PM Submission - Paul Matthews - MCU21/0110

           •   Destruction of habitat
           •   Loss of tree canopy
           •   Over scaled “lagoon” pool requiring potable water replenishment.
           •   High energy use due to poor orientation – It is noted that 70 rooms have their principal glazing oriented to the North
               West - South West quadrant. This will result in high heat gain and subsequent mechanical services loads.
           •   Inappropriate claims regarding potential reduction in vehicular use.

10. The proposal seeks to erect an hotel of size similar to the French Quarter (116 rooms) or the Sebel (160) rooms on a site zoned as
open space – recreation. The proposal does not comply with any of the numeric controls relating to the zoning. Nor does it adequately
address the impacts caused by development of this scale. It is vague as to the proposed use of a significant area of potential function,
restaurant/ bar area and provides a reduction in community amenity and facilities.

11. The project is continually characterised as low scale and impact. The use of the term “boutique” is clearly designed to suggest small
scale and exclusivity. However, the characterisation of the project in this manner cannot be sustained. It is large in scale. Approval
would allow “re-branding” to any form of tourist use and could result in the Noosa Springs Mantra, Accor or Ibis. It is therefore
important that analysis of impacts be cognisant of the potential end uses.

12. The potential noise impacts of a family hotel on the site will be significant. The lagoon pool configured within a megaphone like
hotel structure will create high levels of reflected sound and will be quite foreign to the existing peaceful environment.

13. The characterisation of the hotel as a destination golfing facility may or may not materialize. The project may be used to boost the
asset value of the site ahead of potential sale. The project could adapt to many different profiles depending on ownership and business
model. This capacity has implications for all potential impacts. The principal ones being traffic and parking, noise and acoustics,
congestion and density.

14. The main entry to the hotel is co-located with the existing resort entry. This entry point is used by all resort users other than those
arriving by foot or golf buggy from the residences. The principal set down for all guests, their luggage and their vehicles will be at the
existing resort entry point. The issue of congestion, parking set-down, luggage movement, conflict of user groups, access for elderly and
disabled resort users, bus movements, ride share etc. are not considered.

15. The proposal is based on a single “concept” of a resort pool overlooked and surrounded by hotel rooms. This is a rather clichéd
response to a site with many restrictions and opportunities. The result of the concept is a building which poorly orients most of its
rooms, creates a potentially enormous noise impact, does not respond to a sloping site, “monsters” the existing resort buildings (note 22
m height at the lowest point of the development, and sits awkwardly with an enormous scale imbalance between itself and the existing
resort buildings. The concept also drives the service courtyard to a position overlooked by existing private residential accommodation.

16. The proposal includes a large area ( app. 1,000 m.sq.) of food and beverage facilities and public space. The application
documentation is confused in its description of the proposed use of these facilities. The design of these elements is strongly suggestive
of a multi-purpose restaurant, bar and function space. A part of this public space is 500 m. sq. of “restaurant/ foyer” with a 200 m.sq
covered external terrace. Combined with 500 m.sq. of back of house facilities, this is an extraordinary investment in a facility, which
seems to lack purpose or business plan. The explanation offered is that somehow these facilities are for use by the hotel residents is
fanciful to say the least. Pursuant to BCA 2019 Cl D1.13, we have a function facility capable of seating 500 persons plus further seating
on the terrace. The potential use of the public space is, of course, subject to the business modeling of the operator. The potential impact
of 500 persons attending a restaurant, bar or function centre on the site are enormous. Bearing in mind also, that this is a development,
which has argued for a reduced parking generation rate based on its benign use as a small scale hotel.

Analysis of Noosa Plan 2020 Recreation Zones Category
6.6.1.2 Purpose and Overall Outcomes
Cl                                                                       Comment
The purpose of the recreation and open space zone is to provide          The proposal provides minimal facilities for residents. The only
for: -                                                                   inclusion seems to be three tennis courts, which replace four
(a) a variety of cultural, educational, leisure, recreation and          existing courts. Net loss of one public facility.
sporting uses and activities, including, for example:                    It appears that the proposed swimming pool will not be available
(i) parks, playgrounds or playing fields for the use of residents        for public use. If it were to be, public change and w.c. facilities
and visitors; and                                                        will be required.
(ii) parks, or other areas, for the conservation of natural areas; and
(b) facilities and infrastructure to support the uses and activities     It appears that the bar and restaurant facilities will be only
stated in paragraph (a).                                                 available to hotel guests. If they are to be available to the general
                                                                         public, the impact on existing dining/ bar facilities in the Noosa
                                                                         Springs Resort and the adjacent Parkridge development has not
                                                                         been considered.

                                                                         Therefore, it can be established that the facilities and infrastructure
                                                                         proposed do not support a variety of cultural, leisure, recreation
                                                                         and sporting uses …for the use of residents.

                                                                         It may be argued that the facilities support the adjacent golf course
                                                                         and spa, however, there has been no assessment of negative
                                                                         impacts on existing use of these facilities.


(2) The overall outcomes sought for the Recreation and Open
Space zone are as follows:                                               The proposal does not provide for the needs of the community
(a) Development provides for the open space, recreation, leisure         It is a commercial development, which will have negative impacts
and sporting needs of the Noosa Shire Community;                         on the community.
                                                                         The proposal will not be accessible to the community.
(b) A range of functional and accessible open space, including
local, district and shire wide recreation parks and sporting fields
are accessible for the use and enjoyment of residents and visitors;

(c) Development does not impact on the function and use of open The proposal will have impacts on the use of existing open space
JC-NC-Noosa Springs Hotel – Issue A                            2                                                        19-Dec-21


[OCR of page images]
¢ Destruction of habitat

* Loss of tree canopy

* Over scaled “lagoon” pool requiring potable water replenishment.

¢ High energy use due to poor orientation — It is noted that 70 rooms have their principal glazing oriented to the North
West - South West quadrant. This will result in high heat gain and subsequent mechanical services loads.

¢ Inappropriate claims regarding potential reduction in vehicular use.

10. The proposal seeks to erect an hotel of size similar to the French Quarter (116 rooms) or the Sebel (160) rooms on a site zoned as
open space — recreation. The proposal does not comply with any of the numeric controls relating to the zoning. Nor does it adequately
address the impacts caused by development of this scale. It is vague as to the proposed use of a significant area of potential function,
restaurant/ bar area and provides a reduction in community amenity and facilities.

11. The project is continually characterised as low scale and impact. The use of the term “boutique” is clearly designed to suggest small
scale and exclusivity. However, the characterisation of the project in this manner cannot be sustained. It is large in scale. Approval
would allow “re-branding” to any form of tourist use and could result in the Noosa Springs Mantra, Accor or Ibis. It is therefore
important that analysis of impacts be cognisant of the potential end uses.

12. The potential noise impacts of a family hotel on the site will be significant. The lagoon pool configured within a megaphone like
hotel structure will create high levels of reflected sound and will be quite foreign to the existing peaceful environment.

13. The characterisation of the hotel as a destination golfing facility may or may not materialize. The project may be used to boost the
asset value of the site ahead of potential sale. The project could adapt to many different profiles depending on ownership and business
model. This capacity has implications for all potential impacts. The principal ones being traffic and parking, noise and acoustics,
congestion and density.

14. The main entry to the hotel is co-located with the existing resort entry. This entry point is used by all resort users other than those
arriving by foot or golf buggy from the residences. The principal set down for all guests, their luggage and their vehicles will be at the
existing resort entry point. The issue of congestion, parking set-down, luggage movement, conflict of user groups, access for elderly and
disabled resort users, bus movements, ride share etc. are not considered.

15. The proposal is based on a single “concept” of a resort pool overlooked and surrounded by hotel rooms. This is a rather clichéd
response to a site with many restrictions and opportunities. The result of the concept is a building which poorly orients most of its
rooms, creates a potentially enormous noise impact, does not respond to a sloping site, “monsters” the existing resort buildings (note 22
m height at the lowest point of the development, and sits awkwardly with an enormous scale imbalance between itself and the existing
resort buildings. The concept also drives the service courtyard to a position overlooked by existing private residential accommodation.

16. The proposal includes a large area ( app. 1,000 m.sq.) of food and beverage facilities and public space. The application
documentation is confused in its description of the proposed use of these facilities. The design of these elements is strongly suggestive
of a multi-purpose restaurant, bar and function space. A part of this public space is 500 m. sq. of “restaurant/ foyer” with a 200 m.sq
covered external terrace. Combined with 500 m.sq. of back of house facilities, this is an extraordinary investment in a facility, which
seems to lack purpose or business plan. The explanation offered is that somehow these facilities are for use by the hotel residents is
fanciful to say the least. Pursuant to BCA 2019 Cl D1.13, we have a function facility capable of seating 500 persons plus further seating
on the terrace. The potential use of the public space is, of course, subject to the business modeling of the operator. The potential impact
of 500 persons attending a restaurant, bar or function centre on the site are enormous. Bearing in mind also, that this is a development,
which has argued for a reduced parking generation rate based on its benign use as a small scale hotel.

Analysis of Noosa Plan 2020 Recreation Zones Category

 

6.6.1.2 Purpose and Overall Outcomes

 

Cl

Comment

 

The purpose of the recreation and open space zone is to provide
for: -

(a) a variety of cultural, educational, leisure, recreation and
sporting uses and activities, including, for example:

(i) parks, playgrounds or playing fields for the use of residents
and visitors; and

(ii) parks, or other areas, for the conservation of natural areas; and
(b) facilities and infrastructure to support the uses and activities
stated in paragraph (a).

The proposal provides minimal facilities for residents. The only
inclusion seems to be three tennis courts, which replace four
existing courts. Net loss of one public facility.

It appears that the proposed swimming pool will not be available
for public use. If it were to be, public change and w.c. facilities
will be required.

It appears that the bar and restaurant facilities will be only
available to hotel guests. If they are to be available to the general
public, the impact on existing dining/ bar facilities in the Noosa
Springs Resort and the adjacent Parkridge development has not
been considered.

Therefore, it can be established that the facilities and infrastructure
proposed do not support a variety of cultural, leisure, recreation
and sporting uses ...for the use of residents.

It may be argued that the facilities support the adjacent golf course
and spa, however, there has been no assessment of negative
impacts on existing use of these facilities.

 

 

(2) The overall outcomes sought for the Recreation and Open
Space zone are as follows:

(a) Development provides for the open space, recreation, leisure
and sporting needs of the Noosa Shire Community;

(b) A range of functional and accessible open space, including
local, district and shire wide recreation parks and sporting fields

are accessible for the use and enjoyment of residents and visitors;

(c) Development does not impact on the function and use of open

 

The proposal does not provide for the needs of the community

It is a commercial development, which will have negative impacts
on the community.

The proposal will not be accessible to the community.

The proposal will have impacts on the use of existing open space

 

JC-NC-Noosa Springs Hotel - Issue A

19-Dec-21