5 10
NOT FOR CONSTRUCTION 20079 DA1.03 11
Document Set ID: 22632986
22309820
22384756
Version: 7,
1, Version Date: 07/11/2023
15/02/2023
26/04/2023
The text continues on page 25.