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 · Attachment 2 - MCU21 0110 - Manager Development Assessment Report

•   A fire management line and access track are located between the bunker on the eastern side
    of the fairway 1 near the fairway 1 green and the southern most residential structure within
    the fairways CTS area
•   The existing informal access track is to be maintained in its current location with a width of 6-
    8 metres.
•   The augmentation of the current vegetation be undertaken to the north of the access track.
The proposed offset area B will not present a bushfire risk to any infrastructure within and around
the existing Noosa Springs Development, due to the existence of highly maintained grassland
along fairway 3 and the driving range as well as a dam or water feature separating residential
dwellings to the west of the golf course fairway 3.
Water quality/quantity
Due to the topography of the site, it is possible to drain the development areas entirely through the
Golf course and to Weyba Creek without impacting any other properties or public infrastructure.
Bioretention devices are proposed for each of the new car parks and roof areas. The surface
areas for the bioretention devices are approximately 1% of the contributing catchment areas,
which is in-line with expectations. The bioretention areas treating roofwater are lower due to the
influence of the roofwater tanks which capture roofwater for reuse. The applicant has provided
135kL of rainwater tanks.
The application material has been reviewed by Council’s consulting hydraulic engineer who is
satisfied with the proposed outcomes. Conditions are provided.
Built form
The building design, including external materials and colours, is consistent with the Noosa Springs
architectural style and is designed to complement the adjacent clubhouse and spa buildings. The
buildings appear generally as only two-storey structures from Resort Drive.
The built form is considered to comply with the Noosa Plan for the following reasons:
•     The proposed development incorporates soft landscaping between and around the
      building, near the road frontages and around the central lagoon pool and open space area
      and around the tennis courts and new carpark areas
•     The proposed development respects the scale of surrounding vegetation being below the
      tree line and provides for the retention of some vegetation where possible, generally
      around the perimeter of the site
•     The proposed development takes the form of five smaller separate building forms rather
      than a large single bulky building. Further, steps down the slope and will not visually
      dominate the nearby properties (see figures 18 and 19 below for photo montage of the
      proposed development from adjoining golf course)
•     The proposed development, through its design and siting, reinforces the correlation
      between the natural and built character of the area by being responsive to the topography
•     The proposed development is of a high design quality, incorporating landscape design that
      emphasises the casual, outdoor lifestyle.
•     The proposed buildings have a strong relationship with the outdoors through the
      incorporation of natural materials, verandahs and glazing and orientation of openings
      towards public spaces where practicable.
•     The proposed buildings and structures have articulated roof forms which are visible from
      the street. They incorporate a mix of lightweight and textured external building materials,
      provide for variation through articulation, texture, and detailing. They incorporate verandah
      and open balconies and shaded areas for outdoor living, with open, transparent, or semi-
      open balustrades. The design makes use of understated colour schemes and low reflective
      roofing and building materials that integrate with the existing Noosa Springs built form and
      character and is consistent with the existing Noosa Springs Golf and Spa Resort facilities.