Further concerns regarding prosed development - Phil Dauphin 28.02.2023

Section 2

                                                   INDEX


 EXECUTIVE SUMMARY                                                                          3
 Conclusion                                                                                 4
 1. General comments                                                                        4
 2. Potential numbers of people affected by bushfire                                        5
       a) Residents in local precincts                                                      5
       b) Non-resident users of the Golf & Spa Resort and car parking                       5
       c) Additional people associated with the proposed hotel                              7
 3. Emergency Event Notification                                                            8
       a) General comment                                                                   8
       b) Watch & Act                                                                      10
       c) Emergency Warning                                                                10
 4. Evacuation routes                                                                      11
       a) Evacuation route – Eastern district                                              11
       b) Evacuation route – Western district                                              11
       c) Emergency Access to Eenie Creek Road                                             12
       d) Noosa Springs Drive Overpass Bridge                                              12
 5. Hotel construction                                                                     12
 6. Environmental considerations – removal of trees                                        12
 7. Specific comments on response documents to Application                                 14
       Rob Friend & Associates                                                             14
           1. Letter dated 10 February 2023 “Re: Additional Bushfire Issues”.              14
           2. RFA17-040 - Bushfire Hazard Assessment & Mitigation Plan dated 10            14
               February 2023
           3. Appendix IV Emergency Response Plan                                          16
           4. Letter dated 31 October 2022: “Re: - Additional bushfire issues”.            17
       Gondwana Ecology Group                                                              19
           1. Letter dated 9 February 2023: Re: Updated Layout – Further Information       19
               for Council
           2. Letter dated 25 April 2022: Re: Updated Layout – Further Information for     20
               Council
           3. General comments on Gondwana Ecology responses to Council                    20
             a) Feed trees – planting locations                                            20
             b) Other trees to be removed.                                                 21
             c) Requirements and Assurances                                                21
        Marchese Partners - Amended Proposal Plans dated 09/02/2023                        23
        ASK Acoustics & Air Quality - Noise Impact Assessment dated 8 January 2021         24

 Attachment A: Noosa Council Departmental Procedure - Emergency Access – Noosa             26
 Springs Drive
 Attachment B: Memo from Noosa Springs Community Body Corporate, issued in April           30
 2022, providing information about the volume of non-resident traffic.




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Section 3

EXECUTIVE SUMMARY
Despite past commitments by Council to meet with and/or provide information regarding bushfires, bushfire
safety and evacuation to Noosa Springs residents since early 2020, no such activity has occurred. The Material
Change of Use (MCU) submission for the proposed hotel should act as a catalyst for such activity, so that the
current uncertainties about what would happen in a bushfire event is understood by those who are most
impacted by it, namely the concerned residents of the local community, and others as noted below.
A bushfire has the potential to impact:
•   Residents in over 700 properties within Noosa Springs and its neighbouring residential communities.
•   Tradesmen, contractors, and service providers to the residential communities.
•   Golf & Spa Resort users - golfers, gym and pool users, function attendees and associated staff.
•   Day visitors to the Resort café/restaurant and associated staff.
•   Day visitors to Parkridge café/restaurant and gym and associated staff.
•   Hotel guests, and visitors for functions (weddings etc.), and associated staff, as well as service providers
(laundry, maintenance, garden, refuse, deliveries etc).
The documents submitted to Council by the Applicant in support of the proposed hotel have brought the
bushfire subject into focus again, and have given rise to several risk-related issues, including:

• The presentation of the proposed hotel with no consideration of the impact of the hotel on the local
    communities. [1]
• The number of people potentially affected by a bushfire (residents, hotel guests & function attendees, Golf &
    Spa Resort users and visitors, Parkridge café & gym/pool visitors, all the supporting staff and service
    providers). [1, 2]
•   The significant increase in golf course patronage over the last few months, and potential growth in the
    future. [2]
•   The traffic and carparking assessments do not reflect the current patronage and traffic volumes. [2]
•   The unlikely premise that hotel visitors will not use their own or rented vehicles but will use buses, electric
    scooters and bicycles instead. [2]
•   The proposed procedure for emergency event notification given the lack of notification to residents by
    Emergency Services during the 2019 bushfires. [3]
•   The use of the Golf & Spa Resort to house evacuees from the hotel, Parkridge and The Fairways, whilst
    accommodating golfers and other Golf & Spa Resort users and visitors who are unable to evacuate from
    the area. [3]
•   The lack of clarity about the use of Links Drive, Noosa Springs Drive and Eenie Creek Road as evacuation
    routes for the eastern and western districts of Noosa Springs respectively. [4]
•   The lack of clarity regarding the use of the access to Eenie Creek Road from Noosa Springs Drive, and any
    traffic control measures necessary to enable that, as part of any evacuation. [4]
•   The number of vehicles potentially involved in an evacuation and the potential for serious congestion at
    the roundabouts on the evacuation routes. [4]
•   There is no consideration of the impact of a bushfire on the site during construction. [5]
•   There is an overall net reduction in the number of trees being replaced. [6]
•   There are inaccuracies and shortcomings in, and issues arising from some of the documents submitted by
    the Applicant. [7]
•   There is no evidence of QFES involvement in consultation or review of the Emergency Response Plan,
    which is in Draft form and is yet to be finalised and signed off by the Stakeholders.
•   The lack of communication about bushfires, bushfire management strategies, hazard reduction
    programmes, and emergency response by Council and Emergency Services with the communities
    potentially impacted by bushfires, despite the communities raising their concerns previously.

              NOTE: Numbers in [ ] above refer to the section numbers in the body of this document




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Section 4

CONCLUSION
Against this background, residents are naturally gravely concerned about how their safety will be impacted by
bushfires and there can be no doubt that the proposed hotel exacerbates the bushfire and evacuation-related
risks due to the presence of additional people, associated traffic and lack of clarity regarding evacuation.

The absence of a robust and overarching Emergency Response Plan for the whole Noosa Springs area,
underpinned by a set of documented protocols, agreed, and signed off by all key stakeholders, must be
addressed as a matter of priority.

Given the potential life-threatening nature of a bushfire and evacuation event, the fires that occurred on the
doorstep of The Fairways and the Palms residential communities in August 2019 serve as a wake-up call for
those in positions of responsibility and accountability, including the decision makers for the proposed hotel.



1. General Comments
As you are aware, the residents of Noosa Springs have been concerned about the potential impact of
bushfires on their community for some years. These concerns were raised with Council after the
bushfires that occurred in 2019, and the proposed hotel development has now heightened these
concerns even further.

The proposed hotel will sit in the eastern district of Noosa Springs, which includes the residential
communities of The Fairways, Parkridge and The Oasis together with the Golf & Spa Resort. The
population of the eastern district alone could exceed 1200 people, who may all be impacted by a
bushfire. This number includes:

• Residents in Parkridge, The Fairways and The Oasis residential communities.
• Golf & Spa Resort golfers, staff, and groundsmen.
• Day visitors to the Golf & Spa Resort for functions, conferences, meetings, café/restaurant, spa
  treatments, gym, tennis & pool activities etc. plus associated staff and workers.
• Day visitors to Parkridge/Alba café/restaurant and gym.
• Hotel guests and staff etc, for both accommodation, functions, and events.

Note that the figure of 1200 excludes any people from the Western district (Noosa Springs precincts
and Elysium).

The hotel is presented as an isolated, stand-alone facility, with no relationship, interface or impact on
adjoining or nearby residential communities. In reality, it will be an integral part of the eastern district
of Noosa Springs and a close neighbour to the Golf and Spa Resort and the three residential
communities mentioned above. Council’s assessment of the proposed hotel must include due
consideration of the hotel’s impact, especially upon the residents of the residential communities. An
overarching Emergency Response Plan, for the whole of the Noosa Springs area (both eastern and
western districts), should be developed. The plan should be based on worst-case scenarios, and stress-
tested, to ensure the risk is minimised for both residents and visitors and the Emergency Services in
the event of a bushfire emergency.

Local residents continue to be seriously concerned about how their safety will be impacted by
bushfires, and the presence of the hotel, with its guests and visitors, is considered to contribute
significant additional risk to the residents. The ongoing safety and wellbeing of the residents, hotel
guests, golf and spa users and the related staff must take priority over the commercial interests
associated with the hotel.




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Section 5

The documents, submitted as part of the MCU, which address bushfire safety and evacuation have
been reviewed and the comments from that review are included in this document. You are strongly
encouraged to consider these comments and, based on these comments, provide the appropriate
input into the review and consideration of the MCU Application.

2. Potential numbers of people affected by bushfire
There are serious concerns about the number of people within Noosa Springs who may be affected by
a bushfire, whether they are residents, visitors, guests, and staff for the Golf & Spa Resort, the
Parkridge facilities or the proposed hotel, and any service providers, delivery people or tradesmen.

    a) Residents in local precincts

The following table shows the number of residences (properties) in the Noosa Springs and adjacent
residential communities, and an estimate of the likely number of residents, based on a conservative
estimate of 2 residents per residence.

                                                                                  Residences Residents
           Noosa Springs                The Fairways                                 42        84
           Eastern District             Parkridge                                   181       362
                                        The Oasis                                    27        54
                                                                      Sub-total     250       500

           Noosa Springs                The Cascades (59), The Woods (48),          273        546
           Western District             The Point (37), The Ridge (61),
                                        The Palms (68).
                                        Elysium                                     189        378
                                                                   Sub-total        462        924

                                                                       TOTALS       712       1424

Obviously, the number of people resident in these communities at any given time could be
considerably higher than the estimated number in the table. Potentially, there will also be visitors,
tradesmen, gardeners, maintenance and repair personnel and delivery drivers on site, as well as a
significant increase in the number of family members during the holiday season.

In an emergency, when Resort Drive comes under threat from a bushfire, some of the properties in The
Fairways and Parkridge, and the restaurant and gym facilities in Parkridge may also need to be
evacuated, adding to the numbers of people to be accommodated in the Golf & Spa Resort, and/or
adding to the number of vehicles attempting to evacuate along Links Drive. This will further increase
the risk to all those involved.


    b) Non-resident users of the Golf & Spa Resort and car parking

The following table shows the number of car parking spaces currently available and proposed at the
Golf & Spa Resort.

         Noosa Springs Golf       Currently 217 plus 3 DWP spaces
         & Spa Resort             Proposed 286 including overflow parking plus 9 DWP spaces.
                                  (Marchese Partners Drawing DA0.02 dated 09/02/2023)


Depending on the activities being undertaken at the Resort at any given time e.g. golf events, spa, gym,
tennis & pool activities, conferences and other events/functions, and including the Resort and golf
course staff, contractors and tradesmen, the available car parking may be fully utilised.

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Section 6

Approximately 20 – 25 spaces at the north end of the middle carpark are used by Noosa Springs staff,
Monday to Friday 6 am to 3pm. At weekends approximately 10 spaces are used by Noosa Springs staff.
The hotel will clearly engage more staff who will undoubtedly drive to work, and this will create even
more demand for parking.



It should be noted, that in recent months, the level of golf course patronage has increased significantly,
mainly by external users such as golf tours, other golf clubs and visitors and there have been several
days when more than 200 golfers have been present. The utilisation of the existing carparks on such
days has been close to, or more than the existing capacity.

When the carparks have been fully utilised in the past, vehicles attending the Resort have parked in the
coach parking area and the grassed centre reservation outside the Resort gates in Links Drive. This
happens more frequently than the once or twice a year, as is claimed. If the proposed carparks are full
where will any additional vehicles park?

Some users of the gym and pool at the Golf & Spa Resort already park in Resort Drive (see photo
below) causing some restrictions to traffic movement along Resort Drive, and potential delays to
emergency vehicles accessing the area. This situation could be further aggravated by guests and
visitors to the hotel who choose not to park in the allocated parking areas.




     Resort Drive parking looking North up the hill from the back entrance to the clubhouse.

Another traffic survey must be undertaken to confirm the normal and peak levels of traffic and car park
utilisation, as the information provided in the MCU does not reflect the current or realistic future levels
of usage. There should also be some quantification of the numbers, frequencies and times of
commercial service and delivery vehicles using Resort Drive to access the facilities in the hotel, the Golf
& Spa Resort and Parkridge. The related noise impacts on residents in Parkridge. The Fairways, and
guests in the proposed hotel should also be assessed. Noisy garbage trucks already access the loading
dock at the rear of the clubhouse, and the Parkridge facilities early (6.30 am) on Sunday morning, as
well as on the other days of the week, and this situation will get worse with the introduction of the
hotel and its facilities.

The hotel proposes to increase the number of car parking spaces, by over 60, to 286 plus 9 PWD
spaces. Should an evacuation be necessary, the potential of another 60+ vehicles trying to use Links
Drive will significantly increase the risk to the evacuating vehicles and their occupants,

The MCU should consider the worst-case scenario for emergency situation considerations.

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Section 7

    c) Additional people associated with the proposed hotel

The hotel will house some 200 hotel guests, plus the supporting staff. The presence of the guests
(many of whom will be unfamiliar with the local conditions or will be uncertain of what to do in
emergency situations) will increase the level of risk to everyone in the eastern district during a bushfire
and evacuation event.

The hotel is not located in a busy visitor hub such as Hastings Street, or Gympie Terrace where there
are multiple restaurants, shops, and recreational opportunities e.g. beach, river in close proximity to
the accommodation. Restrictions on motor vehicles is probably achievable in these areas in the long
term. For hotel guests and visitors, there is no easily accessible public transport and the provision of
alternative forms of transport for hotel guests and other visitors is is only discussed in vague terms.

It is also expected that, contrary to the MCU, most of the high-value hotel guests will not use public
transport or connection services to come to the hotel. They will either use their own vehicles or will
hire vehicles. This situation is not considered in the documents supporting the MCU.

It was previously noted that the hotel would be marketing its facilities and services for weddings and
other functions. The inclusion of Special Event Access paths in the updated Landscape Concept Design
Package (1.9 Access Diagram - Special Event Access) confirms this and clearly shows that the hotel
facilities have been designed to accommodate significant events.

This will mean that there could be significantly more people attending the function over and above
those that are staying at the hotel.

Whilst it is not possible to predict numbers, a wedding function held for a local couple could see up to
500 guests present who are not staying at the hotel, in addition to the approximately 200 hotel
accommodation guests. There will also be hotel and function staff on site together with contract
cleaning, gardening and maintenance staff, service providers for functions, catering and refuse
collection, and deliveries to be considered.

These additional function guests and staff will add to the impacts of, and concerns about:
       • Noise
       • Traffic
       • Parking
       • Bushfire risk
       • Evacuation risk
associated with the presence of the hotel. The increased numbers of people, and these related issues
need to be considered in any discussions and assessments related to the proposed development.




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Section 8

3. Emergency Event Notification

a) General comment

The bushfire response proposed by the Applicant is couched in the familiar Alert, Watch & Act, and
Emergency Warning protocol. However, this relies on early recognition of a bushfire by the Emergency
Services which would then initiate the Warnings. Unfortunately, residents who were here in August
2019, when the bushfire encroached on the southern end of The Fairways and the golf course and
came close to The Palms precinct, are not confident that this will provide the necessary warning. In
particular, several residents in The Fairways and The Palms precincts had evacuated themselves before
the Emergency Services arrived.

The aerial photo below shows how close the bushfire came to the residential areas of The Fairways and
The Palms.




                                                 The Palms
                                                 (Residential)




                                                                                           The Fairways
                                                                                             (Residential)




                               Burnt out area




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Section 9

The photo below shows how close the August 2019 bushfire came to properties in The Fairways.




PHOTO: Several people had to flee their homes at Noosa Springs. (Supplied: Pam Taylor)

Noosa bushfire comes within metres of homes as Bribie fire continues to burn - ABC News

Should such a situation occur again, when a bushfire impinges on our residential communities and
Emergency Services are not present, panic-driven self-evacuation by residents could occur, with the
attendant risks.

The photo below shows how close the August 2019 bushfire came to properties in The Palms.




PHOTO: August 2019 Bushfire - taken from within The Palms residential precinct looking out at the fire advancing along Lake
Weyba shoreline adjoining 2nd hole on golf course




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Section 10

b) Watch & Act

Assuming Links Drive or the bridge over Eenie Creek Road have not been compromised, hotel guests
have 30 minutes, from the Watch & Act warning being issued, to leave the area using Links Drive. Ref:
Appendix IV – Emergency Response Plan in the Bushfire Hazard Assessment document dated 10 February 2023,
provided by Rob Friend & Associates.

This assumes that the Emergency Services will be able to issue warnings in good time. Based on the
previous experience in Noosa Springs in 2019, the residents are not confident that this will occur.

A Watch & Act warning should apply to everyone in the eastern district of Noosa Springs (residents in
the three residential communities, golfers and users of the Resort facilities, and guests and visitors to
the hotel). In this scenario, there could be a considerable number of vehicles attempting to use Links
Drive over a short period of time which will greatly increase the risks to the evacuating vehicles and
their occupants.

There is likely to be serious congestion at the Resort Drive/ Links Drive/ Oasis roundabout, and this will
be a real issue for vehicles leaving the Golf & Spa Resort and The Oasis as they will have to give way to
all other traffic using the roundabout.

There is also likely to be worse congestion at the roundabout where Links Drive joins Noosa Springs
Drive where traffic from the western district will have to give way to traffic from the eastern district.
This traffic bottleneck will be compounded by emergency services vehicles entering the bushfire area
at the same time that the other traffic is attempting to exit.

The potential use of the gated access from Noosa Springs Drive onto Eenie Creek Road should be
clarified. In the event of an emergency necessitating evacuation from either or both the eastern and
western districts, it would appear that closing off Eenie Creek Road and opening the 2 gates would
enable the controlled movement of vehicles evacuating onto Eenie Creek Road and enable the swift
movement of emergency vehicles into the area. It would also avoid the work necessary to develop the
access from the Noosa Lions Football Ground for use by emergency vehicles that is suggested in Noosa
Council Infrastructure Services Department Procedure – Emergency Access Noosa Springs (Attachment
A). This could occur whether the bridge over Eenie Creek Road was operational or not.


c) Emergency Warning

When an Emergency Warning is issued, approximately 200 hotel guests and any non-essential hotel
staff, will be evacuated to the Club House, which is the designated Evacuation Centre.

It has been noted that the hotel will be marketing its facilities and services for weddings and other
functions. This may mean that there could be significantly more additional people attending the
function than are staying at the hotel.

Whilst it is not possible to predict numbers, a wedding function held for a local couple could see up to
500 guests present who are not staying at the hotel, in addition to the 200 hotel accommodation
guests.

These numbers will be in addition to golfers, tennis, gym, pool and spa users, any other Golf and Spa
Resort function attendees, possible evacuees from The Fairways residences and from Parkridge
residences and the café/restaurant and gym/pool, and staff. There could be well over 1000 persons
being assembled in the Club House building. The Clubhouse is predominantly situated in the Potential
Impact Buffer Zone and may be subject to smoke and spotting of embers from any fire. This is not
necessarily a safe refuge for this number of people. Fire appliances will need to be stationed around
the building to provide protection and this is not likely. Responsibility rests with the Council, in
conjunction with QFS, to determine the best location to set up an evacuation centre, rather than the
developer.

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Section 11

4. Evacuation routes

a) Evacuation route – Eastern district

Links Drive and Resort Drive are the only access/egress routes for the eastern district and will be
subject to enormous pressure from vehicles and people trying to evacuate from the area in an
emergency. The volume of traffic will add considerably to the risks likely to be experienced by those
evacuating. The Links Drive/ Resort Drive/ Oasis Drive roundabout is likely to be a serious bottleneck
for evacuating vehicles.
The use of Links Drive as an evacuation route from the eastern district of Noosa Springs was the
subject of discussions with Council and the Emergency Services in 2019 which did not result in clarity
about the use of Links Drive. However, it is noted that in 2020 and in 2022 the Council cleared the fuel
load for approximately 15m from the eastern side of Links Drive. Whether this is to improve access
under emergency conditions for the Emergency Services, or to enable evacuation of residents and
users from the area has never been made clear to the residents who would be directly affected by any
decisions regarding the emergency use of Links Drive.

b) Evacuation route – Western district

Noosa Springs Drive is the only entry/exit road for the western district (5 Noosa Springs precincts and
the Elysium community). A worst-case scenario will occur when the western district is required to
evacuate at the same time as the eastern district. This will create another bottleneck at the
roundabout by the bridge over Eenie Creek Road where vehicles evacuating along Noosa Springs Drive
will meet those evacuating along Links Drive.

It should be noted that the potential number of residents’ vehicles evacuating will be increased by
non-resident vehicles evacuating from the western district (Noosa Springs and Elysium). The memo
from the Noosa Springs Community Body Corporate (Attachment B), issued in April 2022, provides
relevant information about the volume of non-resident traffic, and is summarised below.

• Over 81,000 vehicles were recorded on the Gatehouse Entry Tracking System as entering the
western district of Noosa Springs in the year to April 2022. This system records all non-resident
vehicles e.g. guests, tradesmen, and deliveries). Resident vehicles are not recorded as the residents are
all issued with remotes (now number plate recognition) to open the entry gates.
• Therefore, there were over 162,000 non-resident vehicles arriving and leaving using Noosa Springs
Drive, at least to the point of the roundabout with Links Drive. This equates to an average of
approximately 450 vehicle movements per day, in addition to any residents’ vehicles from the five
Noosa Springs precincts and all the vehicles from Elysium.
• The 162,000 vehicle movements relate only to the 5 Noosa Springs precincts and do not include
Elysium traffic whose residents, visitors, tradies etc. also use this stretch of road on every journey.
Residents in Elysium are predominantly of a non-retiree demographic doing the work commute, school
runs etc. daily.
• Importantly, the above vehicle movement numbers relate to the 12-month period where
activity/traffic would have been considerably lower than normal due to COVID restrictions (mandated
and self-imposed precautions) throughout.




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Section 12

c) Emergency Access to Eenie Creek Road

The potential use of the gated access from Noosa Springs Drive onto Eenie Creek Road should be
clarified. In the event of an emergency necessitating evacuation from either or both the eastern and
western districts, closing off Eenie Creek Road and opening the 2 gates would enable the controlled
movement of vehicles needing to evacuate onto Eenie Creek Road and enable the swift movement of
emergency vehicles into the area.

d) Noosa Springs Drive Overpass Bridge

The bridge over Eenie Creek Road is the only formed road access/egress for the whole of the Noosa
Springs area. If this bridge is unusable in an emergency the overall evacuation risk will be hugely
amplified.

The closure of this bridge is addressed in Noosa Council Infrastructure Services Department Procedure
– Emergency Access Noosa Springs (Attachment B). This document outlines the action required by
Council to provide emergency access for residential communities on the southern side of Eenie Creek
Road if the bridge is unusable.

The procedure does not consider or address the requirements for evacuation from the Noosa Springs
area and there is no obvious public source of information regarding when evacuation might be
necessary, what options could be made available for evacuation and how such an evacuation will be
managed. If Links Drive, or Noosa Springs Drive is compromised, or the bridge over Eenie Creek Road is
closed during an emergency, no-one will be able to leave or return to their respective districts, and
properly formulated and communicated plans (including possible options) should be in place to deal
with that.

As a minimum, the Council and Emergency Services should consult with the residents in both the
Eastern and Western precincts of Noosa Springs and Elysium to develop this information and guidance
and update them with any changes.


5. Hotel construction
There is no consideration of the impact of any bushfires that might occur during the construction of
the hotel. This period will involve construction vehicles, fuel storage and workers under the
construction contractor’s control. The building contractor should be required to develop their own
Emergency Response Plan as part of their bid, and this should be submitted for approval as part of the
overarching Emergency Response Plan to ensure that it is comprehensive and cohesive. In the
meantime, there should be some consideration as to how bushfire emergencies will be handled during
construction. The numbers of construction workers and vehicles and the associated traffic, parking and
evacuation issues must be duly considered in any assessment.


6. Environmental considerations – removal of trees
Residents have previously expressed their concerns about the impact of the development on the local
koalas and black cockatoos as a result of the removal of trees to enable the development to proceed
on land zoned as Recreation and Open Space.

The most recent information provided to Council, based on the Applicant’s revised layout, now
provides for more replacement trees (145) than are currently identified as being removed (114).
However there are still more trees to be removed within the footprint of the relocated tennis courts.
The number of these trees should be determined and, if necessary, additional replacement trees
should be provided to ensure that there is no net loss of trees as a result of the development.


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Section 13

This approach of ensuring all trees are replaced is the way to maintain our environment and our
Biosphere status for the future, and is compliant with the spirit and intent of Noosa Council’s
Environment Strategy. Koalas were re-classified as an Endangered species in February 2022 and saving
the species from extinction is largely incumbent on all levels of government acting accordingly.

There is no definition of the minimum size of the replacement trees. Planting small saplings in a
relatively confined area to meet the replacement requirements does not consider the potential
overcrowding and the associated thinning that will occur in 3-5 years’ time, nor the 5 – 10 years it can
take for these trees to become habitat or feed trees.

It is suggested that, along with a minimum size being set, that there should be a general review to see
where the replacement trees could be planted around the golf course. Because a particular area is not
currently considered as habitat, or for transit, is no reason for not planting replacement trees for the
koalas or black cockatoos. We should be encouraging our wildlife to occupy and/or use wider areas of
the available land, rather than continually reducing the potential through ill-considered developments
and the associated reduction in habitat.




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Section 14

7. SPECIFIC COMMENTS ON RESPONSE DOCUMENTS TO APPLICATION
Rob Friend & Associates

1. Letter dated 10 February 2023 “Re: Additional Bushfire Issues”.
2. Document dated 10 February 2023 “Bushfire Hazard Assessment & Mitigation Plan”, including
   “Appendix IV Emergency Response Plan”.
3. Letter dated 31 October 2022: “Re: - Additional bushfire issues”.



       1. Letter dated 10 February 2023 “Re: Additional Bushfire Issues”.

The relocation of the four tennis courts has allowed the retention of the 19 Non-juvenile Koala Habitat
Trees - a decision which is to be applauded. However the proposal to use the approximately 60m wide
corridor abutting Resort Drive to the north of the hotel pool area as a Passive Recreation Area should
be reconsidered.

The area should be treated as a reserve with no ability for the guests and visitors to the hotel to easily
access the area. The suggestion of all-weather bush pathways with decks, seating, and artwork will
result in the disturbance of any koalas or other fauna that lives in or uses the area. Our wildlife, which
is under constant threat, should be protected wherever possible.



       2. Comments on RFA17-040 - Bushfire Hazard Assessment & Mitigation Plan
          Revision No. 06 dated 10 February 2023 - Prepared by Rob Friend & Associates Pty Ltd


Development Proposal (Page 9)

This paragraph incorrectly states the proposal includes 3 tennis courts, not the 4 as per the proposal.

DISCUSSION – Figure 4 (Page 14)

Figure 4 shows the location of the Hazardous Vegetation Effective Edge Line and the distance to the
corners of the nearest building.




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Section 15

The report states:

The setback distance required to achieve a radiant heat flux of less than 29kW/m2 is 15.7m from the
potentially hazardous vegetation to the north. Figure 4 below designates the setback edge of
hazardous vegetation where the distance to the proposed building is 21.9m from the north-eastern
most corner, and 24.4m from the north-western most corner.

The findings of the Bushfire Hazard Assessment states that Resort Drive forms a firebreak that would
be sufficient for most ground fires but if a significant bushfire involving the Girraween Nature Reserve
occurred on a high fire danger day with an easterly wind it is likely that a fire would involve the
understorey and depending on connectivity between the understorey and canopy, it may also involve
the canopy and such a fire has the potential to cross Resort Drive and involve the vegetation within the
subject site.

It is noted that Figure 4 shows instances of roadside vegetation above the road, in some cases reducing
the distance from the Hazardous Vegetation Effective Edge Line by approx. 50%. This situation might
provide an opportunity for a canopy fire to breach Resort Drive. Other areas of Resort Drive, which can
be viewed in recent aerial mapping, present the same issue, particularly where the road island is.

RECOMMENDATIONS (Page 18)

4. Water Supply (Page 19)
   a) The hydraulic engineering consultant’s assessment should ensure there is capacity to meet
      potential needs should a structural and/or vegetation fire threaten the structures. This
      assessment and confirmation should be made available to Council as part of this MCU.
   b) Confirmation of sufficient hydrant standpipes or inground hydrants located within and around
      the facility to ensure compliance with relevant guidelines and standards must be provided as
      part of this MCU.
   c) The use of irrigation water from the golf course lake should be reviewed to ensure adequate
      pressure and supply performance can be achieved for bushfire purposes in all areas that might
      be simultaneously served by that supply. The supply from the lake may not be adequate during
      drought conditions. Confirmation should be provided to Council as part of this MCU.



5. Future Planning (Page 19)

This section states:

b) An emergency response plan which will include an evacuation plan should also be considered to
provide a set of responses should a vegetation fire involve adjacent vegetation and visitors and staff
need to be located to ensure they are safe until the fire is brought under control by the relevant
authorities. Within the community titles this could involve either;

i. evacuation onto the golf course,

ii. evacuation within the community titles area, located behind buildings with fire safety standards,

iii. Within the hotel evacuation of visitors and staff to reception area for further instruction is sufficient.

Given the potential numbers of people who may be required to evacuate from the hotel to the
clubhouse, where Golf Resort users (golfers, spa & pool users, function/event attendees) and other
evacuees may be assembled as part of the response to a bushfire, there should be an assessment of
how best to manage such numbers. Parts of the golf course are already identified in some of the
Evacuation Plans for Noosa Springs Precincts having given consideration to the trees planted around
the course and also the possibility of firefighting helicopter operations.


   MCU21_0110 Proposed hotel - Noosa Springs - Bushfire_evacuation concerns                   Page 15 of 31

Section 16

       3. APPENDIX IV - Emergency Response Plan

Council’s Further Information Request – Bushfire requires a letter from the QFES which acknowledges
their involvement in consultation and support of the proposed solution. No evidence of QFES
involvement in consultation or review of this document has been provided.

It is noted that Appendix IV – Emergency Response Plan, which is in draft form, is yet to be signed off
by the QFES, Queensland Police, Queensland SES and Noosa Council.

Whilst recognizing that Appendix IV – Emergency Response Plan is a draft document, it appears to have
been assembled in haste to enable submission to support the MCU Application. The document
requires further work and consultation with the appropriate emergency services before it could be
accepted in support of the proposed hotel Application.

APPENDIX IV – EMERGENCY RESPONSE PLAN

Comments on RFA17-040 - Bushfire Hazard Assessment & Mitigation Plan prepared by Rob Friend &
Associates Pty Ltd. Revision No. 04 dated 30 April 2022
(Attachment 4 to Adamson Town Planning response letter dated 16th May 2022).

Bushfire Hazard Assessment

Appendix I – Response to Noosa Plan 2020 - Natural Hazard Overlay Code

Table 8.2.3.3 – Criteria for assessable development

Response R7.1 point 2 states “The boutique hotel construction is occurring in the western portion of the
site and is therefore furthest from the hazardous vegetation to the east and north. Additionally, a pool
will separate the hotel from the vegetation to the east and in the east of the subject site.”

This is not correct. Several of the proposed hotel buildings lie to the east of the site and will be closest
to the areas of High Potential Bushfire Intensity along Resort Drive.

The pool is central to the development and is surrounded on three sides by the hotel buildings so does
not separate the hotel from the vegetation to the east. The pool will be impacted by the area of High
Bushfire Intensity to the north which currently includes the northern half of the top carpark, and some
of the northern end of the middle car park.

It is noted that the whole of the development lies in the Potential Impact Buffer Zone, and so any of
the buildings in the proposed development and the existing buildings in the Golf and Spa Resort could
be subject to smoke and burning embers.

The hotel is not a stand-alone facility, being a neighbour to the Clubhouse and spa facilities and three
residential areas. The Emergency Event Notifications by the Emergency Services should be issued to all
of these entities at the same time. The Watch & Act warning for the hotel allows for guests and non-
essential staff to leave the hotel within 30 minutes of the warning being issued. Presumably this is the
same for any residents in the three residential communities, plus any golfers or other users of the spa
and facilities. If this is the case, there could be a considerable number of vehicles attempting to use
Links Drive which will increase the risks to the evacuating vehicles and their occupants.

Even the use of a safe on-site assembly or evacuation area is not without its problems given the
number of people who might be involved in such an operation. Even the use of specific areas of the
golf course is not straightforward as individual precincts in Noosa Springs have identified areas of the
golf course in their own evacuation plans, considering the areas of vegetation on the course and the
possibility of helicopters using the golf course lakes for firefighting water.

   MCU21_0110 Proposed hotel - Noosa Springs - Bushfire_evacuation concerns                 Page 16 of 31

Section 17

Despite past commitments by Council to provide information to, or meet with residents since early
2020, no such activity has occurred. The submission of this proposal for the hotel should act as a
catalyst for such activity, so that the current uncertainties about what would happen in a bushfire is
understood by those who are most impacted by it, namely the residents and others, including Golf &
Spa Resort and Parkridge users, visitors and staff as well as the guests, visitors (including functions) and
staff at the proposed hotel.

As Links Drive is the only access way for the eastern precinct of Noosa Springs, and Noosa Springs Drive
is the only access way for the western precinct it is appropriate that there should be an overarching
Emergency Response Plan for the whole Noosa Springs area. There needs to be absolute clarity on this
so that residents, visitors, guests, and staff understand what the plan is (including options to deal with
a developing situation), that the people are effectively communicated with during the emergency, and
managed accordingly, so there are no surprises. This plan should be based on the worst-case scenario
and should be produced, signed off and approved as part of the documentation set required for the
Council Assessment of the hotel MCU.

Given the potential life-threatening nature of a bushfire and evacuation event, the fires that occurred
on the doorstep of The Fairways and the Palms residential communities in August 2019 serve as a
wake-up call for all those in positions of authority, responsibility and accountability including decision
makers for the proposed hotel. There can be no doubt that the proposed hotel, and associated
functions, exacerbates the bushfire related risk, due to more people and vehicles than are currently
considered in the proposal.



       4. Letter dated 31 October 2022: “Re: - Additional bushfire issues”.

The October letter item 4. c. noted that “an area around The Fairways CTS area is a maintained area
with an area of 10 metres within the CTS area and an additional area maintained by the Noosa Springs
Golf Course of a width no less than 30 metres wide. There is in total an area of 40 metres wide which
receives ongoing management and as such separates the structural bushland from the attached
dwellings within The Fairways CTS area.”
This comment appears to be focussed on the golf course land lying to the southwest behind The
Fairways development. However, after the 2019 bushfire which came dangerously close to the
southernmost properties in the Fairways, a number of mature trees were removed from the area
abutting the southern end of The Fairways. An area some 10 – 12 metres in width from the residential
buildings was cleaned up, with lawn and gardens, and is managed by the Noosa Springs Golf Course
(Photo 1)

However, the area behind this 10 -12 metre strip is overgrown and does not appear to be subject to
any form of maintenance, apart from some localised weed killing (Photo 2). There are several trees and
weeds that have grown up in the intervening period since the bushfire (see pictures below). There
should be a requirement for this to be better managed in the interest of the residents mental and
physical wellbeing and their properties.




   MCU21_0110 Proposed hotel - Noosa Springs - Bushfire_evacuation concerns                Page 17 of 31

Section 18

          Photo 1




         Photo 2




It is noted that the Noosa Plan (2020) Bushfire Hazard Overlay Map shows an area of medium potential
bushfire intensity some 20m to the south from the nearest building, and an area of high potential
bushfire intensity some 30m to the south/southeast from the nearest building. The 3 southernmost
residential buildings in The Fairways are in the Potential Impact buffer zone and may be subject to
smoke and burning embers in the event of a bushfire coming from the south or southeast. The area to
the south of the Fairways should be properly managed on an ongoing basis to provide a suitable
barrier between the bushfire zones and The Fairways buildings.

Item 4. e. states that, in his opinion, “this proposed plantings will not significantly increase the bushfire
hazards within this area and as such will not increase the bushfire risks to the adjacent life and property
within The Fairways residential structures.”

Given the history of the 2019 Fairways bushfire it is unacceptable that there should be any suggestion
of an increase in bushfire hazard in this area, and any plantings in Offset Zone A should reflect that. It is
noted that item 5. a. then recommends that no additional planting should take place within 30m of an
existing structure within the Fairways.

Item 4. f. states “Further, this plantings will not impede any necessary evacuation from the residents in
The Fairways CTS area should they be ordered to do so by Emergency Services.” It is unclear how such
an evacuation could take place as there is a continuous aluminium fence along the back of The
Fairways development that would prevent evacuation. Even at the southernmost end where there is a
grass strip and managed gardens the fence would prevent evacuation onto the golf course.

This reinforces the view that there needs to be a plan for evacuation from any and all of the precincts
in the Eastern district, that is properly coordinated and includes all the various properties that might be
involved e.g. The Fairways, Parkridge and the hotel. It is not sufficient to consider each precinct or the
hotel individually.
   MCU21_0110 Proposed hotel - Noosa Springs - Bushfire_evacuation concerns                 Page 18 of 31

Section 19

Gondwana Ecology Group letters

1. Letter dated 9 February 2023: Re: Updated Layout – Further Information for Council
2. Letter dated 25 April 2022: RE: Updated Layout – Further Information for Council


        1. Letter dated 9 February 2023: Re: Updated Layout – Further Information for Council

Koala habitat/feed trees

The February 2023 letter provided by Gondwana Ecology Group confirmed that the nineteen “koala
habitat” trees, that previously were going to be removed from the area to the north of the site, will
now remain as a result of the tennis courts being relocated. This is to be applauded as more protection
for our valuable fauna.

ATTACHMENT B – TREE SURVEY

This letter provided further information for Council, based on the more general survey of the trees to
the north of the tennis courts, that was carried out on 7 November 2022, as follows:

TOTAL SUMMARY (INSIDE SITE)

 TREE                                             RETAIN                        REMOVE
 Brushbox                                        113                            51*
 Gum                                              11                              0
 Cypress                                          62                             38
 Wattle                                           18                              4
 Bloodwood                                        29                            12*
 She-oak                                          19                              7
 Banksia                                           6                              2
 TOTALS                                          258                            114
                                                         *Note = 63 koala habitat trees removed


Based on the survey, 63 koala feed trees (bloodwood or brushbox) will be removed, of which the
majority (80%) are brushbox. 153 koala feed trees will be retained.

The number of cockatoo feed trees (she-oaks) recorded in the survey was 26, of which 7 will be
removed.

Their recommendation that a total of 120 koala feed trees and 25 she-oak trees be planted as
replacements will be a significant contribution to the future wellbeing of our fauna.

Additional ecological enhancements

The February 2023 submission also recommends additional ecological enhancement measures which
should be supported:
   • Installation of nest-boxes within the golf course or other land as supported by Council.
   • Salvage of any “habitat” material (hollows/dead wood/logs) for use elsewhere in the landscape.
   • A protective mechanism (e.g. covenant) for the retained vegetation in the north generally
      consistent with Area 2A (Attachment A), and
   • A rehabilitation/landscaping plan would ensure the control of invasive weed species and
      planting with suitable native alternatives. This will enhance local habitat value.




   MCU21_0110 Proposed hotel - Noosa Springs - Bushfire_evacuation concerns                Page 19 of 31

Section 20

       2. Letter dated 25 April 2022: Re: Updated Layout – Further Information for Council

This letter identified 2 areas for the replacement trees to be planted – one at the southern end of The
Fairways precinct, and the other between the driving range and the 3rd fairway.




It is noted that the 31 October 2022 letter from Rob Friend & Associates clarified the Offset Area A to
be a triangular area to the northwest of the access track (see below).




                                                                 Offset Area A




General comments on Gondwana Ecology responses to Council
    a) Feed trees – planting locations

The proposed feed tree replacements of 120 koala feed trees and 25 black cockatoo feed trees are to
be recommended. However, the two proposed locations for the plantings were originally only required
to accommodate 60 trees. This figure has now grown to 120 (koala trees) plus 25 (cockatoo trees).

It is noted that the 31 October 2022 letter from Rob Friend & Associates recommends that an
estimated 20 trees (out of the total of 145) should be planted in Offset Area A, lying to the southeast of
The Fairways and north of the access track from the 1st fairway.


   MCU21_0110 Proposed hotel - Noosa Springs - Bushfire_evacuation concerns              Page 20 of 31

Section 21

The two areas identified for planting are relatively small in area and it is suggested that further work
should be undertaken to identify other areas on the golf course where the proposed feed trees could
be planted to expand the potential koala and cockatoo feeding areas.

Just because areas have not currently been identified as feeding areas, or areas of use, this should not
restrict the enrichment of other areas in anticipation of future use. Just because an area is not
currently used is no good reason for assuming that it may not be used in the future, providing the right
trees have been provided in regeneration. As a biosphere we should be doing everything to encourage
our local fauna to develop and expand for the future.



    b) Other trees to be removed.

Presently there are a total of 114 trees have been identified for removal, and a total of 145
replacement trees have been recommended (120 – koala; 25 She-oak)

However there are more trees that need to be removed from areas that were not included in the
survey e.g. trees under the proposed tennis court between the top and middle carparks. There must be
a survey to identify all other trees that will be removed. Replacements should be required for at least
all the trees being removed.

As a biosphere, their replacement would seem to be an obvious benefit to our environment and should
not be overlooked, but even in Noosa we seem to accept that wholesale destruction, or incomplete
replacement of the existing landscape and vegetation by developers is acceptable, which is somewhat
contradictory to the Noosa Biosphere Reserve’s stated objective to manage the region’s land, waters,
and wildlife sustainably, in balance with its urban population and visitors from across the globe. We
have an opportunity here to meet that objective by ensuring we have at least a 1:1 tree replacement
approach, even if some of the trees are planted elsewhere.



    c) Requirements and Assurances

All the replacement trees should be planted prior to any construction-related works occurring on the
development land. This will ensure that the trees are planted in a timely manner, rather than being left
until the end of construction and possibly being forgotten.

If any of the new trees die within the period of construction they should be automatically replaced by
the developer.




   MCU21_0110 Proposed hotel - Noosa Springs - Bushfire_evacuation concerns               Page 21 of 31

Section 22

Amended Proposal Plans dated 09/02/2023; Marchese Partners

DA1.00 Site Plan

This drawing shows an extension to the existing service road on the south-east of the site, running
from the rear road entrance to the clubhouse up to the lawned area with 19 carparks including 4
PWDs.

The road is shown as 3.5m wide minimum, with a turning facility at the top which is clearly designed
for commercial vehicles. This is not feasible as the road is not wide enough for 2 passing vehicles.

This is contrary to the information provided in the Noise Impact Assessment (refer to comments on the
Noise Impact Assessment on page 25)



Drawing DA1.04 shows a large café/restaurant area with significant back-of-house facilities which
appear capable of servicing a large event, as well as any hotel guests. This, coupled with the additional
grassed areas that are now evident to the north of the pool area, raises concerns about the number of
people that might be present at such an event, and who would be subject to evacuation when a
bushfire evacuation becomes necessary.

In-ground grease trap – how will this be serviced?



Drawing DA1.11 shows a revised layout for the clubhouse. The proposed revision to the café and bar
facility reduce the size of the existing facilities which are already too small to service the café and/or
restaurant customers.




   MCU21_0110 Proposed hotel - Noosa Springs - Bushfire_evacuation concerns                 Page 22 of 31

Section 23

Drawing DA1.12 Carpark Plans – Deficiencies

The current plans should be amended to reflect the following:

There needs to be dedicated pedestrian walkways, separate from any vehicle pathways, at the
southern end of the carparks for carpark users to be able to connect directly with the
clubhouse/cart area.

Parking for PWD users should be closer to the entrances to the clubhouse and hotel.

Golfers bringing equipment/buggies and parking on the upper level can only use the one set of
stairs to proceed to the ground floor or take their chances with any traffic on the ramp down to the
roundabout outside the clubhouse.

The two-way entry/exit road for the ground floor park should be a single lane just for entry. The exit
path should be used for pedestrian traffic and physically separated from the vehicular traffic.

No turning areas are shown at the dead ends of either ground or first floor car parks.

Whilst there are 4 electric car charging stations shown on the top car park, there are no obvious
charging facilities for e-bikes.

Storage and charging facilities for e-bikes should be identified. If this is to be a feature of the hotel
provision should be made for the expected initial requirement and for future growth.

There should be provision for the storage of bicycles hired by the hotel guests for more than one
day.

There are 8 motorcycle/scooter parking spaces. Golfers already regularly use 3 or 4 spaces. There
will need to be significantly more spaces available if the hotel gusts make use of the scooter and e-
bike hire.




MCU21_0110 Proposed hotel - Noosa Springs - Bushfire_evacuation concerns                  Page 23 of 31

Section 24

ASK Acoustics & Air Quality - Noise Impact Assessment dated 8 January 2021

The Noise Impact Statement submitted in January 2021 needs to be updated to reflect the changes
to the proposal and other considerations which are not included in the current report.

6.2.1 Tennis Noise Assessment

Figure 2.1 in the report showed the location of the receptors used to gauge the level of noise
impacts. R1 is Parkridge, R2 is The Oasis residences and R3 is The Palms residences.




                                                                             Original proposal




  Current proposal




Figure 2.1 has been overlaid with images of the original location of the 3 tennis courts and the
current proposal for the location of 4 tennis courts, which are now closer to the residential
Receptors 2 and 3.

The assessment of noise from the tennis courts was based on only 3 tennis courts in use. It
concluded that “the tennis noise levels at the sensitive receivers are predicted to comply with the
daytime limit (39 dBA) at all two out of three receptors, with a 1 dBA exceedance at R1, which can
be considered marginally complaint”, and recommended to only use two out of the three tennis
courts in the evening.

The current courts are already in regular use by various tennis groups and coaches, and it should be
expected that the presence of hotel guests will increase that usage.

The report also states that a substantial decrease (10 dBA) in noise levels is predicted. As there is no
explanation of how this reduction is going to be achieved, this needs to be clarified.




MCU21_0110 Proposed hotel - Noosa Springs - Bushfire_evacuation concerns               Page 24 of 31

Section 25

   6.2.3 On-site Vehicle Noise Assessment

   The noise report states that deliveries and waste collection will access the loading dock via a new
   service road from the south. Deliveries and waste will be moved between the hotel and the
   clubhouse using electric motorised golf carts. As a result, the expected noise levels would be
   relatively low.

   This is contradictory to the plans which show a loading dock in the hotel building and an associated
   turning bay which is serviced by an extension to the existing service road.



   The report also states that the increase in deliveries and waste collection activities at the clubhouse
   is not expected to have a significant noise impact but recommends that they be limited to daytime
   hours 7am to 6pm.

   The report fails to examine the noise impact on the residents of Parkridge who overlook Resort
   Drive and will overlook the proposed hotel. Currently, deliveries and waste collection activities
   occur anytime from 6.30 am onwards, even on Sunday. The waste collection activities at the
   clubhouse loading dock, in particular, are noisy as they arrive, back up, and depart up the hill in
   Resort Drive. There must be some consideration of this impact on the hotel’s neighbours i.e.
   Parkridge and The Fairways.

   Similarly there is no consideration of the increased road noise that will impact residents of The
   Oasis from the additional traffic along Links Drive either during the construction phase or when the
   hotel is operating.




ATTACHMENTS

A: Memo from the Noosa Springs Community Body Corporate, issued in April 2022,

B: Noosa Council Infrastructure Services Department Procedure – Emergency Access Noosa Springs




   MCU21_0110 Proposed hotel - Noosa Springs - Bushfire_evacuation concerns               Page 25 of 31

Section 26

             Response to MCU21/0110

       Proposed hotel - Noosa Springs Golf & Spa Resort

             Increased bushfire and evacuation risks




Attachment A: Noosa Council Departmental Procedure

             Emergency Access – Noosa Springs Drive




                                                          Page 26 of 31

Section 27

INFRASTRUCTURE SERVICES DEPARTMENT PROCEDURE – EMERGENCY ACCESS NOOSA SPRINGS




    DEPARTMENTAL PROCEDURE

    Emergency Access – Noosa Springs Drive


    Corporate Plan Reference:             Council and the Noosa community are resilient in the face of
                                          emergencies and disaster events.

    Approved by:                          Allan Hull, Civil Operations Manager

    Procedure owner:                      Civil Operations Manager


PURPOSE
The purpose of this procedure is to outline the action required to provide emergency access for
residential communities on the southern side of Eenie Ck Road in the event that the Noosa
Springs Drive Overpass Bridge is unusable.

SCOPE
This procedure applies to Operations and Maintenance staff of the Infrastructure Services
Department in relation to creation of an alternate access and to Communications and Community
Engagement staff in relation to provision of information to the community through formal Council
channels.

RESPONSIBILITY
The Civil Operations Manager is responsible for approving this procedure.
The Works Coordinator is responsible for reviewing and communicating this procedure.
Operations and Maintenance staff – are responsible for following this procedure to facilitate
emergency access.

BACKGROUND
The Noosa Springs Drive Overpass Bridge provides the only formal access a residential
community to on the southern side of Eenie Creek Road. Should circumstances render this bridge
unusable, there would be no formal access to these estates.
There are two alternate access points to the area. The first is directly onto Eenie Creek Road from
Noosa Springs Drive via a set of gates and the second is through Girraween Sports Complex via
a dirt track at the end of Wallum Lane.




                                                                                             Page 27 of 31

Section 28

INFRASTRUCTURE SERVICES DEPARTMENT PROCEDURE – EMERGENCY ACCESS NOOSA SPRINGS



The first option is not ideal as a long term solution due to safety concerns for traffic turning straight
onto Eenie Creek Road and may only be used short term under traffic control while the second
option is being upgraded to accommodate two way traffic.



PROCEDURE
         1. Open the gate and remove bollards at Girraween Sports Complex to create an
            alternate access route for vehicles.
         2. Implement necessary traffic control measures to allow contra-flow of traffic along
            alternate route.
         3. Install detour signage.
         4. Within 48 hours, remove grass and widen the track to allow for two way traffic.
         5. Open to traffic and monitor the condition of the access through Girraween Sports
            complex.
         6. Maintain as necessary.
         7. Inform the community through posting the information on Council’s website and on
            social media via its Facebook page.

WORKPLACE HEALTH & SAFETY
All staff must comply with Council’s workplace health and safety requirements.


    Version control:

  Version    Reason/ Trigger     Change (Y/N)   Endorsed/ Reviewed by                        Date

   1.0       Approve Procedure                  Allan Hull, Civil Operations Manager         4/11/2019




                                                                                               Page 28 of 31

Section 29

 

a ON be WE Ee |
k - Alternate Route

Council Tree Dump

93
ae

.
ACE cea lea cela a
being widened Bl

Noosa Springs
Overpass Bridge

Ma
NS ,
Implement traffic control

measures including road
closure and detour signs

Open gate and remove
bollards

Widen and grade track
using nearby-stockpiled

 

Section 30

Section 31

                                Response to MCU21/0110

                     Proposed hotel - Noosa Springs Golf & Spa Resort

                         Increased bushfire and evacuation risks




Attachment B: Memo from Noosa Springs Community Body Corporate, issued in April 2022,
              providing information about the volume of non-resident traffic.

Section 32

Dear Resident,
The Golf course and Front entry gates controls have been upgraded in the last
few weeks. As part of this process, a vehicle number plate recognition system
has been installed at the Gatehouse.

The new system will also help the security team monitor vehicles more
effectively, plus assist in traffic flows and parking.

Out of interest in the last 12 months non Resident traffic entering the Estate
was over 35,000 guests and 46,000 Trades and construction vehicles.

This allows the Security personnel to clearly recognise all vehicles. For
Residents who register their number plate, the gates will open automatically,
so you won’t need to use your clicker. The clicker/swipe card will still operate.
Each non registered vehicle number plate will be automatically recorded and
tracked.

Two vehicles per Villa only will be entered into the system

Your number plate will need to be registered with the Security staff before you
can use the system. Please drop the form below into the gatehouse.



Villa Number ___________

1st Resident Vehicle registration #

2nd Resident Vehicle registration #

Residents Name/s

This information will be solely used for the purpose of allowing you, as
Resident to gain easy entry into Noosa Springs.

We would also like to remind owners that The Noosa Springs Development
Control By-laws require that the minimum number of Covered Parking
Spaces for motor vehicles is two per Villa Garage - Body Corporate By-Law
5.1(d) - and it also states that a garage on a lot may only be used to garage
motor vehicles, not for general storage purposes, and not converted to any
other use.
                   Noosa Springs Community Body Corporate