Further Council Report MCU21-0110

              “Adamson Town Planning, specialising in providing higher order town planning
              advice”




                                 i. The development has an overall site cover of about 24.5% (including the elevated
                                    tennis courts positioned over the carpark to prevent the removal of koala habitat),
                                    which is considered very low;
                                ii. The approximate area of land within the Tourist Accommodation Zone is about
                                    23,447m² and could have a plot ratio of 0.65:1, which equates to about 15,240m²
                                    of gross floor area (GFA). According to the Council officer assessment report, the
                                    proposed development and the existing facilities have a combined GFA of about
                                    10,280m², which is well below the plot ratio intended for the zone;
                               iii. The proposed development retains the existing koala habitat (this having the
                                    highest ecological value), as well as other vegetation on the site, which is supported
                                    by the applicant’s expert ecologist and Council’s environmental officer;
                               iv. The development provides for a significant amount of onsite parking and suitable
                                    access and set-down areas for buses within the site, and will not cause off site traffic




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                                    impacts, including the operation of the development as a whole;
                                v. The development provides for landscaped building setbacks to road frontages and




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                                    will not cause unacceptable amenity impacts, in particular noise, subject to the
                                    imposition of conditions; and
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                               vi. The development will not cause adverse visual amenity impacts when the
                                    development is viewed off the site. The development is integrated into the site,
                                    located below the tree line, presents as two (2) storeys to Resort Drive, and is
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                                    otherwise removed and partly screened from the access to the site off Links Drive.
                                    Photomontages have been prepared by a well-respected and experienced visual
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                                    amenity expert, with the development having less visual impact than the existing
                                    “Parkridge Noosa”, with this development being more elevated on the ridgeline to
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                                    the south.
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                     d. The applicant’s expert ecologist and the Council’s environmental officer agree the removal
                        of a relatively small amount of vegetation on the land is acceptable having regard to the
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                        ecological values in this location, with the protection of the koala habitat towards the north
                        and other vegetation around the site. Further, the proposed offset planting of both koala
                        and glossy black cockatoo habitat trees within the golf course will provide for a net
                        environmental gain and community benefit, which is desirable.

                     e. The proposed built form has been carefully considered by an experienced architect and is
                        integrated and steps up the slope. The development is mostly three (3) storeys in height
                        and presents as two (2) storeys to the surrounding road network. The density of the
                        development is not excessive for the site, with a bulk, scale and form that is acceptable
                        (refer comments above). Further, the design of the development will complement and will
                        not be out of character in this location.

            2. Both the applicant’s and Council’s noise experts have assessed the impacts of the proposal and
               confirmed the development will not have any unacceptable noise impacts on nearby sensitive
               receivers, subject to the imposition of conditions, which have been agreed by the applicant. This
               will include consideration of plant, equipment, and services at the design stage.

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            16022 – Noosa Springs “Boutique Hotel”


Document Set ID: 22632986
Version: 7, Version Date: 07/11/2023