PM Submission - John Cochrane - MCU21/0110

Section 2

Section 3

           •   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


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¢ 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

 

Section 4

Section 5

space for passive and active recreation, leisure and community               for passive and active recreation.
activities;

(d) Development is of a scale and intensity appropriate to the               The proposal is not development of a scale appropriate to the
location, existing infrastructure, access and provision of public            location, infrastructure and access.
transport;

(e) Development provides opportunities for the community to                  The development will not provide any opportunity for improved
improve their physical and mental wellbeing, have social                     community wellbeing.
interaction and participate in active and passive recreation;

(f) Open space is protected from the intrusion of incompatible               The proposal is a high intensity usage and will impact the primary
uses that may compromise or conflict with the primary use of the             use of the zone.
zone for low intensity recreation activities;

(g) Development is low scale and low impact and does not                     The development is not low in scale or impact. It will have a
negatively impact on the supply, quality or enjoyment of open                negative impact on the supply of open space for the Noosa
space for the Noosa Shire community;                                         Community.

(h) Clubhouses are considered where colocation with other clubs              The existing current clubhouse is appropriately scaled and sited
is not viable and the facility supports the ongoing use of the land          and supports recreational purposes.
for recreation purposes;

Small scale function facilities are developed only in conjunction            The proposal does not appear to include function spaces, but
with, and incidental to, a community or recreation use on the site;          utilization of some proposed areas cannot be ruled out. If so
                                                                             utilized, they would not be “small scale”.

(j) Major sport, recreation and entertainment facilities only                The proposal could be viewed as increasing the use of the golf
develop where there is a demonstrated community recreation                   course to a “major” facility. There does not appear to be a
benefit, the site is suitable and the associated impacts can be              community reaction benefit, nor can the impacts be managed.
managed, and where it does not include a motor sport facility;

 (m) Ancillary structures such as shelters, amenity facilities, picnic       The proposal includes a loss of 25% of the existing playing courts.
tables, playgrounds and playing courts are provided where
appropriate;

(n) Limited other uses such as food and drink outlets and periodic           The proposed food and drink outlets will be for guests and will not
markets are ancillary to recreation uses and support the use and             support the use and enjoyment of open space.
enjoyment of open space;

(p) Development displays a high quality built form and landscape             The proposal does not display a high quality built form.
design;                                                                      See later comments regarding form and scale.

(q) Development is supported by transport infrastructure designed            The proposal is not supported by transport infrastructure. Public
to provide and promote safe and efficient public transport use,              transport is poor in the area and the clientele indented in the
walking and cycling.                                                         planning report are unlikely to be users of paths and cycle ways.
                                                                             The proposal will reduce the quality of recreational experience for
(r) Development does not adversely impact on the Shire’s                     existing Noosa Springs Resort users.
environmental values or reduce the quality of recreational
experiences provided by land or waterways within this zone;

(s) Adverse impacts on ecologically important areas, including               The impacts on habitat are severe and the mitigation proposals
natural habitats, bushland, wetlands and waterways are avoided or            minimal and arguably ineffective.
minimised;

(t) Impacts are managed with landscape buffering and appropriate             Landscape buffers are minimal and will do little to mask the
design, siting and operation of facilities and infrastructure:               proposed scale of the development.

(u) Development is designed to maximise energy efficiency,                   Energy efficiency is conjectural as a high proportion of rooms are
water conservation and public and active transport use;                      poorly oriented. Public transport use is non-existent on the current
                                                                             site and there is no meaningful proposal to address the issue. It is
                                                                             unlikely that the proposed hotel residents will utilize public
                                                                             transport.

Criteria For Assessment – Performance Outcomes
PO1
The Recreation and open space zone accommodates a range of                   The Proposal includes supporting ancillary uses, which are not low
outdoor passive and active recreation, indoor recreation,                    in scale. It incorporates limited community uses.
community uses and limited low scale supporting ancillary uses.

PO2
Development supports the open space and recreation needs of the              The proposal decreases the range and diversity of recreation
Noosa Shire community and increases the range and diversity of               opportunities available to the community.
recreation opportunities available.
PO3
Development maintains the primary recreation function of land                The development does not retain the primary recreation function
and maintains the ongoing provision of recreation and open space             of the land. It creates an alternative use as private hotel
land.                                                                        accommodation.

PO4
Uses are of a type, scale and intensity consistent with the                  The proposal is not consistent with local characteristics and
JC-NC-Noosa Springs Hotel – Issue A                                      3                                                              19-Dec-21


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space for passive and active recreation, leisure and community
activities;

(d) Development is of a scale and intensity appropriate to the
location, existing infrastructure, access and provision of public
transport;

(e) Development provides opportunities for the community to
improve their physical and mental wellbeing, have social
interaction and participate in active and passive recreation;

(f) Open space is protected from the intrusion of incompatible
uses that may compromise or conflict with the primary use of the
zone for low intensity recreation activities;

(g) Development is low scale and low impact and does not
negatively impact on the supply, quality or enjoyment of open
space for the Noosa Shire community;

(h) Clubhouses are considered where colocation with other clubs
is not viable and the facility supports the ongoing use of the land
for recreation purposes;

Small scale function facilities are developed only in conjunction
with, and incidental to, a community or recreation use on the site;

(j) Major sport, recreation and entertainment facilities only
develop where there is a demonstrated community recreation
benefit, the site is suitable and the associated impacts can be
managed, and where it does not include a motor sport facility;

(m) Ancillary structures such as shelters, amenity facilities, picnic
tables, playgrounds and playing courts are provided where
appropriate;

(n) Limited other uses such as food and drink outlets and periodic
markets are ancillary to recreation uses and support the use and
enjoyment of open space;

(p) Development displays a high quality built form and landscape
design;

(q) Development is supported by transport infrastructure designed
to provide and promote safe and efficient public transport use,
walking and cycling.

(r) Development does not adversely impact on the Shire’s
environmental values or reduce the quality of recreational
experiences provided by land or waterways within this zone;

(s) Adverse impacts on ecologically important areas, including
natural habitats, bushland, wetlands and waterways are avoided or
minimised;

(t) Impacts are managed with landscape buffering and appropriate
design, siting and operation of facilities and infrastructure:

(u) Development is designed to maximise energy efficiency,
water conservation and public and active transport use;

for passive and active recreation.

The proposal is not development of a scale appropriate to the
location, infrastructure and access.

The development will not provide any opportunity for improved
community wellbeing.

The proposal is a high intensity usage and will impact the primary
use of the zone.

The development is not low in scale or impact. It will have a
negative impact on the supply of open space for the Noosa
Community.

The existing current clubhouse is appropriately scaled and sited
and supports recreational purposes.

The proposal does not appear to include function spaces, but
utilization of some proposed areas cannot be ruled out. If so
utilized, they would not be “small scale’.

The proposal could be viewed as increasing the use of the golf
course to a “major” facility. There does not appear to be a
community reaction benefit, nor can the impacts be managed.

The proposal includes a loss of 25% of the existing playing courts.

The proposed food and drink outlets will be for guests and will not
support the use and enjoyment of open space.

The proposal does not display a high quality built form.
See later comments regarding form and scale.

The proposal is not supported by transport infrastructure. Public
transport is poor in the area and the clientele indented in the
planning report are unlikely to be users of paths and cycle ways.
The proposal will reduce the quality of recreational experience for
existing Noosa Springs Resort users.

The impacts on habitat are severe and the mitigation proposals
minimal and arguably ineffective.

Landscape buffers are minimal and will do little to mask the
proposed scale of the development.

Energy efficiency is conjectural as a high proportion of rooms are
poorly oriented. Public transport use is non-existent on the current
site and there is no meaningful proposal to address the issue. It is
unlikely that the proposed hotel residents will utilize public
transport.

 

 

Criteria For Assessment — Performance Outcomes

 

 

POL

The Recreation and open space zone accommodates a range of
outdoor passive and active recreation, indoor recreation,
community uses and limited low scale supporting ancillary uses.

PO2

Development supports the open space and recreation needs of the
Noosa Shire community and increases the range and diversity of
recreation opportunities available.

PO3

Development maintains the primary recreation function of land

and maintains the ongoing provision of recreation and open space
land.

PO4
Uses are of a type, scale and intensity consistent with the

 

The Proposal includes supporting ancillary uses, which are not low
in scale. It incorporates limited community uses.

The proposal decreases the range and diversity of recreation
opportunities available to the community.

The development does not retain the primary recreation function
of the land. It creates an alternative use as private hotel
accommodation.

The proposal is not consistent with local characteristics and

 

JC-NC-Noosa Springs Hotel - Issue A

19-Dec-21

 

Section 6

Section 7

recreation needs of the community, locational characteristics and          supporting infrastructure.
supporting infrastructure.
PO8
Food and drink outlets are small scale and ancillary to the main           See AO8.1-4 comment below
recreation or community activity or tourist park use on the same
site.

PO10
Major sport, recreation and entertainment facilities only locate in        It can be argued that the Noosa Springs Resort is a major sport
the zone where there is a demonstrated community benefit, the site         facility- particularly at times of major events. In this case, analysis
and location are suitable, potential impacts can be mitigated and          under this control is appropriate for the proposal.
managed, and they do not include a motor sport facility.

PO11
Sports club activities collocate using existing buildings,
infrastructure and facilities where practicable, safe, feasible and        The proposal may diminish the function of the open space.
the function of the open space is not diminished.

PO15
Buildings and other structures:                                            The proposed buildings are not low in scale, having particularly
(a) are low rise and have a visual bulk and architectural scale            unacceptable visual appearance at the South and West facades.
consistent with the open space character of the area;                      They are not consistent with the open space character of the area.
(b) do not visually dominate the street, surrounding spaces or             They have a maximum height exceeding two storeys
skyline;
(c) preserve the amenity of the open space setting and adjoining           Refer to AO15.1 commentary below
residential land including privacy, views and access to sunlight for
residential dwellings;
(d) respect the scale of surrounding vegetation;
(e) have a maximum building height of:
(i) one storey if within the area of a commercial jetty lease; or
(ii) otherwise two storeys.

PO16
Building and structures have a small footprint on the site, do not         Refer to AO16.1 commentary below
reduce the usability of open space or dominate the site.

PO17
Buildings and other roofed structures do not present an appearance         The proposal is substantially over scaled in the context of both the
of bulk in the open space setting, to adjacent properties, roads or        physical environment and the existing buildings on site.
surrounding area.                                                          Refer to AO17.1 commentary below

PO18
Buildings and structures are appropriately sited so as to:                 Refer to AO18.1 commentary below
(a) maintain the open space character and amenity of the site;
(b) To preserve the visual and acoustic amenity of adjoining and
nearby properties;
(c) Provide adequate separation from adjoining land uses;
(d) allow for landscaping and the retention of existing trees;
(e) help protect the natural character and visual amenity of the
Noosa River system and other watercourses.


PO19
Buildings and structures are low rise and unobtrusive, respond to          The proposed buildings are appropriately scaled at the Resort
the landscape and landform character and incorporate high quality          Drive frontage. However the West and South West elevations
building and landscape design consistent with the character of             exhibit excessive scale due to elevated undercrofts. It is noted that
open space in Noosa Shire.                                                 the proposal does not comply with the 12m. height plane for the
                                                                           accommodation zone to the South West. Nor do they comply at
                                                                           any point with the 8 m height control plane for the open space
                                                                           zoning.
PO20
Roof forms contribute positively to the local skyline and do not           The roof planes are particularly over scaled when compared to the
present an appearance of excessive bulk to adjacent sites or public        existing resort buildings. The proposal incorporates roof planes up
spaces around the site.                                                    to 40m x 13m. In contrast, the existing resort typically uses
                                                                           truncated hipped forms of max. 4 m run in lengths up to 15m. The
                                                                           bulk of the roofs is extraordinary in this context.
                                                                           Further, it is unlikely that a roof pitch of 15 degrees could be
                                                                           achieved for a rafter length of 13m for terra cotta roof tiles in the
                                                                           terrain category and wind pressures on site.

PO21
Buildings, structures and site facilities provide equitable access         The proposal is described as “exclusive” and makes little attempt
and comfort for all members of the community including seniors,            to provide equitable access. The proposal makes few facilities
families with young children, and people with disability or                available to the community, but seeks to make use of community
mobility impairment.                                                       facilities.

PO32
Development encourages the use of public transport and access via It is unlikely that the user groups described in the planning report
alternative motor vehicles such as scooters.                      would use public transport or scooters.

PO34
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recreation needs of the community, locational characteristics and
supporting infrastructure.

PO8

Food and drink outlets are small scale and ancillary to the main
recreation or community activity or tourist park use on the same
site.

POLO

Major sport, recreation and entertainment facilities only locate in
the zone where there is a demonstrated community benefit, the site
and location are suitable, potential impacts can be mitigated and
managed, and they do not include a motor sport facility.

PO1L1

Sports club activities collocate using existing buildings,
infrastructure and facilities where practicable, safe, feasible and
the function of the open space is not diminished.

POLS

Buildings and other structures:

(a) are low rise and have a visual bulk and architectural scale
consistent with the open space character of the area;

(b) do not visually dominate the street, surrounding spaces or
skyline;

(c) preserve the amenity of the open space setting and adjoining
residential land including privacy, views and access to sunlight for
residential dwellings;

(d) respect the scale of surrounding vegetation;

(e) have a maximum building height of:

(i) one storey if within the area of a commercial jetty lease; or
(ii) otherwise two storeys.

PO16
Building and structures have a small footprint on the site, do not
reduce the usability of open space or dominate the site.

POL7

Buildings and other roofed structures do not present an appearance
of bulk in the open space setting, to adjacent properties, roads or
surrounding area.

PO18

Buildings and structures are appropriately sited so as to:

(a) maintain the open space character and amenity of the site;
(b) To preserve the visual and acoustic amenity of adjoining and
nearby properties;

(c) Provide adequate separation from adjoining land uses;

(d) allow for landscaping and the retention of existing trees;

(e) help protect the natural character and visual amenity of the
Noosa River system and other watercourses.

POLO

Buildings and structures are low rise and unobtrusive, respond to
the landscape and landform character and incorporate high quality
building and landscape design consistent with the character of
open space in Noosa Shire.

PO20

Roof forms contribute positively to the local skyline and do not
present an appearance of excessive bulk to adjacent sites or public
spaces around the site.

PO21

Buildings, structures and site facilities provide equitable access
and comfort for all members of the community including seniors,
families with young children, and people with disability or
mobility impairment.

PO32
Development encourages the use of public transport and access via
alternative motor vehicles such as scooters.

PO34

 

supporting infrastructure.

See AO8.1-4 comment below

It can be argued that the Noosa Springs Resort is a major sport
facility- particularly at times of major events. In this case, analysis
under this control is appropriate for the proposal.

The proposal may diminish the function of the open space.

The proposed buildings are not low in scale, having particularly
unacceptable visual appearance at the South and West facades.
They are not consistent with the open space character of the area.
They have a maximum height exceeding two storeys

Refer to AO15.1 commentary below

Refer to AO16.1 commentary below

The proposal is substantially over scaled in the context of both the
physical environment and the existing buildings on site.
Refer to AO17.1 commentary below

Refer to AO18.1 commentary below

The proposed buildings are appropriately scaled at the Resort
Drive frontage. However the West and South West elevations
exhibit excessive scale due to elevated undercrofts. It is noted that
the proposal does not comply with the 12m. height plane for the
accommodation zone to the South West. Nor do they comply at
any point with the 8 m height control plane for the open space
zoning.

The roof planes are particularly over scaled when compared to the
existing resort buildings. The proposal incorporates roof planes up
to 40m x 13m. In contrast, the existing resort typically uses
truncated hipped forms of max. 4 m run in lengths up to 15m. The
bulk of the roofs is extraordinary in this context.

Further, it is unlikely that a roof pitch of 15 degrees could be
achieved for a rafter length of 13m for terra cotta roof tiles in the
terrain category and wind pressures on site.

The proposal is described as “exclusive” and makes little attempt
to provide equitable access. The proposal makes few facilities
available to the community, but seeks to make use of community
facilities.

It is unlikely that the user groups described in the planning report
would use public transport or scooters.

 

JC-NC-Noosa Springs Hotel - Issue A

19-Dec-21

 

Section 8

Section 9

Vehicle loading / unloading and waste storage and collection areas         The service areas are visible from Parkridge and the existing resort
do not significantly impact on the visual or acoustic amenity of           facilities. They are of large scale and the impacts are only
open space.                                                                superficially acknowledged.
                                                                           The site and floor plans do not indicate the location of the
                                                                           Parkridge development. Many of these properties will have a
                                                                           direct view of the hotel service courtyard.

Criteria For Assessment – Acceptable Outcomes                              Not – all numeric controls have been evaluated based on the site
                                                                           area zoned open space/recreation and on the portion of the
                                                                           proposed building situated on that zoning. No comment is made on
                                                                           the portion of the site zoned for accommodation purposes.
AO8.1
Food or drink outlets are ancillary to a recreation or community           The proposed food and drink outlets are not ancillary to any
activity on the same site.                                                 community activity.

AO8.4
Food and drink outlets within a sporting club or community use,            The food and beverage areas have a floor area of app. 900 m.sq.
including indoor and outdoor dining space, does not exceed a               (inclusive of service areas) This vastly exceeds the numeric
gross floor area of 150m2.                                                 control

AO9
Function facilities do not exceed 300m2 of gross floor area                If utilised for function purposes, the ground floor area available for
excluding where located on the portion of Lot 3 SP246584 to the            functions is app. 490 m.sq. It is noted that there is included a
north of Walter Hay Drive.                                                 Function Cold Room in the back of house areas. Therefore the
                                                                           intent of the ground floor public space seems to be multi-
                                                                           functional. Indeed, the scope of back of house services indicates
                                                                           use as commercial restaurant, bar and function area.

AO15.1
Buildings and structures are no more than:                                 The South West Elevation presents a height of 21.550 m to the
(a) 4 meters in building height (for buildings) and height (for            existing resort entry. This is derived from the drawing 2/DA2.01
structures) measured from the ground level if within the area of a         incorrectly labeled as North Elevation. Further, the entire West
commercial jetty lease; or                                                 Elevation has a visual height of 14.8 meters. This is further
(b) otherwise 8 meters in building height (for buildings) and height       exacerbated by an embankment at the lower level, which will add
(for structures) measured from the ground level.                           another 4 to 5 meters in elevation.

AO15.2
Where excavation is required, the maximum portion of the
exposed external façade of the building cannot exceed the
respective building heights in AO15.1

AO16.1
Site cover does not exceed:                                                The portion of the site zoned open space is app. 17,900 m.sq.
(a) 45% for the portion of Lot 3 SP 246584 north of Walter Hay             The building footprint on the open space zoning is 2,400m.s.q
Drive, Noosaville; or                                                      Site Coverage of 10% is therefore exceeded by 610m.sq.
(b) otherwise 10%.

AO17.1
Buildings or roofed structures do not generally exceed a gross             The gross floor area located within the open space zoning is
floor area of:                                                             L0-1160m.sq. L1-700m.sq. L2 – 1850 m.sq. and L3 1190 m.sq.
(a) 1000m2 for the portion of Lot 3 SP246584 to the north of               Giving as total of 4900 m.sq.
Walter Hay Drive, Noosaville; or                                           This vastly exceeds the control.
(b) otherwise 100m2 excluding major sporting clubs, clubhouse
facilities which do not exceed 800m2.

AO17.2
The maximum length of wall in one plane is typically not more              The wall planes of the proposed buildings are typically 25 – 33 m
than 15 meters or for a building containing an indoor sports court,        in length. This exceeds the control
30 meters.

AO18.1
Buildings and roofed structures are set back at least: (a) 20 meters       The minimum setback from a street frontage is app. 12 meters.
from street frontages;                                                     This does not comply with the control.
(b) 4.5 meters from internal roads;
(c) 3 meters from another building on the same site;
(d) 10 meters from the boundary of land in a residential zone or
the Rural residential zone, except for a Major Sport, recreation and
entertainment facility where there is a 50 meter setback;
(e) 4.5 meters from property boundaries not otherwise specified




Yours sincerely,
John Cochrane Architect NSW Rn 4759

314/61 Noosa Springs Drive
Noosa Heads
Qld 4567


JC-NC-Noosa Springs Hotel – Issue A                                    5                                                             19-Dec-21


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Vehicle loading / unloading and waste storage and collection areas
do not significantly impact on the visual or acoustic amenity of
open space.

The service areas are visible from Parkridge and the existing resort
facilities. They are of large scale and the impacts are only
superficially acknowledged.

The site and floor plans do not indicate the location of the
Parkridge development. Many of these properties will have a
direct view of the hotel service courtyard.

 

 

Criteria For Assessment — Acceptable Outcomes

Not — all numeric controls have been evaluated based on the site
area zoned open space/recreation and on the portion of the
proposed building situated on that zoning. No comment is made on
the portion of the site zoned for accommodation purposes.

 

AO8.1
Food or drink outlets are ancillary to a recreation or community
activity on the same site.

AO8.4

Food and drink outlets within a sporting club or community use,
including indoor and outdoor dining space, does not exceed a
gross floor area of 150m2.

AO9

Function facilities do not exceed 300m2 of gross floor area
excluding where located on the portion of Lot 3 SP246584 to the
north of Walter Hay Drive.

AO15.1

Buildings and structures are no more than:

(a) 4 meters in building height (for buildings) and height (for
structures) measured from the ground level if within the area of a
commercial jetty lease; or

(b) otherwise 8 meters in building height (for buildings) and height
(for structures) measured from the ground level.

AO1S.2

Where excavation is required, the maximum portion of the
exposed external facade of the building cannot exceed the
respective building heights in AO15.1

AO16.1

Site cover does not exceed:

(a) 45% for the portion of Lot 3 SP 246584 north of Walter Hay
Drive, Noosaville; or

(b) otherwise 10%.

AO17.1

Buildings or roofed structures do not generally exceed a gross
floor area of:

(a) 1000m2 for the portion of Lot 3 SP246584 to the north of
Walter Hay Drive, Noosaville; or

(b) otherwise 100m2 excluding major sporting clubs, clubhouse
facilities which do not exceed 800m2.

AO17.2

The maximum length of wall in one plane is typically not more
than 15 meters or for a building containing an indoor sports court,
30 meters.

AO18.1

Buildings and roofed structures are set back at least: (a) 20 meters
from street frontages;

(b) 4.5 meters from internal roads;

(c) 3 meters from another building on the same site;

(d) 10 meters from the boundary of land in a residential zone or
the Rural residential zone, except for a Major Sport, recreation and
entertainment facility where there is a 50 meter setback;

(e) 4.5 meters from property boundaries not otherwise specified

The proposed food and drink outlets are not ancillary to any
community activity.

The food and beverage areas have a floor area of app. 900 m.sq.
(inclusive of service areas) This vastly exceeds the numeric
control

If utilised for function purposes, the ground floor area available for
functions is app. 490 m.sq. It is noted that there is included a
Function Cold Room in the back of house areas. Therefore the
intent of the ground floor public space seems to be multi-
functional. Indeed, the scope of back of house services indicates
use as commercial restaurant, bar and function area.

The South West Elevation presents a height of 21.550 m to the
existing resort entry. This is derived from the drawing 2/DA2.01
incorrectly labeled as North Elevation. Further, the entire West
Elevation has a visual height of 14.8 meters. This is further
exacerbated by an embankment at the lower level, which will add
another 4 to 5 meters in elevation.

The portion of the site zoned open space is app. 17,900 m.sq.
The building footprint on the open space zoning is 2,400m.s.q
Site Coverage of 10% is therefore exceeded by 610m.sq.

The gross floor area located within the open space zoning is
LO-1160m.sq. L1-700m.sq. L2 — 1850 m.sq. and L3 1190 m.sq.
Giving as total of 4900 m.sq.

This vastly exceeds the control.

The wall planes of the proposed buildings are typically 25 — 33 m
in length. This exceeds the control

The minimum setback from a street frontage is app. 12 meters.
This does not comply with the control.

 

 

 

 

 

Yours sincerely,
John Cochrane Architect NSW Rn 4759

314/61 Noosa Springs Drive

Noosa Heads
Qld 4567

JC-NC-Noosa Springs Hotel - Issue A

19-Dec-21

 

Section 10

[Attachment: Response to Information Request - Noosa Council-commented.pdf]
                                                                          Court Appeals & Dispute Resolution
                                                                          Applications & Assessment
                                                                          Due Diligence & Compliance
                                                                          Project Management
                                                                          General Development Advice




Wednesday, 24th November 2021
Our Ref: 16022
Council Ref: MCU21/0110

Chief Executive Officer
Noosa Council
PO Box 141
Tewantin, QLD 4565
By Email: [email protected]

Attention: Patrick Murphy, Coordinator Planning

Dear Patrick,

Response to Information Request - Proposed ‘Boutique Hotel’, Noosa Springs Golf and
Spa Resort, 61 Noosa Springs Drive, Noosa Heads, described as Lot 4 on SP178340

Reference is made to the Information Request by Noosa Council on 23 July 2021 and also
the request made by the State Assessment Referral Agency (SARA) on 6 August 2021.
Pursuant to section 33 of the Development Assessment Rules, the period to respond to both
information requests has been enlarged to 3 December 2021.

The applicant is responding to the information requests under separate cover.

In response to the issues raised in the information request, the applicant has provided
amended proposal plans (refer Attachment 1). The updated plans address the following:
    • provision of an additional elevated carpark over the lower portion of the site
       providing for an additional 48 spaces;
    • updated elevations and sections showing the assumed natural ground line under the
       highest points of the roof ridge, as extrapolated from cadastral survey;
    • updated Porte-Cochere to accommodate bus turning circles;
    • updated refuse area and driveway to accommodate the refuse truck turning circle;
       and
    • updated development data highlighting increased carparking numbers, which
       provides for 285 standard spaces, 8 PWD spaces, with 107 covered spaces.

Advice about the various requests for further information has been provided by the
consultants involved with the project, which are provided with this response.



                        Adamson Town Planning Pty Ltd
                               (ACN: 163 798 374 | ABN: 73 163 798 374)
                         M| 0437 754 420 Mail: PO Box 894, Cooroy QLD 4563
                     ‘Noosa Boardroom’, 28 Eenie Creek Road, Noosaville QLD 4566
          Email| [email protected] Web| www.adamsontownplanning.com.au


[OCR of page images]
Court Appeals & Dispute Resolution

Applications & Assessment
A a j i ] S O Nn Due Diligence & Compliance

Project Management

TY Pp TOW Nn P | al Nn n i n g General Development Advice

SPECIALIST SERVICES, PRACTICAL SOLUTIONS

Wednesday, 24'" November 2021
Our Ref: 16022
Council Ref: MCU21/0110

Chief Executive Officer
Noosa Council

PO Box 141

Tewantin, QLD 4565

By Email: [email protected]

Attention: Patrick Murphy, Coordinator Planning
Dear Patrick,

Response to Information Request - Proposed ‘Boutique Hotel’, Noosa Springs Golf and
Spa Resort, 61 Noosa Springs Drive, Noosa Heads, described as Lot 4 on SP178340

Reference is made to the Information Request by Noosa Council on 23 July 2021 and also
the request made by the State Assessment Referral Agency (SARA) on 6 August 2021.
Pursuant to section 33 of the Development Assessment Rules, the period to respond to both
information requests has been enlarged to 3 December 2021.

The applicant is responding to the information requests under separate cover.

In response to the issues raised in the information request, the applicant has provided
amended proposal plans (refer Attachment 1). The updated plans address the following: oO
e provision of an additional elevated carpark over the lower portion of the sit
providing for an additional 48 spaces;
e updated elevations and sections showing the assumed natural ground 229 under the
highest points of the roof ridge, as extrapolated from cadast-=tsurvey;
e updated Porte-Cochere to accommodate bus turning circled
e updated refuse area and driveway to accommodate the refuse truck turning circle;
and
e updated development data highlighting increased carparking numbers, which
provides for 285 standard spaces, 8 PWD spaces, with 107 covered spaces.

 

 

 

 

Advice about the various requests for further information has been provided by the
consultants involved with the project, which are provided with this response.

Adamson Town Planning Pty Ltd
(ACN: 163 798 374 | ABN: 73 163 798 374)
M| 0437 754 420 Mail: PO Box 894, Cooroy QLD 4563
‘Noosa Boardroom’, 28 Eenie Creek Road, Noosaville QLD 4566
Email] [email protected] Web| www.adamsontownplanning.com.au

Section 11

Section 12

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




Council Information Request

Lawful Point of Discharge & Stormwater Quality

1) Amend the application to include Lot 3 SP178340 and provide plans showing the extent of
   stormwater drainage easements required over this parcel in favour of the subject site to
   convey stormwater through Lot 3 SP178340 to the downstream waterway.

With respect to part 1, the proposed stormwater drainage works have been considered by
Walsh Engineering and addressed in the Engineering Report and a separate response to the
issues raised, which are provided as Attachments 2A & 2B.

The report advises that any changes to stormwater drainage infrastructure to cater for the
proposed development is to occur within the subject site (Lot 4 on SP178340). Further, there
is no need to undertake any stormwater infrastructure upgrading works within the adjoining
golf course land (Lots 2 & 3 on SP178340). Consequently, there is no change being made to
the current situation for the existing Noosa Springs Golf and Spa Resort with respect to the
discharge of stormwater.

The stormwater from the existing development utilises the existing stormwater infrastructure
within Lot 3, including the lake system before being discharged to Lot 2 and ultimately to
Lake Weyba. There is no development, either in the form of a material change of use or
operational work proposed or required within Lot 3 and or Lot 2 to facilitate the discharge of
stormwater from the proposed development.

Lots 2, 3 and 4 are owned by the applicant (Noosa Springs Investment Pty Ltd ACN 162 987
957). Further, there is a covenant in place over both Lots 2, 3 and 4, which prevents these
allotments from being sold separately. A copy of the covenant is provided as Attachment 3.

Having regard to the advice provided by Walsh Engineering about the lawful point of
discharge as defined by the Queensland Urban Drainage Manual (QUDM), the proposed
development will not discharge stormwater in a manner that would substantially damage the
adjoining land and other downstream land, this being Lots 2 and 3. Further, does not affect
land owned by a third-party, with Lots 2, 3 and 4 being under the same ownership, which
must remain the case given the existing covenant (Attachment 3). Given the circumstances,
it is not necessary to include Lots 2 and 3 as part of the application.

2) As part of the above plans, identify stormwater drainage infrastructure and flow paths
   within the downstream land.

With respect to part 2, Walsh Engineering has addressed this issue (refer Attachment 2B).
The Engineering Report provides a plan in Appendix B which shows the location of the
proposed Bio-Retention Basins for the new development on the subject site (Lot 4). Further,
the engineering plans show the stormwater drainage infrastructure, existing waterbodies,

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

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advice

Town Planning

Council Information Request
Lawful Point of Discharge & Stormwater Quality

1) Amend the application to include Lot 3 SP178340 and provide plans showing the extent of
stormwater drainage easements required over this parcel in favour of the subject site to
convey stormwater through Lot 3 SP178340 to the downstream waterway.

With respect to part 1, the proposed stormwater drainage works have been considered by
Walsh Engineering and addressed in the Engineering Report and a separate response to the
issues raised, which are provided as Attachments 2A & 2B.

The report advises that any changes to stormwater drainage infrastructure to cater for the
proposed development is to occur within the subject site (Lot 4 on SP178340). Further, there
is no need to undertake any stormwater infrastructure upgrading works within the adjoining
golf course land (Lots 2 & 3 on SP178340). Consequently, there is no change being made to
the current situation for the existing Noosa Springs Golf and Spa Resort with respect to the
discharge of stormwater.

The stormwater from the existing development utilises the existing stormwater infrastructure
within Lot 3, including the lake system before being discharged to Lot 2 and ultimately to
Lake Weyba. There is no development, either in the form of a material change of use or
operational work proposed or required within Lot 3 and or Lot 2 to facilitate the discharge of
stormwater from the proposed development.

Lots 2, 3 and 4 are owned by the applicant (Noosa Springs Investment Pty Ltd ACN 162 987
957). Further, there is a covenant in place over both Lots 2, 3 and 4, which prevents these
allotments from being sold separately. A copy of the covenant is provided as Attachment 3.

Having regard to the advice provided by Walsh Engineering about the lawful point of
discharge as defined by the Queensland Urban Drainage Manual (QUDM), the proposed
development will not discharge stormwater in a manner that would substantially damage the
adjoining land and other downstream land, this being Lots 2 and 3. Further, does not affect
land owned by a third-party, with Lots 2, 3 and 4 being under the same ownership, which
must remain the case given the existing covenant (Attachment 3). Given the circumstances,
it is not necessary to include Lots 2 and 3 as part of the application.

2) As part of the above plans, identify stormwater drainage infrastructure and flow paths
within the downstream land.

With respect to part 2, Walsh Engineering has addressed this issue (refer Attachment 2B).
The Engineering Report provides a plan in Appendix B which shows the location of the
proposed Bio-Retention Basins for the new development on the subject site (Lot 4). Further,
the engineering plans show the stormwater drainage infrastructure, existing waterbodies,

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16022 — Noosa Springs “Boutique Hotel”

Section 13

Section 14

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




and overland flow paths downstream of the subject land within Lot 3 which extends further
downstream to Lot 2 before discharging to Lake Weyba (refer Attachment 2A).

Stormwater Quality

3) Provide revised preliminary engineering plans supported by MUSIC modelling which
   demonstrate that the pollutant load reduction targets will be achieved prior to discharge
   from the subject site.

With respect to part 3, the preliminary engineering plans are supported by MUSIC modelling
for the reduction of pollutant load reduction targets. The Engineering Report and the
response provided to these issues have been provided by Walsh Engineering (refer
Attachments 2A & 2B.

Carparking

A number of issues have been raised with respect to the provision of parking, including more
details about the comparison with other resorts of a similar type, the estimated full time staff
at the Resort Complex, the parking surveys that have been undertaken, alternative modes of
transport such as mopeds, electric bikes and shuttle buses and confirmation about the
adequacy of the refuse vehicle swept paths.

It is now proposed to provide an additional 48 carparking spaces with the inclusion of an
elevated carpark structure over the existing at ground parking beside the southern boundary
of the site. Collectively there is provision for the 285 standard spaces plus 8 PWD spaces,
with 107 of the spaces provided undercover (refer amended proposal plans provided as
Attachment 1).

According to the advice provided by Traffic and Transport Plus (TTP) the increased parking
provides for 1 carparking space per 1.6 rooms as a minimum, which is considered adequate
for the integrated Resort Complex. The above issues have been addressed in the Traffic
Engineering Response prepared by TTP (refer Attachment 4). These issues are also discussed
briefly below.

4) Details of actual parking demand rates at two existing comparable hotel / resorts at the
   Sunshine Coast area, identifying the distribution of parking demands at those comparable
   facilities across the days of a full week (outside of any lockdown or COVID restriction
   periods), as well as the number of occupied rooms on each day. It is recommended that
   comparable existing facilities be agreed with Council officers prior to commencement of
   data collection for the requested assessment.

Given the number of carparking spaces now being provided is 285, plus 8 PWD spaces, the
comparison with other resorts in terms of the parking generation rates seems less important.
Nevertheless, TTP has addressed this issue and have advised there is no real comparison able

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advice

Town Planning

and overland flow paths downstream of the subject land within Lot 3 which extends further
downstream to Lot 2 before discharging to Lake Weyba (refer Attachment 2A).

Stormwater Quality

3) Provide revised preliminary engineering plans supported by MUSIC modelling which
demonstrate that the pollutant load reduction targets will be achieved prior to discharge
from the subject site.

With respect to part 3, the preliminary engineering plans are supported by MUSIC modelling
for the reduction of pollutant load reduction targets. The Engineering Report and the
response provided to these issues have been provided by Walsh Engineering (refer
Attachments 2A & 2B.

Carparking

A number of issues have been raised with respect to the provision of parking, including more
details about the comparison with other resorts of a similar type, the estimated full time staff
at the Resort Complex, the parking surveys that have been undertaken, alternative modes of
transport such as mopeds, electric bikes and shuttle buses and confirmation about the
adequacy of the refuse vehicle swept paths. oS

It is now proposed to provide an additional 48 carparking spaces with the inclusion of an
elevated carpark structure over the existing at ground parking beside the southern boundary
of the site. Collectively there is provision for the 285 standard spaces plus 8 PWD spaces,
with 107 of the spaces provided undercover (refer amended proposal plans provided as
Attachment 1).

According to the advice provided by Traffic and Transport Plus (TTP) the increased parking
provides for 1 carparking space per 1.6 rooms as a minimum, which is considered adequate
for the integrated Resort Complex. The above issues have been addressed in the Traffic
Engineering Response prepared by TTP (refer Attachment 4). These issues are also discussed
briefly below.

4) Details of actual parking demand rates at two existing comparable hotel / resorts at thel|
Sunshine Coast area, identifying the distribution of parking demands at those comparable
facilities across the days of a full week (outside of any lockdown or COVID restriction
periods), as well as the number of occupied rooms on each day. It is recommended that
comparable existing facilities be agreed with Council officers prior to commencement of
data collection for the requested assessment.

Given the number of carparking spaces now being provided is 285, plus 8 PWD spaces, the}
comparison with other resorts in terms of the parking generation rates seems less important.
Nevertheless, TTP has addressed this issue and have advised there is no real comparison able

3|Page
16022 — Noosa Springs “Boutique Hotel”

Section 15

Section 16

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




to be made but have considered the Twin Waters Resort on the Sunshine Coast, which is
located close to the Sunshine Coast Airport and also those built on islands such as Kingfisher
(Fraser Is) and Tangalooma (Moreton Is).

Both of these types of resorts have different needs and demands with respect parking and
their respective operations, with none being directly comparable. All of these resorts lack the
facilities provided by the current location within Noosa Heads and ease of access to facilities
and services. It is suggested given the increased number of parking spaces (48 additional)
the comparison with similar resorts is not necessary or reasonable to demonstrate sufficient
parking is provided for the proposed Resort Complex.

5) Advise of the number of EFT staff expected to be employed at the proposed hotel/resort.

With respect to part 5, as explained in the report by TTP in the advice provided, it is expected
the total number of additional full time staff for the “Boutique Hotel” will 44 (refer
Attachment 4). It is noted the parking surveys undertaken included patrons and staff for
the existing operation of the Noosa Springs Golf and Spa Resort.

6) Details of the referenced parking surveys at the existing carpark in 2015.

With respect to part 6, the carparking surveys undertaken for the existing operation of the
Noosa Springs Golf and Spa Resort are provided as Appendix A in the response prepared by
TTP (refer Attachment 4).

7) Details of proposals referenced throughout the traffic report and in the recommendations in
   relation to the provision of and encouragement of use of facilities such as mopeds, electric
   bikes & scooters and shuttle buses, including associated conditions of approval that the
   Council could impose to facilitate the aspirational outcomes.

With respect to part 7, provision has been made for 8 motorbike parking spaces, electric
bike, and moped parking will also be provided on the site. The applicant is committed to
providing a minimum of five (5) electric bikes and five (5) mopeds initially for the operation
of the Resort Complex, with additional moped and electric bikes being increased subject to
demand.

A shuttle bus will also be provided to provide guest transfers to the site as required. It is not
expected the proposed shuttle bus will used for airport transfers with this service generally
arranged with other transfer contractors being more cost effective; however, this will be
arranged and organised by the resort management as required.

While additional parking has been provided to remove any doubt about the operation of the
“Boutique Hotel” in association with the other existing facilities, it remains the intent to
provide alternative modal transport options, which is cost effective and sustainable. These
alternative modes of transport will be increased subject to demand by patrons.

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Town Planning

to be made but have considered the Twin Waters Resort on the Sunshine Coast, which is
located close to the Sunshine Coast Airport and also those built on islands such as Kingfisher
(Fraser Is) and Tangalooma (Moreton Is).

Both of these types of resorts have different needs and demands with respect parking and
their respective operations, with none being directly comparable. All of these resorts lack th
facilities provided by the current location within Noosa Heads and ease of access to faciitie
and services. It is suggested given the increased number of parking spaces (48 additional)
the comparison with similar resorts is not necessary asonable to demonstrate sufficient
parking is provided for the proposed Resort Complex.

 

5) Advise of the number of EFT staff expected to be employed at the proposed hotel/resort.

With respect to part 5, as explained in the report by TTP in the advice provided, it is expecte
the total [Dnber of additional full time staff for the “Boutique Hotel” will 44 (ref
Attachment 4). It is noted the parking surveys undertaken in d patrons and staff for
the existing operation of the Noosa Springs Golf and Spa Resort.

6) Details of the referenced parking surveys at the existing carpark in 2015

With respect to part 6, the carparking surveys undertaken for the existing operation of the
Noosa Springs Golf and Spa Resort are provided as Appendix A in the response prepared by
TTP (refer Attachment 4).

7) Details of proposals referenced throughout the traffic report and in the recommendations in
relation to the provision of and encouragement of use of facilities as mopeds, electric
bikes & scooters and shuttle buses, including associated conditions of approval that the
Council could impose to facilitate the aspirational outcomes.

With respect to part 7, provision has been made for 8 motorbike parking spaces, electric
bike, and moped parking will also be provided on the site. The applicant is committed to
providing a minimum of five (5) electric bikes and five (5) mopeds initially for the operation
of the Resort Complex, with additional moped and electric bikes being increased subject to
demand.

A shuttle bus will also be provided to provide guest transfers to the site as required. It is not
expected the proposed shuttle bus will used for airport transfers with this service generally
arranged with other transfer contractors being more cost effective; however, this will be
arranged and organised by the resort management as required.

While additional parking has been provided to remove any doubt about the operation of the S
“Boutique Hotel” in association with the other existing facilities, it remains the intent to
provide alternative modal transport options, which is cost effective and sustainable. These
alternative modes of transport will be increased subject to demand by patrons.

4|Page
16022 — Noosa Springs “Boutique Hotel”

Section 17

Section 18

 “Adamson Town Planning, specialising in providing higher order town planning
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8) Undertake detailed assessment of the proposed changes to the parking layout including:
          a. Compliance with the AS2890 Australian Standard series.
          b. Whether the proposed hotel parking will be separated / delineated from the
             balance of the carpark, by either gates, or signage, or both, and how those
             arrangements would operate in a satisfactory manner. This should include how
             other vehicles will turn around if they reach the hotel / resort designated
             parking area without finding a parking space, and how vehicles will turn around
             and exit if they search for a prime undercover carpark near the lifts to the
             hotel/resort, and find all spaces occupied.
          c. The refuse vehicle swept path assessment indicates that it is extremely tight. It
             should be redone using an appropriate clearance envelope and with the vehicle
             travelling on both directions along the critical parts of the route.

With respect to part 8(a), these issues have been addressed in the response prepared by TTP
(Attachment 4). TTP have advised the proposed parking and swept path analysis for service
vehicles, buses and waste management vehicles comply with the Australian Standard – AS
2890 Parking Facilities Parts 1-6.

It is now proposed to remove one of the parking spaces close to the proposed hotel
entrance and provide a marked turnaround bay at the southern end of the eastern carpark
area. This allows for a car that enters the eastern carpark to turnaround to exit the carpark
without having to reverse down the aisle.

With respect to 8(b), signage is to be erected to direct hotel patrons towards the upper
parking area towards the eastern part of the site. Other signage will be erected to direct
other patrons to the middle and lower parking areas including the additional 48 spaces in
the elevated parking structure near the southern boundary. It is not intended to erect gates
to prevent access to the various parking areas on the site with onsite management being the
preferred option.

With respect to 8(c), where necessary the proposal plans have been amended to provide
minor changes to the swept path for the refuse vehicle access and for buses entering the
Porte-Cochere, including a minor increase in the height of the Porte-Cochere (refer
templates provided in Attachment 4). The operator for the Noosa Springs Golf and Spa
Resort has advised that buses with air-conditioning units are currently able to utilise the
existing Porte-Cochere, when accessing the front of the Resort.

TTP has advised that presently there is a bus layover on Links Drive, adjacent to the
northbound carriageway immediately north of the entrance gates. There is also an unused
bus stop on Resort Drive that can be used as a layover area as required. Further, TTP has
advised that if large numbers of buses are to be present at the same time, there is an
overflow parking area (multi-purpose area) off Resort Drive, which can be utilised for bus
parking, if necessary.

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8) Undertake detailed assessment of the proposed changes to the parking layout including:

a. Compliance with the AS2890 Australian Standard series.

b. Whether the proposed hotel parking will be separated / delineated from the
balance of the carpark, by either gates, or signage, or both, and how those
arrangements would operate in a satisfactory manner. This should include how
other vehicles will turn around if they reach the hotel / resort designated
parking area without finding a parking space, and how vehicles will turn around
and exit if they search for a prime undercover carpark near the lifts to the
hotel/resort, and find all spaces occupied.

c. The refuse vehicle swept path assessment indicates that it is extremely tight. It
should be redone using an appropriate clearance envelope and with the vehicle
travelling on both directions along the critical parts of the route.

With respect to part 8(a), these issues have been addressed in the response prepared by TTP
(Attachment 4). TTP have advised the proposed parking and swept path analysis for service
vehicles, buses and waste management vehicles comply with the Australian Standard — AS
2890 Parking Facilities Parts 1-6.

It is now proposed to remove one of the parking spaces close to the proposed hotel (|
entrance and provide a marked turnaround bay at the southern end of the eastern carpark
area. This allows for a car that enters the eastern carpark to turnaround to exit the carpark
without having to reverse down the aisle.

With respect to 8(b), signage is to be erected to direct hotel patrons towards the upper
parking area towards the eastern part of the site. Other signage will be erected to direct
other patrons to the middle and lower parking areas including the additional 48 spaces in
the elevated parking structure near the southern boundary. It is not intended to erect gates
to prevent access to the various parking areas on the site with onsite management being the
preferred option.

With respect to 8(c), where necessary the proposal plans have been amended to provide
minor changes to the swept path for the refuse vehicle access and for buses entering the
Porte-Cochere, including a minor increase in the height of the Porte-Cochere (refer
templates provided in Attachment 4). The operator for the Noosa Springs Golf and Spa
Resort has advised that buses with air-conditioning units are currently able to utilise the
existing Porte-Cochere, when accessing the front of the Resort.

TTP has advised that presently there is a bus layover on Links Drive, adjacent to the
northbound carriageway immediately north of the entrance gates. There is also an unused
bus stop on Resort Drive that can be used as a layover area as required. Further, TTP has
advised that if large numbers of buses are to be present at the same time, there is an
overflow parking area (multi-purpose area) off Resort Drive, which can be utilised for bus
parking, if necessary.

5|Page
16022 — Noosa Springs “Boutique Hotel”

Section 19

Section 20

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




Odour

With respect to the issue of odour generated by the Noosa Wastewater Treatment Plant, the
data required under parts 9 & 10 of the information request has been provided previously by
email to Noosa Council on 14 September 2021. The odour consultant Katestone has also
addressed the other issues raised in the response provided as Attachment 5.

17. Provide a site-specific geotechnical investigation for the development site which identifies
    the building foundation requirements and stability considerations necessary for each future
    building/structure to maintain the stability of those building/structures for the long term.
    The report must include that the development site is stable, can be safely built upon, and
    has a factor of safety in excess of 1.5, both prior to the development and in the long term.

With respect to part 17, a Geotechnical Investigation Report has been prepared by Core
Consultants Pty Ltd (refer Attachment 6). Core Consultants have considered the location of
the proposed “Boutique Hotel”, the slope of the land, and the proposed bulk earthworks.
Onsite investigation work comprised eight (8) boreholes drilled to a depth of 0.8 m to 5 m.

A qualitative slope stability assessment was undertaken following the Australian
Geomechanics Society (AGS) Guidelines for Landslide Risk Management (March 2007). Core
Consultants has advised that based on the available information and the results of the
investigation, there is a Low Risk of slope instability for the proposed development, subject
to implementation of the recommendations made in the report. Further, from a geotechnical
viewpoint the site is suitable for the proposed development1.

18. A Bushfire Management Plan is required in support of this application, to be prepared in
    accordance with the overlay code – (8.2.(b)) and Noosa Plan 2020 Policy SC6.9.4 -Bushfire
    management plans.

With respect to part 18, a response to the issues raised with respect to the risk from bushfire
have been addressed by Rob Friend and Associates which is provided as Attachment 7A.
This response includes a Bushfire Management Plan (BMP).

Response to the issues raised by the SARA have also been addressed by the bushfire expert
with respect to the impacts upon koala habitat (refer Attachment 7B). It is advised that …
the development will occur primarily over land that is already cleared and be utilised for
structures like tennis courts and landscaping. The hazardous vegetation retained in proximity
to the development site is separated by Resort Drive, tennis courts and auxiliary parking which
will provide a buffer between hazardous vegetation and proposed structures.




1
    Geotechnical Investigation Report, dated September 2021, Executive Summary, page 8

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Town Planning

Odour

With respect to the issue of odour generated by the Noosa Wastewater Treatment Plant, the
data required under parts 9 & 10 of the information request has been provided previously by
email to Noosa Council on 14 September 2021. The odour consultant Katestone has also
addressed the other issues raised in the response provided as Attachment 5.

17. Provide a site-specific geotechnical investigation for the development site which identifies
the building foundation requirements and stability considerations necessary for each future
building/structure to maintain the stability of those building/structures for the long term.
The report must include that the development site is stable, can be safely built upon, and
has a factor of safety in excess of 1.5, both prior to the development and in the long term.

With respect to part 17, a Geotechnical Investigation Report has been prepared by Core
Consultants Pty Ltd (refer Attachment 6). Core Consultants have considered the location of
the proposed “Boutique Hotel”, the slope of the land, and the proposed bulk earthworks.
Onsite investigation work comprised eight (8) boreholes drilled to a depth of 0.8 m to 5m.

A qualitative slope stability assessment was undertaken following the Australian
Geomechanics Society (AGS) Guidelines for Landslide Risk Management (March 2007). Core
Consultants has advised that based on the available information and the results of the
investigation, there is a Low Risk of slope instability for the proposed development, subject
to implementation of the recommendations made in the report. Further, from a geotechnical
viewpoint the site is suitable for the proposed development.

18. A Bushfire Management Plan is required in support of this application, to be prepared in
accordance with the overlay code — (8.2.(b)) and Noosa Plan 2020 Policy SC6.9.4 -Bushfire
management plans.

With respect to part 18, a response to the issues raised with respect to the risk from bushfire
have been addressed by Rob Friend and Associates which is provided as Attachment 7A.
This response includes a Bushfire Management Plan (BMP).

Response to the issues raised by the SARA have also been addressed by the bushfire expert
with respect to the impacts upon koala habitat (refer Attachment 7B). It is advised that ...
the development will occur primarily over land that is already cleared and be utilised for
structures like tennis courts and landscaping. The hazardous vegetation retained in proximity
to the development site is separated by Resort Drive, tennis courts and auxiliary parking which
will provide a buffer between hazardous vegetation and proposed structures.

1 Geotechnical Investigation Report, dated September 2021, Executive Summary, page 8

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16022 — Noosa Springs “Boutique Hotel”

Section 21

Section 22

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




Under the BMP, two bands of understory management within the landscaping is proposed
with a focus on selection of low flammability species for the understory plantings. The basis
for the managed vegetation zone is to provide separation from potential bushfire hazard
area which is located outside of the property boundary.

Rob Friend and Associates has advised that the management of understory vegetation is for
vegetation less than 2m in height and is to reduce potential surface and near surface fuel
loads. Canopy fuels are unlikely to be involved in a bushfire at this site. Further for the
purpose of bushfire mitigation, no mature trees will require removal within the development
footprint or immediate surrounds, including NJKHT’s. While the tennis courts could be
considered infrastructure, the retained NJKHT’s do not present a bushfire hazard to the
tennis courts and are not required to be removed.

The BMP advises that the proposed development will have an acceptable risk from bushfire
subject to meeting a number of recommendations under part 6, including:
   • at part 6.1 the building location having a radiant heat flux of 29kW/m² and a
       separation of 15.7m to any habitable structures;
   • at part 6.2 the landscaping understory treatments with landscaping within 20m of
       Noosa Drive comprising 100% less flammable plant species and the remaining area
       greater than 20m having 50% less flammable plant species, amongst other things;
   • at part 6.3 some improvements are required to the Resort Drive verge with the
       removal of vegetation along the edge of the road to extend the accessible width and
       improve sightlines;
   • at part 6.4 the existing water supply being adequate subject to the design of a
       hydraulic consultant; and
   • at part 6.5 the preparation of a bushfire management plan (already provided), along
       with an emergency response plan including an evacuation plan.

19. Clarification that the site contours, including natural ground level, have been determined
    by a cadastral surveyor and/or a cadastral survey of the site.

With respect to part 19, advice has been obtained from the Downes Group who completed
the initial survey of the site to obtain the existing ground levels (refer Attachment 8A). A
copy of the survey undertaken is provided as Attachment 8B. The extrapolation of the
existing ground levels to obtain what were the natural ground levels was undertaken from
the cadastral survey of the site by the project architects.

The Downs Group have certified that the extrapolation of the natural ground levels by the
project architect is correct. Consequently, the height of the proposed buildings on the land is
relative to the determined natural ground level.

20. All Elevation Plans, Section Plans and height blanket plans to detail the maximum RL of
    each building with the RL of the natural ground level confirmed below.


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Town Planning

Under the BMP, two bands of understory management within the landscaping is proposed
with a focus on selection of low flammability species for the understory plantings. The basis
for the managed vegetation zone is to provide separation from potential bushfire hazard
area which is located outside of the property boundary.

Rob Friend and Associates has advised that the management of understory vegetation is for
vegetation less than 2m in height and is to reduce potential surface and near surface fuel
loads. Canopy fuels are unlikely to be involved in a bushfire at this site. Further for the
purpose of bushfire mitigation, no mature trees will require removal within the development
footprint or immediate surrounds, including NJKHT’s. While the tennis courts could be
considered infrastructure, the retained NJKHT’s do not present a bushfire hazard to the
tennis courts and are not required to be removed.

The BMP advises that the proposed development will have an acceptable risk from bushfire
subject to meeting a number of recommendations under part 6, including:

e at part 6.1 the building location having a radiant heat flux of 29kW/m? and a
separation of 15.7m to any habitable structures;

e at part 6.2 the landscaping understory treatments with landscaping within 20m of
Noosa Drive comprising 100% less flammable plant species and the remaining area
greater than 20m having 50% less flammable plant species, amongst other things;

e at part 6.3 some improvements are required to the Resort Drive verge with the
removal of vegetation along the edge of the road to extend the accessible width and
improve sightlines;

e at part 6.4 the existing water supply being adequate subject to the design of a
hydraulic consultant; and

e at part 6.5 the preparation of a bushfire management plan (already provided), along
with an emergency response plan including an evacuation plan.

19. Clarification that the site contours, including natural ground level, have been determined
by a cadastral surveyor and/or a cadastral survey of the site.

With respect to part 19, advice has been obtained from the Downes Group who completed
the initial survey of the site to obtain the existing ground levels (refer Attachment 8A). A
copy of the survey undertaken is provided as Attachment 8B. The extrapolation of the
existing ground levels to obtain what were the natural ground levels was undertaken from
the cadastral survey of the site by the project architects.

The Downs Group have certified that the extrapolation of the natural ground levels by the
project architect is correct. Consequently, the height of the proposed buildings on the land is
relative to the determined natural ground level.

20. All Elevation Plans, Section Plans and height blanket plans to detail the maximum RL of

each building with the RL of the natural ground level confirmed below.

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16022 — Noosa Springs “Boutique Hotel”

Section 23

Section 24

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




With respect to part 20, the project architect has now provided additional information on the
elevation plans, section plans, and the height blanket plans as requested which is provided
with the amended proposal plans (refer Attachment 1).

The amended proposal plans confirm the height of the proposed building relevant to what is
considered to be the natural ground level as confirmed by the Downes Group (refer
Attachment 8).

It is accepted the proposed development will exceed 12m in height in part on the lower
portion of the site; however, as explained in the town planning report under the Visual
Amenity Impacts and the photomontages prepared (refer Figure 1), it is not expected the
proposed development would cause any adverse offsite visual amenity impacts. Further, the
site is constrained by slope and the odour contour shown on the proposal plans, which
means the development is necessarily limited to this part of the site.

The development has been designed as three levels to provide the necessary density over
this part of the site and to allow for efficiency of servicing the proposed “Boutique Hotel”,
which is costly. Despite the height, when viewed off the site, in particular from Resort Drive,
the proposed development presents as two storeys. The higher portion of the building that
exceeds 12m from the natural ground level will not protrude above the existing tree line and
will not have a significant visual amenity impact (refer photomontage - Figure 1). It is noted
the “Parkridge Noosa” development has a higher elevation and is also partly visible to the
right.




Figure 1 – Extract of photomontage prepared by Design & Visual Communications

With respect the building height issue, the project architect Mr Shane Thompson has
provided the following advice:



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Adamson
Town Planning

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

With respect to part 20, the project architect has now provided additional information on the
elevation plans, section plans, and the height blanket plans as requested which is provided
with the amended proposal plans (refer Attachment 1).

The amended proposal plans confirm the height of the proposed building relevant to what is
considered to be the natural ground level as confirmed by the Downes Group (refer
Attachment 8).

It is accepted the proposed development will exceed 12m in height in part on the lower
portion of the site; however, as explained in the town planning report under the Visual
Amenity Impacts and the photomontages prepared (refer Figure 1), it is nolo} pected the
proposed development w cause any adverse offsite visual amenity impacts. Further, the
site is constrained by soba the odour contour shown on the proposal plans, which
means the development is necessarily limited to this part of the site.

 

The development has been designed as three levels to provide the necessary density over
this part of t@@pfite and to allow for efficiency of servicing the proposed “Boutique Hotel”,
which is costly. Despite the height, when viewed off the site, in particular from Resort Drive,
the proposed development presents as two storeys. The higher portion of the building that
exceeds 12m from the natural ground level will not protrude above the existin g@Dle line and
will not have a significant visual amenity impact (refer photomontage - Figure 1). It is noted
the “Paseidge Noosa” development has a higher elevation and is also partly visible to the
right.

   

Figure 1 — Extract of photomontage prepared by Design & Visual Communications

With respect the building height issue, the project architect Mr Shane Thompson has
provided the following advice:

8|Page
16022 — Noosa Springs “Boutique Hotel”

Section 25

Section 26

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




We note that the height of the proposed hotel at the Southern end of Pavilion 2 exceeds slightly
the preferred height limit of 12 m above the Natural Ground Level. It is worth noting that the
concept of a linked series of smaller buildings “cascading” down the hill side, much like what
might be found in a traditional Mediterranean hillside village, inevitably leads to parts of some
buildings slightly exceeding the height of the same or other buildings as the natural ground
level below continues to fall. In many instances of the design for this project based on this
concept the height of the buildings also falls well below 12m above the natural ground level, in
this sense the design remains very responsive to the natural topography and allows the
building to be perceived as being very organic and of a smaller scale then the concept of a
single larger building may have appeared. Amongst the drawings submitted as part of the
Development Application, there is a rendered view at the point of arrival at the Porte Cochere.
Whilst it gives a realistic perception of the experience, there are some aspects of that view in
particular which offer the view of an apparent height much higher than the building is in
reality above the natural ground level.

The mitigating circumstances in this instance are:

    •   The view taken from the Porte Cochere level is at an artificially low level because of
        some excavation required at this level.
    •   The building itself is located some 30m approx. from the point of view, where the
        natural ground level is much higher than is perceived by this view.
    •   The 2 dimensional nature of the view has the affect of fore shortening the perspective
        and giving the impression that the distance in height is seen as a vertical straight line.
        (similar to telescoping a view)
    •   The landscaping on this view has been especially thinned out compared to what is in
        fact intended so as not to hide the building in this view.
    •   The high pitched tiled roof has been retained, whereas a flat roof may have been used
        here, whilst still complying with the design covenants as it was considered that the
        steeper and higher tiled roof would provide a better overall experience.

Similarly the more distant photomontage views have not sought to hide the building in this
location by a denser landscape as will be the case in real life, so as to ensure that the authentic
height of the building from distant views which may be glimpsed from time to time can be
understood. It is certainly envisaged that the landscape design as proposed will mitigate this
view far more than the photomontage suggests.

21. Site plans to include details of the shared lawn area proposed to be used for weddings.

With respect to part 21, the reference to weddings in the multi-purpose area has been
deleted. If this is to form part of the integrated development this will be considered under
the further application requesting to change to the current development approval for the
existing Country Club including Golf Clubhouse, Health Club and Tennis Centre (17380 DA),
which is discussed below. It should be noted that weddings and other receptions have been
held within the clubhouse function rooms since the commencement of this use.

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

, Adamson
advice

Town Planning

We note that the height of the proposed hotel at the Southern end of Pavilion 2 exceeds slightly
the preferred height limit of 12 m above the Natural Ground Level. It is worth noting that the
concept of a linked series of smaller buildings “cascading” n the hill side, much like what
might be found in a traditional Mediterranean hillside village, inevitably leads to parts of some
buildings slightly exceeding the height of the same or other buildings as the natural ground
level below continues to fall. In many instances of the design for this project based on thi

concept the height of the buildings also falls well below 12m above the natural ground level, in
this sense the design remains very responsive to the natural topography and allows the
building to be perceived as being very o ic and of a smaller scale then the concept of a
single larger building may have appearea.Amongst the drawings submitted as part of the
Development Application, there is a rendered view at the point of arrival at the Porte Cochere.
Whilst it gives a realistic perception of the experience, there are some aspects of that view in
particular which offer the view of afc >pparent height much higher than the building is in
reality above the natural ground level.

The mitigating circumstances in this instance are:

e The view taken from the Porte Cochereyve! is at an artificially low level because of
some excavation required at this level.

e The building itself is located some 30m approx. from the poi\c@ypf view, where the
natural ground level is much higher than is perceived by this view.

e The 2 dimensional nature of the view has the affect of fore shortening the perspecti{@] fe)
and giving the impression that the distance in height is seen as a vertical straight line.
(similar to telescoping a view)

e The landscaping on this view has been especially thi out compared to what is in
fact intended so as not to hide the building in this view-

e The high pitched tiled roof has been retained, whereas a flat roof may have been used
here, whilst still complying with the design covenants as it was oer that the
steeper and higher tiled roof would provide a better overall experiencel I

Similarly the more distant photomontage views have not sought to hide the building in this SG
location by a denser landscape as will be the case in real life, so as to ensure that the authentic
height of the building from distant views which may be glimpsed from time to time can be
understood. It is certainly envisaged that the landscape design as proposed will mitigate this
view far more than the photomontage suggests.

21. Site plans to include details of the shared lawn area proposed to be used for weddings.

With respect to part 21, the reference to weddings in the multi-purpose area has been
deleted. If this is to form part of the integrated development this will be considered under
the further application requesting to change to the current development approval for the
existing Country Club including Golf Clubhouse, Health Club and Tennis Centre (17380 DA),
which is discussed below. It should be noted that weddings and other receptions have been
held within the clubhouse function rooms since the commencement of this use.

9|Page
16022 — Noosa Springs “Boutique Hotel”

Section 27

Section 28

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




22. Details of the proposed size of functions to occur within the proposed ‘boutique hotel’

With respect to part 22, there are no functions proposed within the proposed “Boutique
Hotel” other than associated with conferences for guests staying at the hotel only. The main
functions that do occur on the site and that will continue will be within the existing
clubhouse, which provides for a number of room configurations. The Plantation Room
provides for banquet setting places for 160 persons2.

23. Clarification as to how the proposed works to the golf clubhouse accord with the existing
    golf course approval and if it is intended to submit a separate application for their
    approval.

With respect to part 23, once the development approval for the proposed “Boutique Hotel”
issues, it is intended to lodge a request to change the current development approval (17380
DA) to ensure consistency with the new development approval for the “Boutique Hotel”.




Figure 2 – Extract of Proposed Clubhouse Plan

At this stage, the only changes required to be made to the clubhouse approval is with
respect to renovations to the existing kitchen facilities within the clubhouse to adequately
service the proposed “Boutique Hotel” (refer Figure 2).


2
    Town Planning Report, page 10

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Town Planning

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

22. Details of the proposed size of functions to occur within the proposed ‘boutique hotel’

With respect to part 22, there are no functions proposed within the proposed “Boutique
Hotel” other than associated with conferences for guests staying at the hotel only. The main
functions that do occur on the site and that will continue wi within the existing
clubhouse, which provides for a number of room configurations. The Plantation Room
provides for banquet setting places for 160 persons’.

23. Clarification as to how the proposed works to the golf clubhouse accord with the existing
golf course approval and if it is intended to submit a separate application for their
approval.

With respect to part 23, once the development approval for the proposed “Boutique Hotel” [
issues, it is intended to lodge a request to change the current development approval (17380
DA) to ensure consistency with the new development approval for the "Boutique Hotel”.

 

 

 

 

 

 

Figure 2 — Extract of Proposed Clubhouse Plan

At this stage, the only changes required to be made to the clubhouse approval is with
respect to renovations to the existing kitchen facilities within the clubhouse to adequately
service the proposed “Boutique Hotel” (refer Figure 2).

2 Town Planning Report, page 10
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16022 — Noosa Springs “Boutique Hotel”

Section 29

Section 30

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




The kitchen expansion comprises about 105m² of GFA, which is included in the total GFA
calculation as stated in the town planning report3. The changes being made to the clubhouse
are shown on the proposal plans and remain unchanged (refer Figure 2).

It is accepted there will be a need to request a change to the current development approval
(17380 DA) once the development approval issues for the “Boutique Hotel”. Should it be the
case that the proposed “Boutique Hotel” is not supported then the proposed renovations to
the existing clubhouse would not go ahead.

The proposed minor extensions to the clubhouse were provided with the application
material given the development as a whole is to be integrated. These minor extensions have
been shown on the proposal plans in order to be open and transparent about what is being
proposed, in particular for members of the Noosa Springs Golf and Spa Resort.

24. Clarification as to whether the proposed use of the golf clubhouse accords with the relevant
    approval and if it is intended to submit a separate application.

With respect to part 24, it is not intended to operate the clubhouse and the associated
health club and day spa facilities other than in accordance with the current development
approvals already in place. The existing clubhouse, health club and day spa facilities are used
by members, the general public and will be used by patrons of the proposed “Boutique
Hotel”. The development as a whole will operate as an integrated Resort Complex, including
the championship golf course.

The existing Noosa Springs Golf and Spa Resort currently provides for conferences and
functions including weddings; however, the site and Noosa Springs more generally lacks
visitor accommodation. The current development approval for the existing club house
(17380 DA – Condition 33) clearly provides for functions to occur within the existing
clubhouse.

There is no changes being made to the existing use of the clubhouse, other than to provide
for increased catering and servicing of the proposed “Boutique Hotel”. The proposed
“Boutique Hotel” will provide for purely visitor accommodation that will complement the
existing onsite facilities to provide for a high quality tourist destination as a Resort Complex.

25. Clarification of the mechanism for how the offsets are to be delivered

With respect to part 25, Gondwana Ecology has already considered the matter of offsets
having regard to the Preliminary Earthworks Plan provided as Appendix B in the Engineering
Report (refer Attachment 1A). A copy of the advice provided by Gondwana Ecology is
provided as Attachment 9.



3
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[OCR of page images]
“Adamson Town Planning, specialising in providing higher order town planning

, Adamson
advice

Town Planning

The kitchen expansion comprises about 105m? of GFA, which is included in the total GFA
calculation as stated in the town planning report®. The changes being made to the clubhouse
are shown on the proposal plans and remain unchanged (refer Figure 2).

It is accepted there will be a need to request a change to the current development approval
(17380 DA) once the development approval issues for the “Boutique Hotel”. Should it be the
case that the proposed “Boutique Hotel” is supported then the proposed renovations to
the existing clubhouse would not go ahead]

The proposed minor extensions to the clubhouse were provided with the application
material given the development as a whole is to be integrated. These minor extensions have
been shown on the proposal plans in order to be open and transparent about what is being
proposed, in particular for members of the Noosa Springs Golf and Spa Resort. iS

24. Clarification as to whether the proposed use of the golf clubhouse accords with the relevant
approval and if it is intended to submit a separate application.

With respect to part 24, it is not intended to operate the clubhouse and the associated
health club and day spa facilities other than in accordance with the current development
approvals already in place. The existing clubhouse, health club and day spa facilities are used
by members, the general public and will be used by patrons of the proposed “Boutique
Hotel”. The development as a whole will operate as an integrated Resort Complex, including
the championship golf course.

The existing Noosa Springs Golf and Spa Resort currently provides for conferences and
functions including weddings; however, the site and Noosa Springs more generally lacks
visitor accommodation. The current development approval for the existing club house
(17380 DA - Condition 33) clearly provides for functions to occur within the existing
clubhouse.

There is no changes being made to the existing use of the clubhouse, other than to provide
for increased catering and servicing of the proposed “Boutique Hotel”. The proposed
“Boutique Hotel” will provide for purely visitor accommodation that will complement the
existing onsite facilities to provide for a high quality tourist destination as a Resort Complex

25. Clarification of the mechanism for how the offsets are to be delivered

With respect to part 25, Gondwana Ecology has already considered the matter of offsets
having regard to the Preliminary Earthworks Plan provided as Appendix B in the Engineering
Report (refer Attachment 1A). A copy of the advice provided by Gondwana Ecology is
provided as Attachment 9.

3 Town Planning Report, page 16

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16022 — Noosa Springs “Boutique Hotel”

Section 31

Section 32

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




Gondwana Ecology has advised4 the site, including the patch of vegetation designated a
koala habitat area, is fenced from the surrounding bushland and is disturbed by a heavily
weed infested ground cover. Further, the surveys over several years have failed to record
koalas on the site, which is likely due to the site being fenced and the habitat not being of
particular importance for the koala. The proposed development is on land that is already
impacted by development or otherwise has been disturbed. The proposed location and the
extent of earthworks for the proposed tennis courts have been minimised to avoid additional
tree loss.

In accordance with the State offset legislation, the koala habitat trees to be removed will be
offset by way of financial contribution, as follows:

The impact area (koala habitat in SEQ) for the subject land in hectares is 19 X 0.004ha =
0.076ha. This equates, based on the financial calculator, to $8,702.76.

Gondwana Ecology has confirmed the proposed redevelopment will not fragment koala
habitat and the rehabilitation (and landscaping) exercise will enhance the remaining patch of
bushland. Further, given the context of the site, scale and design of the proposed re-
development and minimal impact to ecology values, it would be reasonably expected that
the development would be approved subject to the imposition of reasonable and relevant
conditions.

New Elevated Carpark

It is accepted that the new elevated carpark structure adjoins the southern boundary of the
site. While this structure abuts the boundary and has a reduced building setback, this
boundary is well screened and the proposed structure is unlikely to be visible from the
adjoining golf course, being less than a single storey structure in height. Further, needs to be
located above the existing at ground parking area within the subject site, given the existing
access and parking arrangements.

The proposed structure is about 2.6 m in height to the top of the deck area. The open
structure adjoins the southern boundary but sits on the lowest part of the site and will not be
visible off the site from the surrounding access roads.

While under acceptable solution (AO13.1) of the Tourist Accommodation Zone it is expected
that the structure be setback 1.5m, in this case the structure is well screened from the
adjoining Lot 3 (golf course), which is owned by the applicant, will not obstruct views, and
will maintain the amenity of area and therefore complies with performance outcome PO13.
Further, under performance outcome PO10, the building scale and bulk is compatible with
surrounding development and will not present an appearance of bulk to adjacent properties
when having regard to the context of the site.


4
    Response prepared by Gondwana Ecology, dated 16 November 2021, part 5, page 4
                                                                                    12 | P a g e
16022 – Noosa Springs “Boutique Hotel”


[OCR of page images]
“Adamson Town Planning, specialising in providing higher order town planning ,

, Adamson
advice

Town Planning

Gondwana Ecology has advised‘ the site, including the patch of vegetation designated a
koala habitat area, is fenced from the surrounding bushland and is disturbed by a heavily
weed infested ground cover. Further, the surveys over several years have failed to record
koalas on the site, which is likely due to the site being fenced and the habitat not being of
particular importance for the koala. The proposed development is on land that is already
impacted by development or otherwise has been disturbed. The proposed location and the
extent of earthworks for the proposed tennis courts have been minimised to avoid additional
tree loss.

In accordance with the State offset legislation, the koala habitat trees to be removed will be
offset by way of financial contribution, as follows:

The impact area (koala habitat in SEQ) for the subject land in hectares is 19 X 0.004ha =
0.076ha. This equates, based on the financial calculator, to $8,702.76.

Gondwana Ecology has confirmed the proposed redevelopment will not fragment koala
habitat and the rehabilitation (and landscaping) exercise will enhance the remaining patch
bushland. Further, given the context of the site, scale and design of the proposed re-
development and minimal impact to ecology values, it would be reasonably expected that
the development would be approved subject to the imposition of reasonable and relevant
conditions.

New Elevated Carpark

It is accepted that the new elevated carpark structure adjoins the southern boundary of th
site. While this structure abuts the boundary and has a reduced building setback, thi
boundary is well screened and the proposed structure is unlikely to be visible from the
adjoining golf course, being less than a single storey structure in height. Further, needs to be
located above the existing at ground parking area within the subject site, given the existing
access and parking arrangements.

The proposed structure is about 2.6 m in height to the top of the deck area. The open
structure adjoins the southern boundary but sits on on part of the site and will not be
visible off the site from the surrounding access roads.

While under acceptable solution (AO13.1) of the Tourist Accommodation Zone it is expecte
that the structure be setback 1.5m, in this case the structure is well screened from the
adjoining Lot 3 (golf course), which is owned by the applicant, will not obstruct views, and
will maintain the amenity of area and therefore complies with performance outcome PO13
Further, under performance outcome PO10, the building scale and bulk is compatible wit!
surrounding development and will not present an appearance of bulk to adjacent properties
when having regard to the context of the site.

4 Response prepared by Gondwana Ecology, dated 16 November 2021, part 5, page 4

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16022 — Noosa Springs “Boutique Hotel”

Section 33

Section 34

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




In accordance with section 14.1 of the Development Assessment Rules, the applicant has
completed its response to the information request made.

It would be appreciated if Council could provide the adjoining owner’s details to allow public
notification to commence as soon as possible.

Should you have any questions with respect to the above, please contact me.

Yours faithfully




Shane Adamson (BEngTech, GDURP, MPIA, MQELA)
Town Planning Specialist
Director - Adamson Town Planning Pty Ltd




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[OCR of page images]
‘

Adamson
Town Planning

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

In accordance with section 14.1 of the Development Assessment Rules, the applicant has
completed its response to the information request made.

It would be appreciated if Council could provide the adjoining owner's details to allow public
notification to commence as soon as possible.

Should you have any questions with respect to the above, please contact me.

Yours faithfully

—_

Shane Adamson (BeEngTech, GDURP, MPIA, MQELA)
Town Planning Specialist
Director - Adamson Town Planning Pty Ltd

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16022 — Noosa Springs “Boutique Hotel”

Section 35

[Attachment: Town Planning Report - Boutique Hotel Development Noosa Springs - comented.pdf]
                                                                      Court Appeals & Dispute Resolution
                                                                      Applications & Assessment
                                                                      Due Diligence & Compliance
                                                                      Project Management
                                                                      General Development Advice




                         Town Planning Report

                  Development Application
                for a Material Change of Use
                            for a
             “Boutique Hotel" (Resort Complex)
                           at the
            “Noosa Springs Golf and Spa Resort”




                   Adamson Town Planning Pty Ltd
                          (ACN: 163 798 374 | ABN: 73 163 798 374)
P (07) 5430 6671 F (07) 5430 6677 M 0437 754 420 Mail: PO Box 78, Peregian Beach QLD 4573
               ‘Noosa Boardroom’, 28 Eenie Creek Road, Nooosaville QLD 4566
    Email| [email protected] Web| www.adamsontownplanning.com.au

Section 36

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




         Document Control
          Project:                  Resort Complex – Noosa Springs Golf and Spa Resort
          Document:                 Town Planning Report
          Project Number:           16012
          Status of Report:         June 2021

         The information contained in this document is confidential and intended solely for the use of the
         client for the purpose for which it has been prepared and no representation or is to be implied as
         being made to any third party. Use or copying of this document in whole or part without the
         written permission of Adamson Town Planning Pty Ltd constitutes an infringement of copyright.
         The intellectual property contained in this document remains the property of Adamson Town
         Planning Pty Ltd.


         Noosa Springs Boutique Hotel – GH Australia Pty Ltd                              Page 2

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           TABLE OF CONTENTS


         EXECUTIVE SUMMARY............................................................................................................................... 5

         INTRODUCTION ........................................................................................................................................... 9

         SUBJECT SITE ............................................................................................................................................. 9

         BACKGROUND ..........................................................................................................................................11
            “PARKRIDGE NOOSA” DEVELOPMENT ..........................................................................................................12
         DEVELOPMENT PROPOSAL ....................................................................................................................14

         STATE PLANNING REGULATIONS ..........................................................................................................18

            REFERRAL TO STATE AGENCIES .................................................................................................................19
         NOOSA PLAN 2020 ....................................................................................................................................20
            LAND ZONING ............................................................................................................................................20
            OVERLAY MAPPING ....................................................................................................................................22
            RELEVANT PROVISIONS ..............................................................................................................................22
            ASSESSMENT FRAMEWORK ........................................................................................................................22
            STRATEGIC FRAMEWORK ...........................................................................................................................23
            NOOSA HEADS LOCAL CODE ......................................................................................................................27
            TOURIST ACCOMMODATION ZONE CODE .....................................................................................................30
            RECREATION AND OPEN SPACE ZONE ........................................................................................................36
            VISITOR ACCOMMODATION CODE ...............................................................................................................38
            BUSINESS USES CODE ...............................................................................................................................40
            RECREATION ACTIVITIES CODE...................................................................................................................41
         OVERLAY CODES .....................................................................................................................................41
            LANDSLIDE HAZARD OVERLAY CODE ..........................................................................................................42
            BIODIVERSITY, WATERWAYS AND WETLANDS OVERLAY CODE .....................................................................42
            BUSHFIRE HAZARD OVERLAY .....................................................................................................................44
         WORKS CODES .........................................................................................................................................47
            DRIVEWAYS AND PARKING CODE ................................................................................................................47
            SUSTAINABLE BUILDING DESIGN CODE .......................................................................................................50
         ENGINEERING CODES..............................................................................................................................53
            EARTHWORKS CODE ..................................................................................................................................53
            WATER QUALITY AND DRAINAGE CODE .......................................................................................................54
            LANDSCAPING CODE ..................................................................................................................................56
            WASTE MANAGEMENT CODE ......................................................................................................................57
         VISUAL AMENITY IMPACTS .....................................................................................................................58

         NOISE IMPACTS ........................................................................................................................................61

         ODOUR IMPACT ........................................................................................................................................62

         PLANNING NEED .......................................................................................................................................63

         SUMMARY AND RELEVANT MATTERS ..................................................................................................66

         TABLE 1 – OVERLAY MAPPING ..............................................................................................................70




         Noosa Springs Boutique Hotel – GH Australia Pty Ltd                                                                              Page 3

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         Attachments:
             • Attachment 1A ............................................................................... Proposal Plans
             • Attachment 1B ...................................................... Architect’s Design Statement
             • Attachment 2 .......................................... Development Report by GH Australia
             • Attachment 3 ................................. State Development Assessment Provisions
             • Attachment 4 ......................................................... Sustainability Design Report
             • Attachment 5 ................................................ Photographs and Photomontages

         Appendices:
           • Economic Impact Assessment prepared by Lucid Economics (Appendix A)
           • Terrestrial Ecology Assessment prepared by Gondwana Ecology (Appendix B)
           • Odour Assessment prepared by Katestone Environment Pty Ltd (Appendix C)
           • Engineering Report by Walsh Engineering (Appendix D)
           • Bushfire Hazard Assessment prepared by Rob Friend and Associates (Appendix E)
           • Traffic Engineering Assessment prepared by Traffic and Transport Plus (Appendix F)
           • Landscape Architecture prepared by Place Design Group (Appendix G)
           • Noise Impact Assessment prepared by ASK consultants (Appendix H)




         Noosa Springs Boutique Hotel – GH Australia Pty Ltd                                                   Page 4

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         Executive Summary

         The proposed development seeks to provide a “Boutique Hotel” within the existing Noosa Springs
         Golf and Spa Resort. The proposed “Boutique Hotel” will provide:
            • 112 luxury hotel rooms, including:
                    o 104 standard rooms (34m² - each);
                    o 6 suites (68m² - each);
                    o 2 presidential suites (102m² - each);
            • Two resort luxury pools;
            • Outdoor fire pit seating area;
            • Café & restaurant (with seating for 96 people);
            • Bar area (with seating for 26 people);
            • Hotel lobby area;
            • Covered parking;
            • Guest waiting area; and
            • Three new tennis courts.

         The proposed Resort Complex will be integrated with the existing Noosa Springs Golf and Spa
         Resort facilities including:
            • Noosa Springs Golf Club facilities including change rooms and golf pro-shop;
            • Restaurant known as “Relish”;
            • Conference facilities, meeting rooms and function room facilities;
            • Spa and treatment facilities; and
            • Fitness centre and 25m heated swimming pool; and
            • Four tennis courts.

         The proposed development is consistent with part 3.2.4 of the Strategic Framework, which seeks
         to protect the amenity of residential areas and protect other areas for visitor accommodation. The
         section states, in part …given Noosa Shire's popularity as a destination for visitors, accommodation
         it is under increasing pressure from both residents and guests. Under the planning scheme visitor
         accommodation areas are protected for visitors to the exclusion of permanent occupants. The
         subject land is one of the limited number of sites available for new resort development specifically
         protected for this purpose. Conversely, neighbourhoods of permanent residents are protected
         from influxes of short-term visitors whose interests and priorities are not compatible with
         residential amenity.

         The subject site is partly located within the Tourist Accommodation Zone over the lower portion
         of the site where the existing Noosa Springs Golf and Spa Resort facilities are located. The
         planning intent for the Tourist Accommodation Zone is to provide for visitor accommodation in
         the form of a Resort Complex or Short-term accommodation. In this case, a Resort Complex is
         being proposed which will provide purely for visitor accommodation.

         It is not possible to provide the proposed visitor accommodation entirely within the Tourist
         Accommodation Zone over the land. This is because of the location of the existing Noosa Springs
         Golf and Spa Resort facilities, which will form part of the proposed integrated development. The
         built form of the Resort Complex is compartmentalised effectively forming five separate buildings



         Noosa Springs Boutique Hotel – GH Australia Pty Ltd                               Page 5

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



         that are joined and step up the site, minimising earthworks, and maximising tree retention, as
         much as possible.

         The proposed built form is three storeys in height and has been designed to not protrude above
         the existing tree line, and generally presents as two storeys to Resort Drive. The proposed
         development will not have an unacceptable visual amenity impact off the site, in particular when
         viewed from “The Palms” development within Noosa Springs and from Lake Weyba and Weyba
         Creek.

         The application and assessment has considered the location of the visitor accommodation with
         respect to odour generated from the Noosa Waste Water Treatment Plan located to the north
         east, as well as the risk from bushfire, impacts on ecology, potential noise impacts, parking and
         traffic impacts, civil engineering, including minimising earthworks, stormwater management and
         water quality.

         The proposed development will result in the removal of some Non-Juvenile Koala Habitat Trees
         (NJKHTs) in an isolated pocket to the north and close to Resort Drive. An environmental offset is
         being proposed that should result in a net gain to koala habitat in a preferred location. Where
         possible, the amount of the earthworks is minimised to protect native vegetation around the
         perimeter of the site, but some earthworks is necessary given the nature and location of the
         development.

         Under the Economic Impact Assessment, the detailed audit of the existing accommodation supply
         in Noosa has found there is a total of 3,821 rooms across 158 properties. The economic
         assessment has revealed there is a chronic shortage of full-service, luxury hotel accommodation
         with the market dominated by serviced apartments.

         The proposed “Boutique Hotel” will represent an estimated investment of $40 million. The
         economic benefits include:
            • Construction phase - $25.71m and 202 jobs; and
            • Operational phase - $14.29m and 158 jobs.

         It is expected that the “Boutique Hotel” will greatly augment the existing accommodation market
         and assist in growing the local tourism industry. The new hotel will not have a material impact on
         other existing properties in the market and the new rooms will be easily absorbed by future market
         demand.

         With the pre-existing shortages as well as the expected future shortages, there is a economic,
         community and planning need for the development so as to not deter visitors (and the important
         economic benefits that they bring) through a lack of availability. Given the nature and high quality
         visitor accommodation being provided by the proposed “Boutique Hotel”, it is likely the
         development will lure new visitors to Noosa creating a net increase in visitation and expenditure.

         The Economic Impact Assessment has identified numerous other economic benefits including:
            • an increase in luxury tourism product in Noosa;
            • an increase in luxury branding;
            • an increase in capacity for business events and weddings;



         Noosa Springs Boutique Hotel – GH Australia Pty Ltd                               Page 6

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



             •   an increase in profile of the destination;
             •   an increase in high spending visitors; and
             •   an increase in business confidence.

         To the extent there is any inconsistency with the planning scheme, on balance, discretion is
         warranted having regard to a number of relevant matters including:
            • the recently constructed “Parkridge Noosa”, while a substantial development located
                within the Tourist Accommodation Zone will not provide the level of visitor
                accommodation expected and intended under the planning scheme;
            • the proposed “Boutique Hotel” will be the first purpose built luxury hotel in Noosa since
                the “Sofitel” in Hastings Street, which was originally built in 1989, and represents a
                substantial investment in tourism in the Noosa area for many years;
            • the proposed development is integrated with the existing Noosa Springs Golf and Spa
                Resort facilities which provides for economies of scale and efficient use of land and existing
                infrastructure for purely visitor accommodation in a highly desirable location;
            • while the subject land is partly located within the Recreation and Open Space Zone, visitor
                accommodation in the form of nature based tourism and a tourist park, a food and drink
                outlet and outdoor sport and recreation uses are consistent uses in this zone;
            • the subject land as a whole is specifically identified as being protected for visitor
                accommodation purposes in the form of a Resort Complex or Short-term Accommodation
                with the proposed development being consistent with that planning intent;
            • the proposed development is consistent with other planning strategies under the planning
                scheme which seek to protect the amenity and maintain residential areas for permanent
                residential living and not be compromised by short-term visitor accommodation uses;
            • there are a limited number of sites in the Noosa area and in the Noosa Heads locality in
                particular, including the subject site, which are sought to be protected for visitor
                accommodation;
            • of the sites that are specifically protected for visitor accommodation purposes, there is
                only one other site in Noosa Heads within “Settlers Cove” (3-7 Serenity Close) that is vacant
                where a purpose built Resort Complex could be established; however, this site does not
                enjoy the existing facilities and infrastructure offered by the Noosa Springs Golf and Spa
                Resort making the site unique in that regard;
            • the proposed development will have a low environmental impact and has been designed,
                will be constructed, and operated in a sustainable manner;
            • the proposed development will have the capacity to attract high yield/high spending
                visitors and would represent one of the most significant investments in tourism product
                in the Noosa area over past decade;
            • the proposed “Boutique Hotel” addresses a significant demand for a full-service hotel
                product in the Noosa area where there is a shortage of short-stay accommodation rooms
                and a chronic shortage of high-end luxury accommodation;
            • the proposed “Boutique Hotel” will provide a variety of positive economic benefits,
                including 202 jobs and $25.7 million during construction and 158 jobs and $14.3 million
                once operational (in GRP terms);
            • there is a strong community need for the proposed “Boutique Hotel” given the chronic
                shortfall and demand for modern luxury accommodation in the Noosa area, with the
                development well located within an urban area of Noosa Heads, which has good




         Noosa Springs Boutique Hotel – GH Australia Pty Ltd                                Page 7

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



                 accessibility to Hastings Street, Main Beach, and the many restaurants and shops in the
                 locality and is about a 30 minute drive from the Sunshine Coast Airport;
             •   the existing Noosa Springs Golf and Spa Resort facilities are located within the Tourist
                 Accommodation Zone and integral to the Resort Complex, and it is not possible for the
                 entire “Boutique Hotel” to be provided in the same location;
             •   it is necessary for part of the proposed “Boutique Hotel” to extend into the Recreation and
                 Open Space Zone, with the visitor accommodation to be integrated with the existing
                 Noosa Springs Golf and Spa Resort facilities, including the 18 hole championship golf
                 course, which is highly desirable;
             •   the proposed development will not result in any unacceptable impacts upon the amenity
                 of the area or environmental values, including visual, landscape or scenic amenity;
             •   an environmental offset is to be provided for the loss of Non Juvenile Koala Habitat Trees
                 (NJKHTs) within the isolated pocket of remanent vegetation to the north which will result
                 in a net gain of koala habitat in a more desirable location;
             •   there is limited land available within the urban area of Noosa Heads that could
                 accommodate the proposed “Boutique Hotel”, and no land that has the attributes offered
                 by the subject land which contains the existing Noosa Springs Golf and Spa Resort facilities
                 and infrastructure;
             •   there is a strong economic, community and planning need for the proposed development
                 in this location with the subject land being specifically identified for visitor accommodation
                 as a Resort Complex under the planning scheme; and
             •   while part of the “Boutique Hotel” is located outside the Urban Boundary, there is a high
                 level of community need to luxury visitor accommodation to be provided within the Noosa
                 Heads Locality.




         Noosa Springs Boutique Hotel – GH Australia Pty Ltd                                 Page 8

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



         Introduction

         The purpose of this report is to provide a town planning assessment for a proposed “Boutique
         Hotel” development within the Noosa Springs Golf and Spa Resort development, Resort Drive,
         Noosa Heads. The proposed “Boutique Hotel” is to be integrated with the existing Noosa Springs
         Golf and Spa Resort facilities and infrastructure which are to be maintained.

         The proposal represents a significant tourist accommodation opportunity that will provide
         substantial community benefit. The proposed “Boutique Hotel” will provide luxury visitor
         accommodation in association with the Noosa Springs Golf and Spa Resort facilities. As part of
         the proposed development it is intended to expand the kitchen area of the existing restaurant
         within the Clubhouse to cater for the needs of visitors staying at the “Boutique Hotel”.

         The proposed “Boutique Hotel” will provide a full-service hotel experience for the Noosa area. The
         only other full-service hotel in the Noosa area is the “Sofitel Noosa Pacific Resort” in Hastings
         Street. It is suggested that the proposed “Boutique Hotel” will be a welcomed modern addition
         to the existing visitor accommodation facilities generally centrally located within the Noosa area.

         It is expected the proposed “Boutique Hotel” will greatly augment the existing accommodation
         market and assist in growing the local tourism industry. Given the nature and high quality of the
         proposed visitor accommodation, it is likely that the “Boutique Hotel” will lure new visitors to
         Noosa that otherwise might not visit the location, resulting in increased visitation and expenditure.

         The "Boutique Hotel" will provide a 112 room, full-service luxury hotel that represents an
         investment of an estimated $50 million. Once approved, the applicant (Noosa Springs Real Estate
         Pty Ltd) will complete detail deign and commence building the development as soon as possible.
         It is understood that the construction of the development will take about 14 months.

         The application made is supported by a number of reports from experts in the following
         disciplines, which are provided in the Appendices:
             • Economic Impact Assessment prepared by Lucid Economics (Appendix A);
             • Terrestrial Ecology Assessment prepared by Gondwana Ecology (Appendix B);
             • Odour Assessment prepared by Katestone Environment Pty Ltd (Appendix C);
             • Engineering Report by Walsh Engineering (Appendix D);
             • Bushfire Hazard Assessment prepared by Rob Friend and Associates (Appendix E);
             • Traffic Engineering Assessment prepared by Traffic and Transport Plus (Appendix F);
             • Landscape Architecture prepared by Place Design Group (Appendix G); and
             • Noise Impact Assessment prepared by ASK consultants (Appendix H).


         Subject Site

         The site is located on the eastern side of the existing Noosa Springs development within Lot 4 on
         SP178340 (refer Figure 1).




         Noosa Springs Boutique Hotel – GH Australia Pty Ltd                                Page 9

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         The subject land contains the existing Noosa Springs Golf and Spa Resort in association with the
         18 hole championship golf course, which is located to the west on Lot 3 on SP178340 (refer Figure
         1). The existing Noosa Springs Golf and Spa Resort facilities include:
             • Noosa Springs Golf Club facilities including change rooms and golf pro-shop;
             • restaurant known as “Relish”;
             • conference facilities, meeting rooms and function room facilities;
             • spa and treatment facilities;
             • fitness Centre and 25m heated lap pool; and
             • four tennis courts.



                                                “The Oasis”




                                                                                               Subject Site




                                                                                                Parkridge Noosa




                           “The Palms”




         Figure 1 – Aerial Photograph Noosa Springs development area (Source: QLD Globe 2020)

         The existing Noosa Springs Golf and Spa Resort currently provides for conferences and functions
         including weddings. The Plantation Room provides for banquet setting places for 160 persons.

         While there is currently some visitor accommodation available within Noosa Springs, there is no
         purpose built visitor accommodation. There are about thirteen (13) multiple dwellings that are
         currently being managed as short-stay accommodation in “The Fairways” (formerly known as
         Precinct E1, under the superseded Plan of Development). The number is grossly inadequate for
         the demand required with many larger groups and visitors seeking accommodation at Noosa
         Springs, in particular when special events are held at the existing facilities. The current manager
         of the Noosa Springs Golf and Spa Resort has advised that many out of town groups do not attend
         the Resort because there is a significant lack of available visitor accommodation.



         Noosa Springs Boutique Hotel – GH Australia Pty Ltd                             Page 10

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         The amount of visitor accommodation available within Noosa Springs has been declining in recent
         years. More recently with the pandemic, current owners are choosing to make personal use of the
         existing accommodation, which is a similar trend occurring within Noosa and other coastal areas.
         The owner of Noosa Springs Golf and Spa Resort intends to provide high quality purpose built
         luxury visitor accommodation to cater for the existing and growing demand (discussed below).

         The site is generally centrally located within an existing urban area of Noosa Heads and is located
         about 4.5km (about an 8 minute drive) from Hastings Street and Noosa Main Beach. The site is
         located on the eastern side of Noosa Springs and is bordered by Resort Drive to the north, east
         and south and the golf club to the west.

         The subject land and the proposed development is removed from other residential premises, with
         the closest residential development being “Parkridge Noosa” to the southeast. The “Parkridge
         Noosa” development comprises 155 multiple dwellings within formerly known Precinct F. The
         closest other residential development is “The Oasis” comprising 27 residential dwellings to the
         northwest (refer Figure 1).

         The Noosa Springs Golf and Spa Resort is about a 30 minute drive from the Sunshine Coast
         Airport.


         Background

         The existing Noosa Springs Golf and Spa Resort development is but one part of the Noosa Springs
         development. It is comprised of a number of development precincts under a former Special
         Facilities Zone with a Plan of Development (POD), which was established in about 1993, under a
         superseded planning scheme (the then Schedule to the Planning Scheme 1985 and the 1997
         Strategic Plan). The Special Facilities Zone was also obtained under the superseded Local
         Government (Planning and Environment) Act 1990 and is not a continuing approval under the
         Planning Act 2016.

         The POD comprised a number of development precincts intending to provide for residential
         housing (Precincts A, B, C, D, E1, and E2), sport and recreation facilities (Precinct G), and a Resort
         Hotel (Precinct F).

         Under the POD it was intended to provide long-term permanent residential living in the residential
         precincts. The sport and recreation facilities in Precinct G included the 18 hole championship golf
         course and the other facilities forming the existing Noosa Springs Golf and Spa Resort.
         Importantly, it was always intended to provide short-term visitor accommodation in the form of
         a Resort Hotel within Precinct F, where the “Parkridge Noosa” development is now located (refer
         Figure 1).

         The POD provided for the residential precincts having the following maximum density yields:
            • Precinct A – 76 dwellings units;
            • Precinct B – 90 dwelling units;
            • Precinct C – 180 dwelling units;
            • Precinct D – 168 dwelling units; and



         Noosa Springs Boutique Hotel – GH Australia Pty Ltd                                Page 11

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



             •   Precinct E – 30 dwelling units.
             •   Precinct F - Resort Hotel (200 Rooms), restaurants and cafes.

         The total number of multiple dwellings allowed under the POD was 544, excluding the 200 room
         Resort Hotel, with an ability to provide a greater or lesser number of dwelling units in any one
         precinct provided the maximum number of dwelling units was not exceeded. The Resort Hotel
         development comprising 200 rooms was separate to the multiple dwelling component intended
         to provide purely visitor accommodation, with conference and other resort facilities. It was the
         multiple dwellings under the POD that provided for permanent residential living.

         The Noosa Springs development as a whole has been established for many years having been
         progressively developed in a stage manner. The development of Noosa Springs development
         provides for the following yields:

              Precinct          Multiple Dwellings
              A1 +A2                    59
              B1 + B2                   85
                 C                      61
                 D                      68
                 E1                     42
                 E2                     39
                  F                    145
                  J                     27
               Total                   526

         It is noted that Precinct J known as “The Oasis” was not part of the original POD. More recently to
         the south of the subject land and within former Precincts F and E2, the “Parkridge Noosa”
         residential development has been mostly constructed which consists of 145 multiple dwelling
         units and 39 multiple dwelling units within Precinct E2. Precinct F also formerly provided for a
         theatre, restaurant, small shops, and small function rooms.

         Effectively, the total number of multiple dwelling units provided generally within Noosa Springs
         is 526 which remains below the maximum number allowed under the original POD, which was
         544. The relevance of this is only in terms of background information which informs the
         anticipated and constructed infrastructure capability.

         At the time the POD was approved it was expected the infrastructure provided would cater for
         544 dwelling units and the 200 room Resort Hotel. The above figure of 526 dwelling units does
         not include the 200 room Resort Hotel development originally proposed, which is a different form
         and type of development, but was expected to form part of Noosa Springs development as a
         whole.

         “Parkridge Noosa” Development


         The “Parkridge Noosa” development is located within the former Precinct F, the site being an
         abandoned former quarry (refer Figure 1). The “Parkridge Noosa” development has recently been


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         completed and provides for 155 Multiple Dwelling Units and Associated Facilities - Theatre,
         Restaurant, Shops & Function Rooms (refer Figure 2). The development is constructed to the
         south of the proposed development, being up to three storeys in height and constructed in part
         along the ridgeline, running north south and presenting directly towards Lake Weyba.




         Figure 2 – Perspective of the Parkridge Noosa development (source: “Parkridge Noosa” web page)

         The application for the “Parkridge Noosa” development was made under a superseded planning
         scheme. The use applied for was Multiple Dwelling, which stated … any premises used or intended
         for use for 3 or more dwelling units. A dwelling unit was defined as … a building or part of a building
         used or intended for use as a self-contained dwelling place for the exclusive use of one family.

         The approval predated the Noosa Plan 2006, which provided for a separate visitor accommodation
         use; however, this land was included within the Semi-Attached Housing Zone at that time. Under
         the more recent Noosa Plan 2020, the use of the dwelling units for Short-term accommodation,
         including Airbnb and Stays, would require a separate development approval; however, condition
         4 of the development approval (132005.1133.6) provides for the use of the dwelling units for
         visitor accommodation. Despite this, unless restricted by a condition of approval, the multiple
         dwelling units within the “Parkridge Noosa” development could be used for either permanent
         residential living and or visitor accommodation. The dwelling units within the “Parkridge Noosa”
         have been constructed and separately titled, which means the dwelling units can be owned and
         used as a principal place of residence.

         While some owners might choose to use their dwelling units for visitor or short term
         accommodation, this would fall well short of the community benefit expected to be offered by a
         Resort Hotel development within former Precinct F, as originally intended.

         It is noted the current Noosa Plan 2020 includes this land (Precinct F) in the Tourist
         Accommodation Zone, which intends that the land be used for tourist accommodation purposes.
         In fact, the Noosa Plan 2020 specifically identifies this land to be protected for the purpose of a
         Resort Complex or short-term accommodation to the general exclusion of permanent residents,
         which now cannot be realised1. Part of the subject land is also included within the Tourist
         Accommodation Zone, which is also intended for tourist accommodation2 (discussed below).



         1 Tourist Accommodation Zone Code, Table 6.3.4.3, PO7(f), page 3
         2 Tourist Accommodation Zone Code, Table 6.3.4.3, PO7(m), page 3




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         Condition 4 of the development approval (132005.1133.5) over Precinct F for “Parkridge Noosa”
         states:

         The ancillary shop, restaurant/cafe, multi-function room, gym and other ancillary facilities shall be
         operated and maintained as a Resort. A letting pool service promoting and managing short term
         accommodation must also be established on site and made available to all owners of multiple
         dwelling units. The community management statement for any or all bodies corporate having
         control of the Resort or any part thereof shall incorporate this condition. Where the development is
         staged, the common resort facilities must be completed and operational as part of the first stage or
         after construction of the 64th Unit.

         While the above condition has been imposed on the development approval, there is effectively
         no requirement for the dwelling units to be used only for visitor accommodation. From a town
         planning perspective, “Parkridge Noosa”, while a quality development, will not deliver the short
         term visitor accommodation expected under the former Noosa Springs POD or under the current
         Noosa Plan 2020.

         The “Parkridge Noosa” development is located on an elevated part of the existing Noosa Springs
         development to the south and west of Noosa Springs Drive. The existing multiple dwellings are
         contained in a number of buildings spread across and below the ridgeline with the more elevated
         dwelling units mostly protruding above the tree line and having direct views of Lake Weyba.

         In terms of elevation, the highest building within the “Parkridge Noosa” development to the north
         has a reduced level (RL) of 44.40 (AHD) whereas the highest building within the proposed
         “Boutique Hotel” development is RL 41.17m (AHD) (refer, Figure 3, below).




         Figure 3 – Comparison of Building heights


         Development Proposal

         The proposed development provides for a “Boutique Hotel” over part of the subject land as shown
         in Figure 4, below. It is intended that the “Boutique Hotel” provide high quality visitor


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         accommodation integrated with the existing Noosa Springs Golf and Spa Resort facilities and
         infrastructure on the subject land. A copy of the proposal plans is provided as Attachment 1A. A
         copy of the Architect’s Design Statement is provided as Attachment 1B.

         The proposed “Boutique Hotel” will be a purpose built, luxury hotel. It will be the first purpose
         built hotel in the Noosa area since the “Sofitel” was originally built in Hastings Street in 1989.

         The proposed “Boutique Hotel” will provide the following features:
            • 112 luxury hotel rooms, including:
                   o 104 standard rooms (34m² - each);
                   o 6 suites (68m² - each);
                   o 2 presidential suites (102m² - each);
            • Two resort pools;
            • Outdoor fire pit seating area;
            • Café & restaurant (with seating for 96 people);
            • Bar area (with seating for 26 people);
            • Hotel lobby area;
            • Covered parking area;
            • Guest waiting area; and
            • 3 new tennis courts.




         Figure 4 – Site Plan (refer Attachment 1)

         The design of the “Boutique Hotel” provides for strong integration with the existing Noosa Springs
         Golf and Spa Resort facilities including the fitness centre and 25m heated lap pool, day spa, three
         tennis courts, 18 hole championship golf course, club house with shop, restaurant, meeting and
         conference rooms, function, and outdoor terrace areas.



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         The shared lawn area with the Day Spa has potential to operate as a wedding venue. Beyond
         weddings, the combination of accommodation rooms, function areas and support infrastructure
         (i.e. restaurant, bar and kitchen) also means that the “Boutique Hotel” would be able to host a
         range of other social events and celebrations, including business conferences.

         The proposed “Boutique Hotel” has the following development parameters:
            • Site Area – 38,024m²;
            • Site Cover:
                   o Proposed New Hotel – 9.57% (3,640m²);
                   o Existing Club House – 4.836% (1,839m²);
                   o Existing Day Spa – 3.44% (1,308m²);
                   o Total Site Cover – 17.84% (6,787m²); and
            • Proposed Gross Floor Area (GFA) – 7,031m².

         The proposed development also seeks to undertake some renovations to the existing kitchen
         facilities within the Club House in order to service the proposed “Boutique Hotel”. The kitchen
         expansion comprises about 105m² of GFA, which is included in the total GFA calculation above.
         Once approved, there will be a need to amend the current development approval (17380 DA) for
         consistency with the current proposal.

         The existing carpark provides for 220 spaces, including 3 disabled parking spaces (PWD). The
         following carparking areas are being provided with the proposed development:
             • Upper carpark area – 83 spaces;
             • Mid carpark area – 66 spaces;
             • Lower carpark area – 49 spaces;
             • Club loading area – 6 spaces;
             • Overflow North – 19 spaces;
             • Overflow East – 15 spaces; and
             • PWD – 7 spaces throughout.

         (Refer Site Plan – Figure 4, above and Attachment 1)

         The total number of parking spaces provided is 238, plus 7 PWD spaces giving a total of 245
         spaces within the site. The proposed development will also operate with a number of alternative
         transport initiatives provided including provision of mopeds, electric bikes and scooters and will
         provide a shuttle bus. The proposed car parking also includes 61 undercover spaces on the Mid-
         carpark area with the roof being comprised of solar panels with provision for a 100 kilowatt
         system, which forms part of the sustainable development initiatives for the proposed
         development.

         The main entry and access from Resort Drive to the north is being maintained with an existing
         access and service road is being maintained to the south and extending above the club house,
         which is the current back of house. One additional access is being proposed from Resort Drive to
         the east; however, this access is for an overflow parking area (Overflow East 15 spaces), which will
         not be utilised until required, being more removed from the Resort Complex. It is highly likely that
         the parking area will mostly be used by staff during busy periods and can be managed in this
         manner.



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         The built form (discussed below) is comprised of five buildings compartmentalised and connected
         that step up the slope. The height of the proposed buildings is three storeys; however, the
         buildings are integrated within the site and the existing tree line. While the buildings are three
         storeys in height, they present as two storeys to the road frontage when viewed from Resort Drive.
         The height and arrangement of the buildings on the site is necessary because of the site
         constraints, and because there is a need to provide efficient and cost effective servicing of rooms,
         as an integrated development given the nature of the use. Further advice about the need for
         integration of the proposed “Boutique Hotel” is provided in the Development Report by GH
         Australia provided as Attachment 2.

         The site incorporates what is expected to be a remarkable resort lagoon style pool, this being the
         centre attraction of the “Boutique Hotel”. The buildings have been strategically placed and
         arranged around this central pool and landscaped attraction. To the north of the lagoon pool area
         are three new tennis courts to replace the existing four tennis courts on the site.

         It is noted the applicant made a submission to the Draft Noosa Plan 2020. The purpose of the
         submission was to provide the planning merit of including the subject land within the Tourist
         Accommodation Zone. As a result of the submission part of the subject land was included within
         the Tourist Accommodation Zone as shown in Figure 5, below. The applicability of the zoning
         under the Noosa Plan 2020 and how it relates to the proposed development is discussed further
         below.




                                                                                          Subject Site



                                                                                                 “Parkridge Noosa”




         Figure 5 – Current Zoning Noosa Plan 2020 (Source: Noosa Council interactive mapping)




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         As part of the application material, Lucid Economics has prepared the Noosa Springs Luxury Hotel
         Impact Assessment Report (IAR) (refer Appendix A). Lucid Economics has advised that the
         Tourism Strategy Noosa 2017-2022 provides guidance and direction for the activities of Tourism
         Noosa in terms of destination management.

         The Strategy acknowledges a ‘lack of availability of short-term room stock’ as well as a ‘lack of
         large conference facilities with high-quality brand association and occupancy availability’. The
         Strategy further recognises the importance of increasing the accommodation supply as it
         identifies a ‘game changer’ as being ‘constantly improving and evolving accommodation’.

         The IAR states:

         The Noosa Springs Luxury Hotel aligns strongly with the Tourism Strategy Noosa 2017-22 as it is
         clearly focused on high-yield visitors and delivering additional hotel room stock to ease the existing
         shortage. The hotel will provide a world-class accommodation experience and further support
         Noosa’s brand of luxury and high-end experiences. Furthermore, the facility has been designed to
         complement the existing function space, which can cater for up to 200 people. As the development
         is located at Noosa Springs, it will contribute to spreading the benefits of tourism across the Noosa
         region.


         State Planning Regulations

         Under part 2.1 of the Noosa Plan 2020, it is advised that the planning minister is satisfied that the
         State Planning Policy (SPP) dated July 2017 is appropriately integrated into the planning scheme
         in the following ways:
             • Liveable communities and housing
             • Housing supply and diversity
             • Liveable communities
             • Economic growth
             • Agriculture Development and construction
             • Mining and extractive resources
             • Tourism
             • Environment and heritage
             • Biodiversity
             • Coastal environment
             • Natural hazards, risk, and resilience in part
             • Cultural heritage
             • Water quality
             • Safety and resilience to hazards
             • Emissions and hazardous activities
             • Infrastructure
             • Energy and water supply
             • Infrastructure integration
             • Transport infrastructure; and
             • Strategic airports and aviation facilities.




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         Under part 2.1.1, it is stated that the State interests of the SPP not integrated or partly integrated
         include:
             • Natural hazards, risk and resilience coastal hazards in part relating to development in the
                erosion prone area (as shown on the SPP interactive mapping system) will be subject to
                assessment against the assessment benchmarks – natural hazards, risk, and resilience
                within the State Planning Policy.

         The subject land is not located within the erosion prone area and therefore does not need to be
         considered in the assessment. Other hazard assessment mapping and the associated State
         interests are appropriately reflected in the Noosa Plan 2020, including bushfire hazard assessment
         and flooding.

         Under part 2.2 Regional Plan, the planning minister has identified the planning scheme
         appropriately advances the South East Queensland Regional Plan 2017 (SEQRP) as it applies to
         the planning scheme area. The aspects of the SEQRP appropriately integrated into the planning
         scheme include:
             • Growth
             • Prosperity
             • Connectivity
             • Sustainability; and
             • Liveability.

         The subject land is included within the Urban Footprint. Further, the proposed development is for
         an urban purpose and therefore is consistent with the SEQRP.

         Given the State interests under the SPP and SEQRP have been incorporated into the Noosa Plan
         2020, there is no need to consider the mapping or the applicable assessment benchmarks in the
         assessment.

         Referral to State Agencies


         Under the State Development Assessment Mapping (refer Figure 6, below) the subject site has
         the following designations:
             • within the Urban Footprint under the SEQRP;
             • partly contains Regulated Vegetation Category A or B that is of least concern; and
             • partly within a Core Koala Habitat Area, but importantly not within a Koala Priority Area.

         Under Schedule 10 of the Planning Regulation 2017, the following referrals are required:
            • Infrastructure related referral – State Transport infrastructure generally, exceeding the
                threshold for an Accommodation activity for a Resort Complex exceeding 75 people for
                a Local Government 2 Area (Schedule 10, part 9, Division 4 and Schedule 20); and
            • Development within a Koala Habitat Area but not within a Koala Priority Area (Schedule
                10, part 10, Division 3).

         It is noted the area of the subject land is less than 5ha in area (about 3.8ha) and therefore the
         proposed development is not required to be referred because of the clearing of native vegetation.



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         With respect to the Koala Habitat Area the relevant provisions under State code 25 – Development
         in SEQ koala habitat areas is to be assessed by Noosa Council.




         Figure 6 – DA Mapping Designations (Source DA Mapping interactive web page)

         With respect to the infrastructure relate referral, a copy of the application is to be referred to the
         State Assessment Referral Agency (SARA), along with an assessment against State code 6 –
         Protection of State transport networks. A copy of the relevant State Development Assessment
         Provisions (SDAP) is provided as Attachment 3.

         The site also contains a number of easements, the most relevant being Lot U on SP140492 which
         is an electricity supply easement at the southern end of the Club House. Consequently, under
         Schedule 10, Part 9, Division 2, Table 2, the application is also to be referred to Energex.


         Noosa Plan 2020

         Land Zoning
         Under the Noosa Plan 2020, the subject site is located within the Tourist Accommodation Zone
         and the Recreation and Open Space Zone (refer Figure 5, above). A more detailed zoning plan
         relevant to the proposed Site Plan is provided as Figure 7, below. This plan shows the relationship
         between the zoning on the land and the existing facilities and the proposed “Boutique Hotel” as
         an integrated development.

         The proposed “Boutique Hotel” is defined as a Resort Complex under the Noosa Plan 2020. A
         Resort Complex means:

         Using a premises for:




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             a) tourist and visitor accommodation that includes integrated leisure facilities (examples of
                integrated leisure facilities — bars, meeting and function facilities, restaurants, sporting and
                fitness facilities) or;
             b) staff accommodation that is ancillary to the use in paragraph (a); or
             c) transport facilities for the premises (a ferry terminal or air service, for example)




         Figure 7 – Zoning under the Noosa Plan 2020 overlain on the proposed Site Plan

         The other uses being applied for include a Food and Drink Outlet for the proposed café and bar
         area as well as Outdoor Sport and Recreation for the proposed three tennis courts.

         Under the Table of Assessment for the Tourist Accommodation Zone (Table 5.5.4), a Resort
         Complex is a consistent use; however, is subject to impact assessment. Under the Table of
         Assessment (Table 5.5.16) for the Recreation and Open Space Zone not surprisingly a Resort
         Complex is an inconsistent use and subject to impact assessment.

         The proposed Food and Drink Outlet is ancillary to the Resort Complex and will primarily be used
         by guests of the “Boutique Hotel”; however, the Council has insisted that this ought to be treated
         as a separate use. While the proposed tennis courts will also form part of the Resort Complex, the
         tennis courts will be used independently by third parties, such as members, Noosa Springs
         residents and for tennis coaching and lessons, as is currently the case. The Outdoor Sport and
         Recreation use is a consistent use in the Recreation and Open Space Zone. The application as a
         whole is subject to impact assessment.

         It is noted a portion of the proposed Resort Complex is located within the Tourist Accommodation
         Zone as shown in Figure 7, above. It is also noted under the Table of Assessment for the Open
         Space Recreation Zone, some related uses such as Nature-based tourism and a Tourist park are
         consistent uses in this zone, which are uses to be enjoyed by visitors to the Noosa area.




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         Overlay Mapping
         The most relevant overlay maps that apply to the subject land include:

             •   Biodiversity, waterway, and wetlands;
             •   Bushfire hazard area;
             •   Landslide hazard area; and
             •   Land subject to acid sulfate soils.

         Extracts of the most relevant overlay maps are provided in Table 1, at the end of the report.

         Other overlay maps that apply include – Land subject to acid sulfate soils, over the lower portion
         of the site, being Area 2 – 5 metres AHD to 20 metres AHD. While the site is potentially affected
         by acid sulfate soils this is traditionally an engineering matter that can be dealt with by conditions
         to ensure there is no environmental harm caused. An assessment of the application against the
         Acid Sulfate Soils Overlay Code will be provided with the further application for operational works.

         Relevant Provisions

         Being subject to impact assessment, the proposed development is to be assessed against the
         whole of the planning scheme. The most relevant assessment benchmarks include:
             • Strategic Framework;
             • Noosa Heads Local Plan Code;
             • Tourist Accommodation Zone Code;
             • Open Space Recreation Zone Code;
             • Visitor Accommodation Code; and
             • Business Activities Code.

         The most relevant overlay codes include:
            • Biodiversity, Waterways and Wetlands Overlay Code; and
            • Bushfire Hazard Overlay Code; and
            • Landslide Hazard Overlay Code.

         The most relevant development codes include:
            • Driveways and Parking Code;
            • Sustainable Building Design Code;
            • Earthworks Code;
            • Landscaping Code;
            • Waste Management Code; and
            • Water Quality and Drainage Control Code.

         These assessment benchmarks are addressed below.

         Assessment Framework
         Under section 45(5) of the Planning Act 2016, an impact assessment is … an assessment that –
            (a) must be carried out –



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                    i.  against the assessment benchmarks in a categorising instrument for the
                        development; and
                   ii.  having regard to any matters prescribed by regulation for this subparagraph; and
             (b) may be carried out against, or having regard to, any other relevant matter, other than a
                 person’s personal circumstances, financial or otherwise.

         Examples of another relevant matter:
            • a planning need;
            • the current relevance of the assessment benchmarks in the light of changed circumstances;
               and
            • whether assessment benchmarks or other prescribed matters were based on material errors.

         Under part 5.3.3 of the Noosa Plan 2020, an impact assessable development:
            a) is to be assessed against the identified assessment benchmarks in the assessment
               benchmarks column (where relevant);
            b) is to be assessed having regard to the whole of the planning scheme, to the extent relevant;
               and
            c) is to be assessed against any assessment benchmarks for the development identified in
               section 30 of the Regulation.

         Strategic Framework
         Under part 3.3.1 Settlement, the strategic outcomes at (b), state:

         Urban development is consolidated and confined to urban areas within Urban Boundaries. These
         boundaries are defined to maintain the distinct character of individual communities; avoid
         biophysical constraints and natural hazards; protect environmental values and landscape features;
         protect natural resources and quality farming land; and plan for the effective and efficient delivery
         of infrastructure and services. The boundaries also reflect the outcomes of detailed local
         investigations.

         Under part 3.2.2 A well-managed and sustainable Noosa, refers to Noosa’s values, principles, and
         the long term approach to planning. It is stated amongst other things that … the established Urban
         Boundaries define the extent of land for urban development in Noosa Shire and hence land for new
         greenfield development on undeveloped land remains limited. Consequently, most development and
         redevelopment will occur within existing urban areas. This will encourage underutilised land to be
         used more efficiently. It will lead to more efficient use of existing infrastructure and a more compact
         urban form to help reduce car usage. Environmental impacts will also be minimised.

         This planning scheme seeks to maintain Council's long standing commitment to a sustainable
         population and well managed growth through firm Urban Boundaries, development densities and
         building heights. Unrestrained and unplanned development is resisted in Noosa Shire. Any
         unanticipated development requires demonstration of a high level of community need.

         Under the zoning plan (Figure 5, above) the part of the subject land included in the Tourist
         Accommodation Zone which is included within the Urban Boundary; however, the remainder of
         the land that is included in the Recreation and Open Space Zone is outside of the Urban Boundary.
         Consequently, part of the proposed “Boutique Hotel” is located outside the Urban Boundary,


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         however, is to be integrated with the existing Noosa Springs Golf and Spa Resort facilities and
         infrastructure. For reasons explained below, there is a strong community need for the proposed
         development in this location and in the Noosa Heads locality more generally. The subject land is
         currently underutilised, and the proposed development makes for efficient use of the existing
         infrastructure and services.

         Under part 3.2.1 Regional Context it is stated that … Noosa Shire forms the northern extent of the
         Sunshine Coast within the greater region of South East Queensland (SEQ). It is the gateway between
         SEQ and the coastal and regional centres of the Great Sandy Region.

         The Shire serves as a domestic and international tourism destination with particular emphasis on
         nature based recreation opportunities. Tourism and retail are significant contributors to the local
         and regional economy, and these provide a strong platform of leverage for other parts of the
         economy.

         Noosa Shire has an estimated residential population of 55,873 (as at June 2019) which swells
         considerably during holiday periods to well over 70,000 people. Noosa's high visitor numbers and
         dispersed, low density settlement pattern put pressure on the local road network. This requires local
         and regional transport solutions that prioritise public transport, cyclists and pedestrians over cars
         and improved accessibility for local communities and key workers.

         Under part 3.2.2 - A well-managed and sustainable Noosa Shire, it is stated that … Noosa Council
         has consistently taken a long term planning approach to sustainable planning. It is this long term
         approach that has ensured that the community's values and principles are not diminished by
         unintended development decisions.

         Under the heading Economy, it is stated that … Noosa’s current economy relies significantly on the
         tourism, retail, health, and construction sectors.

         The Local Economic Plan aims to do this via growth in the ‘smart’ industry sectors that offer high
         economic value and low environmental impact. These sectors include sustainable tourism,
         healthcare and wellness, the digital economy, environmental industries, rural enterprises, creative
         industries, professional services, and education and training. The South East Queensland Regional
         Plan 2017 sets a projected employment target of 11,000 new jobs across all sectors in Noosa Shire
         by 2041.

         Under part 3.2.4 - Housing to meet diverse needs of the community, it is stated that … given Noosa
         Shire's popularity as a destination for visitors, accommodation is under increasing pressure from
         both residents and guests. Visitor accommodation areas at Noosa Heads, Noosaville and Noosa
         North Shore are protected for visitors to the exclusion of permanent occupants. The limited number
         of sites available for new resort development is protected for this purpose. Conversely,
         neighbourhoods of permanent residents are protected from influxes of short term visitors whose
         interests and priorities are not compatible with residential amenity. (emphasis added)

         Under Tourism, it is stated … Tourism is a key sector of the Noosa economy and will continue to be
         so into the future. Key visitor areas include Hastings Street, Gympie Terrace, Noosa River, Tewantin




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         Marina, Noosa National Park, Sunshine Beach, Peregian Beach, Noosa North Shore and the
         hinterland.

         Under part 3.2.9, it is stated the … Noosa Local Economic Plan aims to broaden the economic
         structure of the local economy by achieving growth in 'smart' industry sectors that offer high
         economic value and low environmental impact. Sustainable tourism is supported as an ongoing
         economic driver. However, encouraging and developing new priority sectors is required to develop
         an economy less reliant on tourism and population driven industries. The priority sectors are
         identified as:
             • Health and wellness (including, but not limited to, aged care facilities and services)
             • Digital economy
             • Rural enterprise
             • Environmental industries
             • Education and training
             • Tourism
             • Professional services
             • creative industries (emphasis added)

         Under 3.3.1, the Strategic outcomes for settlement by 2041, at (n) states … Noosa continues to be
         a highly regarded destination for visitors from around Australia and overseas. Varying types of
         accommodation and services cater for visitor needs.

         Under part 3.3 Strategic Outcomes and part 3.3.1 Settlement, the strategic outcomes for
         settlement by 2041 include:
             m) …
             n) Noosa continues to be a highly regarded destination for visitors from around Australia and
                overseas. Varying types of accommodation and services cater for visitor needs.
             o) …
         (emphasis added)

         Under part 3.3.3 Housing Choice, the strategic outcomes for housing choice by 2041 are:
            m) The planning scheme protects areas for visitor accommodation where a range of
               accommodation styles support the local tourism Industry.
            n) Neighbourhoods of permanent housing are protected from short term visitor
               accommodation that would impact on the amenity enjoyed by residents, however residents
               may share their home with guests in a well-managed fashion to limit potential impacts.
               (emphasis added)

         Under part 3.3.4 Biodiversity and Environment, the most relevant strategic outcomes include:

             a) …
             b) The natural environment is protected and enhanced to maintain and improve biodiversity,
                ecological processes, native habitat, connectivity, native species health, landscape character
                and scenic amenity.
             c) …
             l) Koala habitat and connectivity is maintained and improved contributing to the long term
                health and recovery of koala populations across the Noosa Shire and SEQ.



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             m) Safe movement of koalas through koala habitat, including within urban and rural residential
                areas, is facilitated by incorporating appropriate koala friendly development design
                measures, fauna fencing and fauna movement devices.
             n) …
             o) …
             p) Adverse impacts from development on biodiversity, ecosystem health, ecological processes,
                soil, air and water quality are avoided. Where avoidance is not practicable, adverse impacts
                are minimised or mitigated and it is demonstrated that:
                   i.     on the balance of social, economic and environmental considerations, the
                          development is in the interests of the community; and
                  ii.     any adverse impacts incurred are compensated by suitable habitat replacement and
                          replanting on site in the first instance or in a way that results in a net gain and
                          enhancement of the overall habitat values of the Noosa Shire.

         While the subject site is not included wholly with the Tourist Accommodation Zone, the Noosa
         Local Plan (part 3.2.6) identifies that tourism in the Noosa Heads locality is a key aspect of the
         local economy which is sought be protected and encouraged. Particular sites such as the subject
         land have been designated for tourism purposes in the form of a Resort Complex or Short-term
         Accommodation (part 3.3.3(m)). The proposed development will be a significant contributor to
         the local economy, which is discussed in more detail below.

         Under part 3.2.6 of the Strategic Framework, the proposed development is consistent with the
         Local Economic Plan to provide for growth with uses that offer a higher economic value and where
         having a low environmental impact. The proposed development contributes to achieving the
         outcomes sought under the SEQRP, which sets a projected employment target of 11,000 new jobs
         across all sectors in Noosa Shire by 2041.

         It is recognised (part 3.2.4) that Noosa Shire's popularity as a destination for visitors, residential
         accommodation is under increasing pressure from both residents and visitors. Visitor
         accommodation areas in Noosa Heads, Noosaville and Noosa North Shore are sought to be
         protected for visitors to the exclusion of permanent residents.

         There are limited number of sites available for new resort development that are protected for this
         very purpose (discussed below). This forms part of the long term planning strategy to protect
         permanent residents from influxes of short term visitors whose interests and priorities are not
         compatible with residential amenity (part 3.3.3(n)). The proposed development is partly located
         within a designated tourism area, which provides support for the purpose built high quality visitor
         accommodation that is removed from permanent residents in Noosa Springs (discussed further
         below).

         The proposed development is consistent with the principles of maintaining sustainability and
         having low environmental impact. It is acknowledged that the proposed development will result
         in the removal of some koala habitat; however, the impact upon the NJKHTs has been minimised
         with an environmental offset to be provided. It is expected that the environmental offset will
         compensate by providing suitable habitat replacement resulting a net gain in a location that is
         not isolated and disjointed which is the case for the subject land (part 3.3.4(p)).




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         The site is well located in Noosa Heads, which is a highly assessable and well regarded destination
         for visitors from around Australia and overseas (part 3.2.1). Varying types of accommodation and
         services to cater for visitor needs is recognised, which includes the provision of high quality visitor
         accommodation such as that being proposed. Further, the incorporated planning strategies under
         the planning scheme seek to protect particular areas for visitor accommodation and provide a
         range of accommodation types and styles to support the local tourism industry. Further, ensure
         that neighbourhoods of permanent housing are protected from short term visitor
         accommodation that would impact on the general amenity enjoyed by residents.

         Having regard to the advice provided by Lucid Economics (refer Appendix A) … the proposed
         development will provide considerable capacity to attract high yield/high spending visitors and
         would represent one of the most significant investments in tourism product over the last decade. In
         order to grow as a destination, Noosa requires new tourism investment into facilities and amenity.
         Further, the proposed development … addresses a significant lack of luxury, full-service hotel
         product in the Noosa region. Currently, there is only one property (out of 158) that provides a luxury,
         full service hotel experience (i.e. Sofitel Noosa Pacific Resort). Furthermore, Noosa suffers from a
         shortage of short-stay accommodation rooms and a chronic shortage of high-end, luxury
         accommodation3.

         While the proposed development is partly located within the Recreation and Open Zone, there is
         a significant need for additional high end luxury visitor accommodation choices within the Noosa
         area which is suffering from a significant shortage of luxury short-stay visitor accommodation
         (discussed further below). There is a strong community need for the proposed “Boutique Hotel”
         which is well located within the existing Noosa Springs Golf and Spa Resort and will complement
         the existing facilities, make efficient use of existing infrastructure, with the site being specifically
         identified for a Resort Complex. Further, the proposed development will not cause any
         unacceptable impacts on the environment, the existing residential amenity of the locality, the
         visual and landscape amenity, trunk infrastructure or the local road network.

         The proposed development is consistent with the higher order planning outcomes sought under
         the Strategic Framework.

         Noosa Heads Local Code

         The following overall outcomes under the Noosa Heads Local Plan are most relevant to the
         assessment:
             (a) …
             (b) Development is limited to land within the urban boundary to protect and reinforce the
                 character and identity of Noosa Heads, provide efficient provision of infrastructure and
                 services, avoid constrained land and protect the surrounding significant environmental
                 areas.
             (c) …
             (d) …




         3 Economic Impact Assessment, part 6, page 24




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             (e) Development, through its design and siting, reinforces the correlation between the natural
                 and built character of the area by development sitting lightly in the landscape, being
                 responsive to the topography and protecting views to or from important landscape features.
             (f) …
             (g) …
             (h) Development is of a high design quality, incorporating low rise contemporary subtropical
                 building and landscape design that emphasises the casual, outdoor lifestyle.
             (i) …
             (j) 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.
             (k) …
             (l) …
             (m) …
             (n) …
             (o) …
             (p) Residents of Noosa Heads enjoy high levels of residential amenity and convenience to urban
                 services and recreational opportunities.
             (q) …
             (r) …
             (s) …
             (t) Noosa Heads is the principal focus for visitor accommodation and services in Noosa Shire as
                 demonstrated by:
                     a. Hastings Street serving as a major visitor centre; and
                     b. Resorts located at Morwong Drive, Noosa Drive, Quamby Place, Serenity Close,
                         Sanctuary Drive, Little Cove, Noosa Hill, Noosa Springs and Noosa Sound.
             (u) Development in the Tourist accommodation zone is for visitor accommodation and
                 associated uses that serve visitors concentrated in areas close to Hastings Street and Noosa
                 River and in designated resorts.
             (v) …
             (w) A variety of high-end visitor accommodation, retailing and dining uses incorporate
                 indoor/outdoor spaces creating active frontages from early morning to late evening.
             (x) …
             (y) The Noosa Heads locality provides a range of community and sports and recreational uses
                 which support both residents and visitors.

             Having regard to the overall outcomes above, the following comments are made:
                a) while part of the development extends beyond the urban boundary, it is within the
                    Urban Footprint under the SEQRP, and there is a strong community need for the
                    development in this location. The development is consistent with the intended built
                    form character and identity of Noosa Heads. The built form is compartmentalised
                    within five buildings that step up the slope, with varying roof heights, all of which are
                    located below the existing tree line. The design incorporates roof overhangs and open
                    balcony areas and makes use of some light weight building elements (OO(b));
                b) the development through its design and siting will sit comfortably in the existing
                    landscape and is responsive to the topography and setting by being integrated with




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                      the landform. Further, will protect views to and from important landscape features such
                      as Lake Weyba and Weyba Creek (OO(e));
                 c)   the development is of a high quality design, incorporating low rise contemporary
                      subtropical building elements and landscape design that emphasises the casual,
                      outdoor lifestyle (OO(h));
                 d)   the proposed design has a strong relationship with the outdoors with the use of
                      natural materials, verandah, and open deck areas, glazing and orientation towards the
                      central lagoon pools and public open space areas around the frontage of the site
                      (OO(j));
                 e)   the residential amenity of the Noosa Heads locality will not be compromised by the
                      proposed tourist development, which is conveniently located close to urban services
                      and recreational opportunities within the Noosa area more generally (OO(p));
                 f)   the proposed development is consistent with Noosa Heads being the principal focus
                      for visitor accommodation and services in the Noosa area, being located within Noosa
                      Springs and relatively close to Hastings Street and Main Beach, which is the primary
                      designation for visitor accommodation and services (OO(t));
                 g)   the proposed development is partly located within the Tourist Accommodation Zone
                      and will specifically provide for visitor accommodation and associated uses (OO(u));
                 h)   the proposed development will provide for high-end visitor accommodation and
                      dining areas, makes use of indoor and outdoor spaces creating active frontages within
                      the Resort Complex which is reasonably expected in this location (OO(w));
                 i)   the proposed visitor accommodation will support and is complimentary to the existing
                      18 hole championship golf course, tennis courts and day spa as an integrated
                      development (OO(y)); and
                 j)   the location of the development provides ease of access and convenience to
                      significant open space and outdoor recreation areas including the natural features of
                      the local beaches and bays, the Noosa River and Noosa National Park (OO(z)).

         With respect to the most relevant performance outcomes, the following comments are made:

             •   PO1 – the proposed development will enhance the role of Noosa Heads as the principal
                 focus for visitor accommodation and services in Noosa Shire with the proposed
                 development having a reasonable level of accessibility to outdoor recreational pursuits
                 and urban services;
             •   PO3 – the proposed development will contribute to and maintain the establishment of
                 attractive streetscapes to enhance the character of Noosa Heads with the retention of
                 existing vegetation around the perimeter of the site;
             •   PO4 - the proposed development will not have an impact upon the visual amenity and
                 character of the surrounding major road network or entrance roads being centrally located
                 within Noosa Springs;
             •   PO5 – where possible the proposed development retains some of mature trees and
                 character vegetation which contributes to the vegetated backdrop, character, and habitat
                 values of the local area. In particular the proposed built form is positioned and located
                 below the tree line;
             •   PO6 – the proposed development retains significant views and vistas contributing to the
                 setting and character of the local plan area and will not adversely impact upon the views
                 of Lake Weyba or Weyba Creek (discussed further below);



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             •   PO7 – the proposed buildings, structures and landscaping are integrated with the natural
                 landscape as much as possible and will reflect the hillside character and setting of the local
                 area in terms of the form, composition, and protection of neighbourhood amenity:
                     o AO7.1 – 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 which do not adjoin, surrounding
                         spaces including the streetscape or the skyline;
                     o AO7.2 – the buildings and structures have a scale and building height consistent
                         with development on the surrounding land with the “Parkridge Noosa”
                         development to the south being predominantly three storeys in height located
                         across the ridgeline;
                     o AO7.3 – the proposed buildings and structures will preserve the amenity of
                         adjoining land and will not impact upon sunlight to neighbouring properties;
                     o AO7.4 – the proposed development respects the scale of surrounding vegetation
                         being below the tree line (discussed further below) and provides for the retention
                         of some vegetation where possible, generally around the perimeter of the site. 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;
                     o AO7.5 – the 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;
             •   PO19 – the proposed development is partly located within in the Tourist Accommodation
                 Zone and is for a Resort Complex that will provide visitor accommodation into the future
                 to preserve and support the role of Noosa Heads as the principle tourism focus area; and
             •   PO26 – the proposed development will not have a significant adverse impact upon
                 biodiversity, natural vegetation, native fauna habitat (discussed further below), landscape
                 quality, water quality or cultural heritage values, including:
                     o changes to natural drainage;
                     o disturbance to any wetland system;
                     o the management of bushfire risk;
                     o erosion and the transport of sediments off site;
                     o unmanaged public access; and
                     o changes to fauna habitat and behaviour.

         The proposed development complies with the relevant overall outcomes and performance
         outcomes of the Noosa Heads Local Plan Code. If there is any inconsistency with the assessment
         benchmarks conditions can be imposed. Further, on balance, there are a number of relevant
         matters for which discretion should be granted.

         Tourist Accommodation Zone Code



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         The proposed development meets the purpose of the Tourist Accommodation Zone Code in that
         the proposed development:
             • provides for short term accommodation; and
             • provides for small scale services, facilities, and infrastructure, to support short term
                accommodation as an integrated development on the subject land.

         The following comments are provided about the most relevant overall outcomes:
            • the proposed development will provide for a mix of medium density visitor
                 accommodation in the form of a Resort Complex purely for short term accommodation in
                 the form of 112 accommodation units (OO(a));
            • the proposed development is for visitor accommodation in an urban area which will
                 support the mix of business activities in the locality and will contribute towards creating a
                 vibrant atmosphere and complement and enhance the function and attractiveness of the
                 Noosa Heads locality as a visitor destination. Further, the proposed development will
                 benefit the many cafes, restaurants, entertainment, function facilities and complementary
                 shopping and personal services in the locality that cater to the needs of visitors as well as
                 Noosa residents enjoying these areas (OO(b));
            • the proposed business activities are ancillary to visitor accommodation component and
                 are of a nature and scale that is compatible with the mixed use character and amenity of
                 the area. Further, the scale of the business activities will not compromise the viability of
                 the Noosa Shire centres hierarchy and does not introduce activities at a scale that should
                 be accommodated within a centre (OO(c));
            • the proposed development will contribute significantly to the economy of the Shire
                 through the tourism and hospitality sectors (discussed further below) and is consistent
                 with low impact nature based recreation activities that will utilise existing facilities onsite
                 as an integrated Resort Complex (OO(d));
            • the proposed development is located within an urban area and the proposed development
                 incorporates a high standard of urban and landscape design that creates attractive,
                 functional buildings and places with active and landscaped streetscapes whilst maintaining
                 a human scale at street level by presenting as two storeys to Resort Drive (OO(e));
            • the proposed development incorporates a high level of residential amenity and safety and
                 ensures that there is no unreasonable loss of amenity to surrounding premises (OO(g));
            • the design of development ensures car parking does not visually dominate street
                 frontages by making use of the existing parking already provided for the Noosa Springs
                 Golf and Spa Resort and by providing small and separate overflow parking areas to the
                 east and south that are integrated within a landscape setting. The design provides for well-
                 lit, open, safe, and accessible walking pathways within the Resort Complex. The
                 development will provide electric bicycles and a shuttle bus that will provide for alternative
                 transport options to Hastings Street and other tourist locations within the Noosa area
                 more generally (OO(h));
            • some native vegetation will be retained on the extremities and within the site where
                 possible and within the road reserve to enhance the amenity of the locality. The removal
                 of some remanent vegetation including NJKHTs for which an environmental off-set is
                 being provided to support local wildlife (discussed further below) (OO(k));
            • the development will be supported by appropriate infrastructure and essential services
                 and that will not adversely impact on the continued operation, viability and maintenance




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                 of existing infrastructure or compromise future provision of planned infrastructure, within
                 the Noosa Heads locality (OO(l));
             •   the proposed development responds to land constraints including topography with the
                 built form stepping up the slope and the lagoon pool being located within an already
                 disturbed area of the site. The removal of some remanent vegetation to provide for the
                 relocated tennis courts has been considered by Gondwana Ecology (discussed further
                 below). The risk from bushfire has been considered by Rob Friend and Associates and is
                 minimised (discussed further below). The proposed development will not result in a
                 worsening of flooding impacts off the site which has been considered by Walsh
                 Engineering (discussed below) (OO(m)); and
             •   the proposed development has been designed to respond to the subtropical climate of
                 the Noosa area and maximise energy efficiency and water conservation and be resilient to
                 future impacts of climate change. The proposed development makes use of solar power
                 and the use of water tanks for refilling the lagoon pool (OO(n)).

         The proposed development is consistent with the overall outcomes under the Tourist
         Accommodation Zone Code discussed above.

         The most relevant performance outcomes are discussed below:
            • PO1 – the proposed development provides a focus for visitor accommodation and a range
               of ancillary food and beverage, sporting recreation and other uses forming part of an
               integrated Resort Complex that will contribute positively to the tourism focus within the
               Noosa area;
            • PO2 – the proposed development provides for a range of visitor accommodation activities
               and non-residential uses accommodated in mixed use buildings, integrated with the
               existing Noosa Springs Golf and Spa Resort facilities and activities, which are compatible
               with and ancillary to the predominant functions of the zone intended for visitor
               accommodation;
            • PO3 – the proposed business uses are secondary to accommodation uses and support
               recreational activities and other businesses within the locality without compromising or
               competing with Major Centres or District Centres;
            • PO7 – the proposed development is located on a site that is specifically identified to be
               protected for the purpose of a Resort Complex providing short term accommodation to
               the exclusion of permanent residents (over Lot 4 on SP178340 at 61 Noosa Springs Drive,
               the subject land). The proposed Resort Complex will deliver high quality visitor
               accommodation integrated with the other existing facilities and infrastructure and will
               provide substantial community benefit (discussed further below);
            • PO9 – in terms of building height, the proposed buildings:
                   o are low rise and present a building height lower than the structures on adjoining
                       and surrounding premises, including the “Parkridge Noosa” development, which is
                       also three storeys in height and constructed in a more elevated location than the
                       proposed development (discussed further below);
                   o will not visually dominate the street or surrounding areas generally presenting
                       generally as two storeys to Resort Drive;
                   o will preserve the amenity of surrounding premises including privacy, views, and
                       access to sunlight;




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                     o   will respect the scale of any nearby vegetation by maintaining a vegetated skyline
                         (discussed further below);
                     o responds to the topography of the site with a built form that is compartmentalised
                         and steps up the slope;
                     o has a maximum building height of three storeys which is allowed over that part of
                         the site that is included within the Tourist Accommodation Zone (refer Figure 7,
                         above). The proposed development over the bottom portion of the site marginally
                         exceeds 12m from ground level, which is the allowable height under AO9.1 for the
                         Noosa Heads area (refer Figure 8, below). It is acknowledged that part of the
                         development is located within the Recreation and Open Space Zone where the
                         built form is not expected to exceed two storeys and 8m in height (refer PO15 of
                         the Recreation and Open Space Zone Code – Table 6.6.1.3);
             •   PO10 – in terms of building scale and bulk, the proposed development is of a scale
                 compatible with surrounding development, in particular the adjoining “Parkridge Noosa”
                 development, which is within an elevated location spanning across the ridgeline. The
                 proposed development does not have a bulky appearance when viewed from adjacent
                 properties, roads, or other areas in the vicinity of the site, generally presenting as two
                 storeys when viewed from Resort Drive;
             •   PO11 – in terms of site cover, the proposed development has a site cover of 17.84% this
                 being substantially less than 40% allowed for the Tourist Accommodation Zone. It is
                 accepted that a large portion of the proposed development is included within the
                 Recreation and Open Space Zone; however, despite this, the site cover is not excessive for
                 this location;
             •   PO12 – the development has a plot ratio 0.18 (maximum GFA 7,031m² over the site area
                 of 38,024m²) substantially less than the allowable plot ratio for the Tourist Accommodation
                 Zone being 0.65:1. Again it is accepted that a large portion of the development is included
                 within the Recreation and Open Space Zone; however, the proposed building bulk is not
                 out of character in this location and is integrated within the site;
             •   PO13 – the proposed development has the following building setbacks:
                     o about 4m to the unenclosed outdoor area and 7.6m to 8m to façade for the length
                         of the proposed accommodation units to the east and closest to Resort Drive;
                     o about 17m from the accommodation units closet to Resort Drive to the southeast;
                         and
                     o the tennis courts to the north being setback about 4.5m from Resort Drive;
                     o the proposed development:
                              ▪ will provide a high level of amenity to users of the subject site, with no
                                 adjoining premises, including provision for visual and acoustic privacy
                                 (discussed below);
                              ▪ will not unreasonably obstruct views or cause overlooking of private open
                                 space or habitable areas of adjoining premises;
                              ▪ provides adequate separation with no adjoining land uses;
                              ▪ will preserve existing vegetation that will help buffer the development near
                                 the road frontages;
                              ▪ will allow for open space and landscaping to be provided around buildings
                                 including adequate area at ground level for landscaping with trees, shrubs,
                                 outdoor living, and utilities;




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                              ▪  is consistent with the predominant character of the surrounding area,
                                 maintaining the visual continuity and pattern of buildings and landscape
                                 elements within the street when having regard to the “Parkridge Noosa”
                                 development to the south; and
                             ▪ will protect the natural character and avoid adverse impacts on ecologically
                                 important areas such as the beach, Noosa River, national parks, and other
                                 parklands;
             •   PO14 – the proposed development:
                     o incorporates a high standard of architectural and landscaping design and creates
                         attractive and functional buildings, streets, and places;
                     o the built form addresses and enhances the streetscape by incorporating
                         articulation and individual design elements that add visual interest to the
                         development;
                     o has a form and architectural scale that does not dominate the streetscape or the
                         surrounding properties presenting as two storey to Resort Drive;
                     o does not detract from the visual amenity of nearby properties such as the impact
                         on views, access to sunlight or overlooking;
                     o takes the form of small separate buildings, rather than large single bulky
                         development as it steps up the site;
                     o sits within a landscaped setting; and
                     o visually screens site utilities or integrates them with the design of the development;
             •   PO16 – onsite carparking:
                 o does not detract from the streetscape;
                 o is generally screened from the street, does not visually dominate the streetscape and
                     is broken and placed strategically around and integrated within the site;
                 o the main carpark area is accessed via a single ingress and egress point, with other
                     overflow parking areas that have separate access points to Resort Drive to the east and
                     south;
             •   PO17 – the proposed development does not provide for any basements, and makes use
                 of the existing parking areas and otherwise parking is integrated within the site;
             •   PO18 – there is an existing open metal fencing that is fauna friendly round the perimeter
                 of the site which is to be maintained;
             •   PO20 – the roof forms:
                     o contribute positively to the local skyline;
                     o complement the character of the locality and the topography of the site with the
                         development being strategically placed in separate building blocks stepping up
                         the site;
                     o are not comprised of box profiles or parapets; and
                     o do not create opportunities for overlooking the private open space or internal
                         spaces of neighbourhood properties;
             •   PO21 – the proposed development ensures that the design of the development and
                 operation of uses;
                     o provide a high level of amenity to users of the subject site; and
                     o will not unreasonably impact on the amenity enjoyed by users of nearby premises
                         (no adjoining), including privacy and access to sunlight.
             •   PO22 – the development, including mechanical plant, vehicle manoeuvring, commercial
                 kitchens, and communal outdoor recreation uses will not have an adverse effect on the



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                 amenity enjoyed by users of the nearby premises through emission of noise (discussed
                 further below), light, fumes or smoke and will not cause unreasonable disturbance to local
                 fauna through light or smoke emissions;
             •   PO23 – the onsite car parking areas are accessible to residents, customers, and staff during
                 the operating hours of the Resort Complex;
             •   PO24 – the proposed development:
                     o will provide a highly level of landscape amenity;
                     o will have some impact on the natural landform of the site but this is to be
                         minimised as much as possible;
                     o will not lead to erosion or the transport of sediments off site; and
                     o will not lead to the disturbance of natural features, buildings or structures of
                         cultural heritage significance and is visually responsive to the natural topography
                         and site (discussed below);
             •   PO25 – the development is on a sloping site and:
                     o is visually responsive to the natural topography and sits within the landscape rather
                         than dominating it; and
                     o the built form steps up the slope minimising the extent of cut and filling required
                         however, because of the nature of the use and the scale, some benching cannot
                         be avoided; however, the development once completed will be integrated with the
                         land form and will not protrude above the surrounding vegetation;
             •   PO26 – the proposed filling and excavation works will not directly, indirectly, or
                 cumulatively cause adverse impacts external to the development site by:
                     o causing ponding of water on the site or nearby land;
                     o increasing flooding, and will not adversely affect the safety or use of any land
                         downstream; or
                     o adversely affect the flow of water in any overland flow path.




         Figure 8 – Extrapolated building height 12m above ground level


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         While it is accepted that part of the proposed development extends up the slope and into the
         Recreation and Open Zone, in the circumstances, the most relevant code is the Tourist
         Accommodation Zone Code given the nature of the use and that the whole of the subject land
         has been identified as being protected for tourist accommodation purposes. To the extent there
         is any inconsistency with the Tourist Accommodation Zone Code, conditions could be imposed.
         Further, on balance, there are a number of relevant matters for which discretion should be
         granted.

         Recreation and Open Space Zone
         The purpose of the recreation and open space zone is to provide for:

             a) variety of cultural, educational, leisure, recreation and sporting uses and activities, including,
                for example:
             b) parks, playgrounds or playing fields for the use of residents and visitors; and
             c) parks, or other areas, for the conservation of natural areas; and
             d) facilities and infrastructure to support the uses and activities stated in paragraph (a).

         In the circumstances, the most relevant overall outcomes include:

             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 space for passive and active
                recreation, leisure and community activities;
             d) Development is of a scale and intensity appropriate to the location, existing infrastructure,
                access and provision of public transport;
             e) Development provides opportunities for the community to improve their physical and mental
                wellbeing, have social interaction and participate in active and passive recreation;
             f) Open space is protected from the intrusion of incompatible uses that may compromise or
                conflict with the primary use of the zone for low intensity recreation activities;
             g) Development is low scale and low impact and does not negatively impact on the supply,
                quality or enjoyment of open space for the Noosa Shire community;
             h) Clubhouses are considered where colocation with other clubs is not viable and the facility
                supports the ongoing use of the land for recreation purposes;
             i) Small scale function facilities are developed only in conjunction with, and incidental to, a
                community or recreation use on the site;
             j) Major sport, recreation and entertainment facilities only develop where there is a
                demonstrated community recreation benefit, the site is suitable and the associated impacts
                can be managed, and where it does not include a motor sport facility;
             k) Existing land used for tourist parks remain part of the range of low cost, low impact tourist
                accommodation across Noosa Shire;
             l) Indoor sport and recreation uses do not include an amusement parlour or a bowling alley;
             m) Ancillary structures such as shelters, amenity facilities, picnic tables, playgrounds and
                playing courts are provided where appropriate;


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             n) Limited other uses such as food and drink outlets and periodic markets are ancillary to
                recreation uses and support the use and enjoyment of open space;
             o) Low impact telecommunication facilities and utility installations are compatible with, and
                do not impact on the supply, quality, useability and function of open space;
             p) Development displays a high quality built form and landscape design;
             q) Development is supported by transport infrastructure designed to provide and promote safe
                and efficient public transport use, walking and cycling;
             r) Development does not adversely impact on the Shire’s environmental values or reduce the
                quality of recreational experiences provided by land or waterways within this zone;
             s) Adverse impacts on ecologically important areas, including natural habitats, bushland,
                wetlands and waterways are avoided or minimised;
             t) Impacts are managed with landscape buffering and appropriate design, siting and operation
                of facilities and infrastructure;
             u) Development is designed to maximise energy efficiency, water conservation and public and
                active transport use;
             v) … .

         While the proposed development provides for three tennis courts and the lagoon swimming pool,
         the proposed Resort Complex is not consistent with the Recreation and Open Space Zone (ROSZ).
         Despite this, some of the land included within the ROSZ provides for tourist accommodation uses
         in the form of a tourist part providing for a range of low cost, low impact tourist accommodation
         across Noosa Shire (OO(k)). The proposed development does display a high quality built form and
         landscape design (OO(p)). Further, the proposed development seeks to minimise adverse impacts
         upon the ecological important areas, including koala habitat by retaining trees where possible,
         and providing an environmental offset for the NJKHTs being removed, which is anticipated under
         the Biodiversity, Waterways and Wetlands Code (OO(s)).

         The impacts from the proposed development are managed with landscape buffering and an
         appropriate design, siting and operation of the facilities having regard to the local character and
         setting and given the mixed use nature of the site where some tourist accommodation is expected
         to occur(OO(t)). In variably, there will be some overlay with development in the Tourist
         Accommodation Zone, given the split zoning of the land. Further, the proposed development has
         been designed to maximise energy efficiency and water conservation (OO(u)).

         The development will provide visitor accommodation that will complement the existing Noosa
         Springs Golf and Spa Resort facilities, including the 18 hole championship golf course (located
         within the ROSZ), golf club house, day spa and fitness centre (all of which are located within the
         Tourist Accommodation Zone (TAZ)).

         It is acknowledged the proposed development does not comply with the intended built form
         outcomes expected within the ROSZ under the relevant performance outcomes. This includes a
         maximum building height of two storeys and 8m from ground level (PO15). Further, might exceed
         the maximum site cover of 10% (PO16) and exceeds the maximum allowable GFA of 100m² (PO17).
         Despite this, there are a number of relevant matters that warrant approval of the development
         proposal which are discussed below.




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         The development in the ROSZ in this location is not intended for community uses but private uses.
         In my opinion, the development of the site needs to be considered in context with the part of the
         subject land included within the TAZ. In particular, in context with the whole of the site being
         protected for the purpose of a Resort Complex or Short-term Accommodation to the general
         exclusion of permanent residents4. Further, in circumstances where the Resort Complex cannot be
         provided in the TAZ given this is where the existing Noosa Springs Golf and Spa Resort facilities
         and infrastructure are located, which are to be integrated and form part of the Resort Complex,
         including the uses located within the ROSZ.

         To the extent the development is not consistent with the Recreation and Open Space Zone, on
         balance, there are a number of relevant matters for which discretion should be granted.

         Visitor Accommodation Code

         The purpose of the Visitor Accommodation Code is to … ensure visitor accommodation is
         appropriately located, designed, and operated in a manner which meets visitor needs, protects and
         enhances landscape values, protects the amenity of surrounding premises and avoids conflicts with
         surrounding uses.

         With respect to the overall outcomes sought for the Visitor Accommodation Code, the following
         comments are provided:
            • the proposed visitor accommodation is compatible with and will benefit from Noosa
                Shire’s natural environmental values (OO(a));
            • the proposed visitor accommodation will offer a wide range of experiences for guests
                within the Noosa coastal area with ready access to Hastings Street, the pristine beaches,
                the Noosa River, and the Noosa hinterland more generally (OO(b));
            • the proposed visitor accommodation has been specifically located and designed having
                regard to the site constraints (being located outside of the 2.5 odour contour from the
                Noosa WWTP) in a manner which sensitively responds to site characteristics, being
                integrated and having a height that is below the existing tree line (OO(c));
            • while the proposed development will result in some vegetation removal, the minor loss of
                koala habitat (NJHKTs) will be offset by an environment offset (discussed further below).
                The proposed visitor accommodation will not have a significant impact upon the
                biodiversity and natural landscape values of its setting given the small, isolated, and
                disjointed area of ecological important vegetation to the north (discussed further in the
                Terrestrial Ecology Assessment refer Appendix B) (OO(d));
            • the proposed density of the development is not excessive for the site, has an optimal
                number of accommodation units to ensure cost effectiveness and efficiency of operation,
                has been designed purely for visitor accommodation which is integrated with the existing
                onsite facilities, and the existing urban and landscape fabric of its particular locality
                (OO(e));
            • the proposed visitor accommodation is removed from the nearest permanent residents
                within the “Parkridge Noosa” development and will not detract from the amenity enjoyed
                by residents, with the issues of visual amenity and noise impacts having been considered
                and addressed further below (OO(f));

         4 TAZC, PO7(m)




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             •   the proposed visitor accommodation will provide high quality amenities and facilities
                 commensurate with its setting, the type of high quality or luxury accommodation being
                 supplied and the length of stay being for short term only (OO(h));
             •   the proposed development will provide a significant contribution to the visitor
                 accommodation in the Noosa Heads locality, which forms a key element of the local
                 tourism industry (discussed further below) (OO(i)); and
             •   the proposed visitor accommodation will provide for a high quality “Boutique Hotel” as
                 part of an integrated Resort Complex, for which there is a strong need within the Noosa
                 Heads locality. The only other full service resort is the “Sofitel”, which was constructed in
                 1989. The proposed development will provide a modern visitor accommodation
                 experience and additional choice for visitors (OO(j)).

         The proposed visitor accommodation is consistent with the overall outcomes under the Visitor
         Accommodation Code.

         The following comments are provided about the most relevant performance outcomes:
            • PO1 – the proposed visitor accommodation because of its central and generally isolated
                 location will avoid conflicts with nearby land uses, in particular the residents at “Parkridge
                 Noosa” who are well separated and removed from the site towards the south;
            • PO2 – the proposed development is located on a site having an area (3.84ha) sufficient to
                 accommodate the use without detracting from the character and amenity of the locality
                 with the proposed built form being integrated within a treed and landscaped setting;
            • PO3 – the proposed development has a scale and density that is compatible with the intent
                 of the Tourist Accommodation Zone. While the site is also included within the Recreation
                 and Open Space Zone, these zones need to be considered together for reasons already
                 explained. The proposed development will complement the other uses in the locality and
                 will not adversely impact upon the preferred character for the local area;
            • PO4 – the proposed visitor accommodation is located such that it preserves the safety of
                 guests and does not impact on the function of infrastructure. The proposed visitor
                 accommodation is located to the south of the 2.5 odour contour from the Noosa WWTP
                 located to the northeast, as established by Katestone Environmental Pty Ltd (refer
                 Appendix C) and shown in Figure 7 above (2.5 odour contour line shown in blue);
            • PO5 – the walkways, carparks, and publicly accessible facilities, including toilets, and
                 bicycle racks will be located and designed to allow casual surveillance. Some end of trip
                 facilities for staff have been provided within the existing club house;
            • PO6 – the pathways around the Resort Complex allow clear sightlines in most directions;
            • PO7 - adequate lighting is provided to building entrances, carparks, and pedestrian routes;
            • PO8 – the buildings and outdoor spaces have been designed to allow for natural
                 surveillance without adversely impacting the privacy of guests or neighbouring premises
                 which are well removed from the site;
            • PO9 - adequate landscaping:
                      o is provided for the benefit of guests, including the large lagoon pool and other
                          landscaped outdoor and open spaces;
                      o contributes to establishing an attractive and safe streetscape fronting Resort Drive;
                          and
                      o protects the amenity and privacy of nearby residents;




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             •   PO10 - the operation of the proposed visitor accommodation will not result in the parking
                 of buses or other vehicles within low level residential streets including Resort Drive;
             •   PO11 - safe vehicular access is provided to and from the site without adversely impacting
                 on the safety of the road network (discussed below);
             •   PO12 - sufficient onsite car parking is provided to accommodate the number and type of
                 vehicles likely to be generated by the visitor accommodation having regard to the number
                 of guests, staff, and visitors attending the integrated Resort Complex as a whole (discussed
                 below);
             •   PO13 – the visitor accommodation is provided with a level of infrastructure and services
                 that:
                     o are appropriate to its location and setting;
                     o will maintain environmental and public health; and
                     o are commensurate with the needs of users.

         The proposed Resort Complex is consistent with the relevant performance outcomes under the
         Visitor Accommodation Code. The proposed visitor accommodation is appropriately located,
         designed, and will be operated in a manner which meets visitor needs, protects, and enhances
         landscape values. Further, will protect the amenity of surrounding premises and will not conflict
         with surrounding uses. To the extent there is any inconsistency with the Visitor Accommodation
         Code, conditions can be imposed to achieve compliance. Further, on balance, there are a number
         of relevant matters for which discretion should be granted.

         Business Uses Code
         The proposed development includes a café and bar (Food and Drink Outlet) as part of the Resort
         Complex as would be reasonably expected. It is expected that the café and bar will be primarily
         used by guests of the “Boutique Hotel” however, other non-staying visitors might attend the site
         at times. The scale of the café and bar is about 100m² and will remain ancillary to the Resort
         Complex.

         The most relevant overall outcomes under the Business Uses Code are discussed briefly below:
            • the business activities are ancillary to the Resort Complex and are consistent with the
               Noosa Shire Centres Hierarchy (OO(a));
            • the proposed business activities are designed and sited in a manner that responds to the
               zone and locality in which they are located, streetscape characteristics and surrounding
               land uses (OO(b));
            • the business activities are not located or expected to be located within a centre (OO(c));
            • the proposed business use is of a type, scale, and intensity suitable for the location,
               surrounding development and character of the area (OO(d));
            • the site layout, building design and landscape treatments provides efficient and safe
               conduct of business activities, vehicle access and manoeuvrability (OO(e));
            • the building design is of a low key human scale and responds to Noosa’s subtropical
               climate (OO(f));
            • the proposed development integrates with natural landforms and landscape features
               (OO(g));
            • the business activities are well removed from other residential properties and can
               adequately manage potential negative impacts such as noise, privacy, lighting on
               residential land uses (OO(h)); and


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             •   the business activities are located and designed to provide a safe and secure environment
                 for patrons and employees (OO(i)).

         The proposed café and bar meets the purpose of the Business Uses Code in that it will be
         developed within the context of the Tourist Accommodation Zone, the locality and character of
         the area. The use will not undermine the Noosa Shire Centres Hierarchy and provides access to
         adequate levels of goods and services and will contribute positively to the Shire’s economy and
         employment in association with the Resort Complex. The proposed development will mitigate and
         manage potential adverse impacts. Further, the development is of a high quality design which
         appropriately responds to the local character and amenity. The proposed café and bar is ancillary
         to the Resort Complex and is consistent with the Business Uses Code.

         Recreation Activities Code
         The proposed development includes three new tennis courts that will be operated as part of the
         Resort Complex. The proposed tennis courts will also operate independently as is currently the
         case for the existing four tennis courts within the Noosa Spring Golf and Spa Resort.

         The most relevant overall outcomes under the Recreation Activities Code, are discussed below:
            • the recreation activities are located in a zone and on a site suitable for the use with
               adequate supporting infrastructure, services, transport, and road network connectivity
               (OO(a));
            • the recreation activities are located in proximity to their population catchment and
               operated in a manner that maximises community benefit (OO(b));
            • the recreation activities are designed and sited in a manner that responds to the zone and
               locality, the streetscape characteristics and surrounding land uses (OO(c));
            • the recreation activities are integrated and co-located with other recreation, community,
               or business activities (OO(d));
            • the recreation activities are of a type, scale, and intensity suitable for the location and
               consistent with the character of surrounding development and the local area (OO(e));
            • the recreation uses are low scale and low impact and do not negatively impact on the
               quality of life enjoyed by the Noosa Shire community, and do not involve a motor sport
               facility (OO(f));
            • the recreation activities can be managed to not cause negative impacts such as noise,
               privacy, lighting, and hours of operation and are well removed residential activities
               (OO(g)); and
            • the recreation activities are located and designed to provide a safe and secure
               environment for recreation users (OO(h)).

         The proposed tennis courts are consistent with the intent and character of the zone and local area
         in which they are located. Further, will contribute to the recreation needs of the Noosa Shire
         community and will mitigate and manage any potential adverse impacts. The proposed tennis
         courts are consistent with the Recreation Activities Code.


         Overlay Codes

         The most relevant overlay codes for the proposed development include:


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              •    the Biodiversity, Waterways and Wetlands Overlay Code;
              •    the Bushfire Hazard Overlay Code; and
              •    the Landslide Hazard Area Code.

         These codes are addressed below, along with the advice provided by other experts about the
         impacts on ecology and the risk from bushfire.

         Landslide Hazard Overlay Code

         The subject land is partly affected by the Landslip Overlay Mapping, containing a Moderate
         Hazard Area over the developable part of the site (refer Table 1, above). It is suggested that if
         there is any concern about land instability, this is a matter that could be conditioned to require a
         geotechnical assessment to be completed prior to the issue of a development permit for
         operational works, as acknowledged in the Engineer Report prepared by Walsh Engineering (refer
         Appendix D). The Engineering Report has also addressed the performance outcomes from the
         Landslide Hazard Overlay Code (refer Table 3 in Appendix E). The site has a moderate landslide
         risk and compliance with the Landslide Hazard Overlay Code can be achieved by the imposition
         of reasonable conditions.

         Biodiversity, Waterways and Wetlands Overlay Code

         Under the Noosa Plan 2020, the subject site is partly mapped as having environmental value,
         including being identified as an “Area of Biodiversity Significance” (green shading – refer Table 1,
         above). These include areas in the north and along the eastern boundary. The patch in the very
         north is mapped as “MSES Environmental Values” (stippling), which denotes the State koala
         habitat area/remnant vegetation).

         The applicant has engaged Gondwana Ecology to prepare a Terrestrial Ecology Assessment (TEA)
         which is provided in Appendix B. Gondwana Ecology has advised the vegetation and individual
         trees generally along the northern and eastern boundary will be retained. The proposed
         development has the potential to result in some direct and indirect impacts. The direct impacts
         relate to the loss of individual trees, vegetation, and fauna habitat, while indirect impacts include
         edge effects including weed invasion, fragmentation, etc., which compromise of fauna movement
         opportunities5.

         With respect to loss of individual trees, this includes some Non-Juvenile Koala Habitat Trees
         (NJKHTs) as shown in the tree survey (below) as taken from the Terrestrial Ecology Assessment
         Report (Appendix B):

         Summary of tree survey and proposed retention within the potential Koala Habitat Area (KHA):

                                                         Total                  Remove
          Tree Surveyed                                  96 (85 in KHA)         50
          NJKHTs                                         44 (41 in KHA)         19


         5 Terrestrial Ecology Report, part 4, page 16




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          Large (>500mm) Trees                           9                      6

         The proposed development has avoided the northern and eastern parts of the land in so far this
         is possible by using the existing cleared and disturbed areas; however, the site does have some
         level of disturbance. The direct impact of tree loss and vegetation removal is unavoidable.
         Gondwana Ecology has advised the best solution for the development of the site is for the loss of
         koala (NJKHTs) trees within the KHA to be offset.

         It would be reasonably expected that a Vegetation Management Plan incorporating fauna
         management measures would form part of any approval granted. A detailed landscape and
         rehabilitation management plan would allow for the restoration of the balance land to be retained,
         without having a significant impact upon the existing environmental values on the site.

         Gondwana Ecology has advised that a total of 19 NJKHTs are to be removed within the
         developable area. The loss of these trees needs to be offset in accordance with the State
         Environmental Offsets Act 2014. This offset obligation would be a standard condition of approval.
         While koala habitat trees could be planted in the retained area and landscaping, if a financial
         approach to complying with the offset is required, the impact area for the subject land in hectares
         is 19 x 0.004ha = 0.076ha, which equates to $8,702.766.

         Gondwana Ecology has advised that the area proposed for development mostly includes existing
         cleared areas and facilities. The small area of bushland in the north retains some remnant
         vegetation which is to be removed to allow for the construction of the car park and tennis courts
         (refer Site Plan – Attachment 1).

         While this small patch of vegetation has some ecological value, including some koala feed trees
         and other canopy species, the area is generally segregated from the surrounding (more intact and
         contiguous) bushland to the north and east by Resort Drive and separated by a fence. Gondwana
         Ecology advises that the fauna use of the site is likely to be limited to mobile species such as birds,
         bats, and arboreal mammals, such as possums.

         Inclusion, Gondwana Ecology has advised there would be no ecological reason the proposed
         development could not be approved with reasonable and relevant conditions being imposed,
         including:
             • an arrangement for offsets for the loss of koala habitat trees if these cannot be planted
                 elsewhere within the subject land; and
             • a basic rehabilitation or landscaping management plan that allows for weed control and
                 the planting of suitable native species7.

         Having regard to the advice provided above, the most relevant overall outcomes under the
         Biodiversity, Waterways and Wetlands Code, are discussed below:
            a) the natural resources and ecosystem values of Noosa Shire will not be significantly
                impacted upon by the proposed development subject to an environmental offset being
                provided as discussed above and, in the TEA, (OO(a));

         6 Terrestrial Ecology Report, part 4, page 17
         7 Terrestrial Ecology Report, part 5, page 19




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             b) the development has been designed, sited, and will be operated to not have a significant
                adverse impact on ecologically important areas, ecological systems, and processes subject
                to an environmental offset (discussed above and in the TEA) (OO(b));
             c) the proposed development design and layout could provide for some ecological
                connectivity across the landscape setting through the rehabilitation and enhancement of
                native vegetation where possible, which could be conditioned (OO(c));
             d) the design and layout provides for the protection of some native vegetation to the north
                and east of the development, with an environmental offset to be provided for the removal
                of koala habitat and feed trees (NJKHTs), which is reasonably expected under PO5 (OO(e));
             e) the development and its associated landscaping will provide for the rehabilitation of areas
                of the site that can provide some ecologically benefit (OO(g)); and
             f) the development has been designed, sited, and will be constructed and operated to
                minimise adverse impacts on koalas and their habitat; however, relies on an environmental
                offset being provided for the removal of NJKHTs (OO(h)).

         The performance outcomes under the Biodiversity, Waterways and Wetlands Code are addressed
         in Attachment F in the Terrestrial Ecology Assessment Report by Gondwana Ecology (refer
         Appendix B).

         For reasons already explained above and having regard to the advice provided by Gondwana
         Ecology the proposed development will not have a significant impact upon the environmental
         values of the locality. Further, the proposed development relies on the provision of an
         environmental offset for the removal of about 19 NJKHTs that are segregated from the adjoining
         Noosa National Park to the north and east of Resort Drive.

         The proposed development is consistent with the Biodiversity, Waterway and Wetlands Code or
         can be conditioned to comply. To the extent there is any non-compliance, on balance, there are
         relevant mattes that warrant discretion.

         Bushfire Hazard Overlay

         Under the Bushfire Hazard Overlay Mapping, the subject land has a High Potential Bushfire
         Intensity and is also affected by the Potential Impact Buffer Area (refer Table 1, above).

         A Bushfire Hazard Assessment (BHA) has been prepared by Rob Friend and Associates and is
         provided as Appendix E. The site was inspected to ascertain the status of bushfire hazards over
         the site and adjacent lands and to enable a comparison with the Bushire Hazard Overlay mapping
         for the purpose of providing a response to the Bushfire Hazard Overlay Code.

         The bushfire expert has advised that:

             1. The bushfire hazard mapping over the vegetated parts of the subject site and surrounding
                areas to the north and east, is supported by aerial photography and confirmed by the site
                visit.

             2. The area of vegetation within the northern portion and along the north-eastern boundary of
                the subject site is an area of High Potential Bushfire Intensity consistent with the State


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                  Planning Policy – Natural Hazard, Risks and Resilience, Technical Report methodology after
                  Leonard et al (2014).

             3. The area of vegetation in and surrounding Girraween Nature Refuge is also confirmed to be
                an area of High Potential Bushfire Intensity area.

             4. Based on the proposed layout plan the development will fall within the 100-metre-wide
                Potential Impact Buffer Area under the and a response to the Natural Hazards Overlay Code
                – Bushfire Hazard Areas will be required, see Appendix I below.

             5. Based on the requirements of the Noosa Plan 2020, the development will require a response
                to the Bushfire Hazard Overlay Code and will require a Bushfire Management Plan8.

         The bushfire expert has advised that the development will occur primarily over land that is already
         cleared and be utilised for structures like tennis courts and landscaping. The hazardous vegetation
         retained in proximity to the development site is separated by Resort Drive, tennis courts and
         auxiliary parking which will provide a buffer between hazardous vegetation and proposed
         structures. The Bushfire Expert has addressed the relevant performance outcomes in Appendix I
         of the BHA (Appendix E).

         A number of recommendations are provided in the BHA, namely:
            1. Building Location:
                   a) A minimum setback between any future habitable structures and the edge of
                       potential hazardous vegetation is 15.7 metres which achieves a radiant heat flux of
                       less than 29kW/m² and as such an acceptable level of risk as defined under the State
                       Planning Policy, Natural Hazards, Risk and Resilience.

             2. Landscaping:
                   a) Two bands of understorey treatment should be considered in the landscape planning
                      where maximum distances are permitted:
                         i.  a band of vegetation up to 20-metre-wide along Resort Drive is to contain
                             100% of less flammable plant species.
                        ii.  the remaining area greater than 20m from Resort Drive can contain no less
                             than 50% less flammable plant species in the understorey and groundcover.

                       b) A list of recommended “less flammable” plant species which could be utilised within
                          the landscaping of this area is contained in Appendix III. The use of less flammable
                          plant species should comprise of a minimum 70% of all groundcover and understorey
                          species to be used in this area.

             3. Vehicle Access:
                   a) As there are constraints with the existing vehicle access, into the site, improvements
                       to the Resort Drive verge the removal of vegetation from along the roads edge to
                       extend the width of accessible road reserve is required. This will improve sight lines
                       and impacts of vegetation with resident vehicles and emergency vehicle response.


         8 Bushfire Hazard Assessment, Conclusion, page 15




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             4. Water Supply:
                   a) We believe the existing facility is connected to reticulated water and this will be
                       sufficient for the proposed hotel, hydraulic engineering consultants should ensure
                       there is capacity to meet potential needs should a structural and/or vegetation fire
                       threaten the structures.
                   b) Sufficient hydrant standpipes or inground hydrants are to be located within and
                       around the facility to ensure compliance with relevant guidelines and standards.
                   c) It is noted that the golf course also has extensive irrigation separate to reticulated
                       supply, sourced from a local lake, and this could be channelled into an auxiliary
                       supply for bushfire purposes.

             5. Future planning
                   a) A Bushfire Management Plan will be required due to the facilities proximity to
                       identified bushfire hazard areas.
                   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.9

         It is noted that during the public information process, some of the existing residents raised a
         concern about the risk from bushfire from within the Noosa Springs estate itself; however, this
         issue is beyond what can be reasonably considered under this development application.

         Having regard to the advice provided by the bushfire expert (above and in Appendix E), the
         following comments are made about the most relevant overall outcomes under the Bushfire
         Hazard Overlay Code:

             a) the proposed development is located within an area at risk from bushfire hazard but is
                compatible with the nature of the hazard (OO(a));
             b) subject to the implementation of the recommendations made by the bushfire expert the
                risk to people, property and the natural environment from bushfire hazard is minimised
                (OO(b));
             c) the development will not result in a material increase in the extent and severity of bushfire
                hazard (OO(c));
             d) the bushfire risk mitigation treatments can be accommodated in a manner that minimises
                impacts on the natural environment and ecological processes (OO(d));
             e) the development supports and does not unduly burden disaster management response
                or recovery capacity and capabilities (OO(e)); and
             f) the development will not result in the release of hazardous materials as a result of a
                bushfire hazard event (OO(g)).

         The proposed development meets the above overall outcomes. Further, the proposed
         development meets the purpose of the Bushfire Hazard Overlay Code in that the development
         avoids and or mitigates the potential adverse impacts of bushfire on people, property, economic
         activity, and the environment.


         9 Bushfire Hazard Assessment, Recommendations, page 15




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         Works Codes

         The following works codes are considered most relevant in the assessment:

             •   Driveways and Parking Code;
             •   Sustainable Building Design Code;
             •   Earthworks Code;
             •   Landscaping Code;
             •   Waste Management Code; and
             •   Water Quality and Drainage Control Code.

         Comments are about the level of compliance with these codes is provided below.

         Driveways and Parking Code

         The applicant has engaged Traffic and Transport Plus who have provided a Traffic Engineering
         Assessment for the proposed Resort Complex (refer Appendix F). The traffic and parking
         assessment has considered the following issues for the proposed development, as they relate to
         the Noosa Plan 2020:
                • consideration of the existing uses on the site that form part of the integrated
                    development;
                • consideration of the high order provisions under the Strategic Framework which seek
                    to reduce car dependency and promote alternative forms of sustainable transport;
                • consideration of parking requirements under other planning schemes given there is
                    no parking rate provided for a Resort Complex under the Driveways and Parking Code;
                • alternative modes of transport and accessibility having regard to the Noosa Heads
                    locality including the provision of existing and future planned infrastructure such as
                    paths and cycleways and access to public transport;
                • the proposed use of alternative transport modes including the provision and use of
                    mopeds, electric bikes and scooters, and shuttle buses;
                • the likely users of the proposed integrated Resort Complex including a relatively high
                    proportion expected to be golfers;
                • the temporal differences between the peak use times of the other resort facilities being
                    different to the proposed “Boutique Hotel”; and
                • the likely impacts upon the external traffic network not being of any concern.

         The traffic expert has made a number of recommendations, including:

         The key issue related to the proposed development is the provision of car parking. A traditional
         approach would be to provide at least one car parking space per room. However, this will in turn
         lead to an increase in car dependency and hence traffic in the area and car parking demands
         elsewhere. I recommend that for this Resort Complex development, especially in the absence of a
         specific rate being cited in the Noosa Plan, adopting a rate of 1 space per 4 rooms is appropriate,
         also noting that this is in line with the rate stated in the Gold Coast Planning Scheme. The adoption
         of this rate should be adopted in conjunction with alternative transport means being provided to




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         guests such as mopeds, electric bikes & scooters, and shuttle buses. Key to this is providing transfer
         services between the development and the Sunshine Coast Airport.

         I consider that the proposed design should be modified to incorporate appropriate storage areas for
         e-scooters, mopeds, and minibuses, along with the provision of the fleet operations to encourage
         their use.

         I consider that several LGIP–identified future pedestrian/cycle links will be beneficial towards
         Council’s vision, including the widening of the boardwalk on Noosa Drive. The feasibility of the
         proposed off-street pathway connecting the Lions Park to Noosa Drive on the south side of the Noosa
         Sound canal should be investigated by Council.

         I consider that the proposed development is compliant with the traffic aims of the Noosa Plan and
         that the development be approved.

         The applicant proposes to adopt all of the recommendations made in the Traffic Engineering
         Assessment. Further, the proposal plans will be amended as required to provide the alternative
         transport means for quests including mopeds, electric bikes and scooters and the use of shuttle
         buses. It is also noted that the existing Noosa Springs development was required and provided a
         bus stop in Resort Drive to the southeast of the existing club house, near the “Parkridge Noosa”
         development.

         While there is no current bus service that travels to Noosa Springs, it would be reasonably
         expected with the new development at “Parkridge Noosa”, the proposed “Boutique Hotel” and
         the existing residential communities at “Noosa Springs” and “Elysium Noosa”, there would
         sufficient need for a bus service in the near future.

         Having regard to the advice provided by the traffic expert, the most relevant overall outcomes
         under the Driveways and Parking Code are discussed below:

             a) the proposed car parking spaces and associated manoeuvring areas have been designed
                to be safe and functional and meet the reasonable requirements of the particular land use
                (OO(a)).
             b) adequate provision has been made for the standing, parking, loading, and unloading,
                access and manoeuvring of service vehicles within the development site (OO(b));
             c) some parking spaces have and will be provided for the use of mopeds, elective bikes and
                scooters and shuttle buses within the development and will be promoted as an alternative
                to the use of cars within the Resort Complex (OO(c));
             d) the proposed driveways and parking areas will not adversely impact on existing public
                parking, with no public parking available in this locality (OO(d));
             e) the proposed new vehicular access to the east of the site will not impact upon significant
                native vegetation within the road reserve; however, the provision of the overflow parking
                area to the east of the development will result in the removal of some native vegetation
                (OO(e));
             f) the driveways and parking areas provide safe and efficient pedestrian and cycle access
                within the Noosa Springs development with the existing footpath along Resort Drive to
                be maintained (OO(f));



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             g) the access, parking, servicing and associated manoeuvring areas will not detract from the
                streetscape character, and have been designed to discourage crime and anti-social
                behaviour (OO(g)); and
             h) the driveways and parking areas minimise the impact on the environment (discussed
                above) and will not have a significant impact upon the amenity of the locality.

         With respect to the most relevant performance outcomes, the following comments are made:

             •   PO1 – the existing and new additional access point to the east will not adversely impact
                 on safety, capacity, and the operation of the existing road network, cycleways, or
                 pedestrian pathway systems;
             •   PO2 – the existing and proposed driveways are suitable and safe for the intended use and
                 will match Council infrastructure;
             •   PO3 - the number of crossovers has been minimised with one additional crossover
                 required to the east of the site and well removed from the existing main access to the site;
             •   PO4 – the proposed additional vehicular access will not adversely impact on the capacity,
                 operations, and maintenance of the existing infrastructure;
             •   PO5 – the additional vehicular access will have some impact on native vegetation; however,
                 this has been minimised as much as possible;
             •   PO6 – Sufficient parking has been provided for the proposed Resort Complex, with the
                 alternative parking strategies to be implemented (refer above);
             •   PO7 – the layout of the development provides for adequate, clearly defined and easily
                 accessible onsite vehicle parking and manoeuvring, and loading and unloading for delivery
                 and service vehicles;
             •   PO8 – the proposed parking and manoeuvring areas have been designed to not cause
                 significant conflict with pedestrians, are sufficiently setback from road frontages, will not
                 dominate the streetscape, allow for landscaping to reduce the visual impact, and will not
                 impact upon the character of the area more generally;
             •   PO9 – seven PWD parking spaces are provided for people with disabilities;
             •   PO10 – the new access location will not impact upon the safety and operation of the road
                 system (refer above);
             •   PO11 – parking areas have been designed to provide for a low speed environment;
             •   PO12 – a clearly defined pedestrian network is being maintained and provided with the
                 proposed development;
             •   PO13 – the ultimate design will not provide for pedestrian or vehicular queues as required
                 if there are any conflict points;
             •   PO14 - the existing parking and the proposed new overflow parking area will have
                 adequate security lighting;
             •   PO15 – the proposed development can be designed to provide end of trip facilities for
                 users and staff, and can be conditioned as required noting that some end of trip facilities
                 are already provided within the existing club house;
             •   PO16 – the proposed development will not generate more than 5% of the base level traffic
                 volumes and will not have an impact upon the surrounding road network;
             •   PO17 – the stormwater runoff from existing and proposed parking areas is to be collected
                 within the existing drainage system and discharged to the existing water quality treatment
                 areas within the golf course, which is under the control of the applicant, and forming part
                 of the integrated development;



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             •   PO18 – the drainage from the existing and proposed parking areas is via a gravity drainage
                 system; and
             •   PO19 – the proposed design of site and layout including the parking areas provide for a
                 substantial amount of soft landscaping.

         The proposed development is consistent with the overall outcomes and performance outcomes
         under the Driveway and Parking Code. Further, meets the purpose of the Code in terms of
         ensuring the driveways and parking:
            a) are adequate to serve the access and parking needs of development with a number of
                alternative transport strategies to be implemented; and
            b) have been designed to protect the safety of pedestrians and cyclists.

         The proposed development is consistent with the Driveways and Parking Code. If there is any
         non-compliance, the development could be conditioned to comply with the assessment
         benchmarks.

         Sustainable Building Design Code

         The architect for the project Marchese Partners has provided a Sustainable Design Report (SDR)
         provided as Attachment 4. The SDR provides advice about the key design outcomes, some of
         which include:

             •   Site Planning – issues including:
                     o building orientation;
                     o provision of large communal open space areas;
                     o placement of buildings and efficient servicing of rooms and facilities expected with
                         a high quality full service “Boutique Hotel” development;
             •   Architecture – including:
                     o the nature and type of the built form having regard to the site characteristics and
                         providing for a sustainable design;
                     o hotel rooms designed for efficient use of space;
                     o predominant orientation of buildings to the north/south;
                     o provision of large outdoor living areas and deep balconies to all hotel rooms
                         providing protection from significant sun entry;
                     o shaded glass doors and windows allowing indirect natural light penetration with
                         protection from weather;
                     o restriction on east and west facing windows and glass doors;
                     o generous sun-shading to all windows to habitable spaces;
                     o minimisation of external walls exposed to sun to avoid thermal mass heat radiation;
                     o provision of insulated rooves;
                     o a design to maximise thermal ventilation wherever possible;
                     o provision of space for secure bicycle parking;
                     o use of self-cleaning finishes to the building exterior, minimising maintenance; and
                     o large outdoor living areas designed to encourage maximum resident engagement
                         with the natural environment, etc;
             •   Materials – including the use of sustainable building products throughout the
                 development (refer SDR - Attachment 4);


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             •   Building services – including:
                     o minimising ozone depleting substances;
                     o use of interlocking doors to reduce the use of air-conditioning;
                     o provision of sun shading;
                     o use of energy efficient lighting etc;
             •   hydraulics – including:
                     o limiting water usage by use of AAA efficiency rated water fittings and fixtures;
                     o collection and storage of rainwater allowing for 135,000 litres for on-site reuse;
                     o limited use of PVC plumbing pipe;
                     o provision of energy efficient water pumps;
                     o use of infiltration drainage (e.g. swales and permeable surfaces where possible);
                     o filling of the lagoon pool using tank water collected onsite, etc;
             •   landscaping – including:
                     o the landscape design generally has adopted principles of sustainability and
                        reflecting the overall development philosophy of sustainable design;
                     o use of low maintenance native plant species, being predominantly indigenous and
                        endemic species;
                     o use of drip irrigation systems;
                     o the landscape design adopting the principles behind “crime prevention through
                        environmental design” (CPTED);
                     o use of organic fertiliser;
                     o landscaping arranged for maximising available views to immediate gardens areas
                        and larger open space beyond, etc;
             •   construction – including:
                     o implementation of a pollution control program and dust management;
                     o waste management program;
                     o use of environmentally friendly cleaning agents;
                     o avoidance of use of toxic materials or materials with toxic by-products during
                        manufacture;
                     o implementation of a “green” site office policy;
                     o impervious areas to be balanced with porous treatment;
                     o top soil to be stock piled and reused where possible;
                     o use of organic pest control methods to be used wherever possible, etc;
             •   Refuse Management – including:
                     o on site construction management program to maximise the opportunities for
                        separation of waste and to minimise environmental damage; and
                     o development and implementation of an approved Waste Management Plan for
                        operation and construction.

         Key sustainable design measures include any overflow stormwater drainage not captured will
         discharge to the existing onsite lake system for irrigation of the golf course. Provision is made for
         a 135kl rainwater storage tank to be used for filling the lagoon pool as result of evaporation from
         the hotel pool system. The rainwater output will have filtration for solids and the pool filtration
         will sanitise the rainwater to be suitable for pool top up. This is a significant saving on potable
         water usage and an efficient use of rainwater re-use.




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         The proposed covered parking areas over the upper level carpark provides for 61 covered spaces.
         The covered parking is provided by way of 40 x 100kw solar panels forming a roof over these
         carparks as shown in Figure 8, below. Further, the Resort Complex will also include four vehicle
         charging stations within the undercover parking area. It is also intended to provide about 10
         electric bikes for the use of patrons attending the Resort Complex.

         Having regard to the SDR and the overall outcomes under the Sustainable Building Design Code,
         the following comments are made:
             a) the proposed development has been located, designed, and will be constructed and
                 operated in accordance with best sustainable design principles (OO(a));
             b) the development does respond to the site’s topography, orientation, prevailing winds, and
                 existing vegetation to the extent identified in this report (OO(b));
             c) the proposed development will incorporate water sensitive urban design principles to
                 manage stormwater (OO)(c));
             d) the design of the proposed development includes passive design elements to respond to
                 the local climate (OO(d));
             e) the proposed development will minimise the reliance on non-renewable resources
                 (OO)(e));
             f) the proposed Resort Complex has been designed and will be constructed to be energy
                 and water efficient as possible (OO(f));
             g) the proposed development includes operational initiatives for energy efficiency (OO(g));
             h) where possible existing vegetation is being retained to create shade and cooling on site
                 (OO(h));
             i) stormwater harvesting is to occur by providing a 135kl of water to be used for maintaining
                 the lagoon pool (OO(i)); and
             j) the project architect has confirmed that healthy indoor environments will be provided by
                 incorporating the use of low toxic materials, natural light, and cross ventilation (OO(j)).




         Figure 8 – 40KW Photovoltaic Solar Roofing over carparks




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         Having regard to the SDR (Attachment 4), the proposed development meets the purpose of the
         Sustainable Design Code because the proposed development:
            a) is sustainable with limited environmental impact and providing for maximum human
                comfort;
            b) will conserve resources and materials utilising a building design that works with the natural
                environment;
            c) provides buildings that are resilient and resource efficient and incorporate a sustainable
                building design that responds to Noosa Shire’s subtropical climate;
            d) has a building design that minimises energy and water use and reuses stormwater for non-
                potable purposes and provides comfortable, healthy work and living environments; and
            e) utilises buildings that will be cost effective to operate.

         The proposed development is consistent with the Sustainable Design Code. If there is any non-
         compliance, the development could be conditioned to comply with the assessment benchmarks.


         Engineering Codes

         The applicant has commissioned an Engineering Report prepared by Walsh Engineering which is
         provided in Appendix D. The Engineering Report deals with the following issues:
            • Erosion and Sediment Control;
            • Earthworks;
            • Roadworks;
            • Flooding;
            • Peak Flow Management;
            • Sewerage and Water Reticulation; and
            • Electrical, Telecommunications and Gas.

         Earthworks Code

         With respect to the extent of earthworks required, the development site contains existing
         retaining walls and terraced platforms supporting tennis courts and other ancillary structures.
         Additional earthworks and retaining walls will be required to construct the proposed building
         pads, lagoon pool, car parking areas and the new tennis courts. The earthworks operations will be
         carried out under a development permit for operational works, in accordance with the
         requirements of the Noosa Plan 2020. This includes seeking advice provided from a specialist
         geotechnical engineer given the site is partly affected by a Moderate and High Landslip Hazard
         Area (refer Table 1).

         The extent of earthworks is to be minimised by stepping the proposed buildings up the site (refer
         Engineering Drawings – Appendix B). The proposed earthworks are necessary to construct the
         development and will affect a relatively large portion of the site. This is because of the nature of
         the development the slope and the landform being primarily comprised of sand. The majority of
         the site is already disturbed as stated in the Terrestrial Ecology Assessment (refer parts 1.1 & 3.1
         of the TEA – Appendix B). Walsh Engineering has also addressed the relevant performance
         outcomes under Appendix E, Table 2 (Appendix D).



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         Under the relevant overall outcomes for the Earthworks code:
            a) the earthworks will be designed and constructed to be structurally sound (OO(a));
            b) all onsite works will provide for land stability with further geotechnical advice is to be
                obtained and submitted with a development application for operational works (OO(b));
            c) the subject site does not contain contaminated land (OO(c));
            d) there are no flooding and drainage issues on the subject land, and the stormwater
                management for the proposed development has been addressed with stormwater to be
                managed using the existing internal lake system in the golf course (Lot 3 on
                SP178340)(OO(d));
            e) the proposed earthworks will not adversely impact upon groundwater, watercourses, or
                wetlands (OO(e));
            f) the loss of some native remnant or regrowth vegetation is unavoidable. The development
                will have some impact upon NJKHT’s for which an environmental offset is to be provided.
                Having regard to the advice provided by Gondwana Ecology (refer TEA – Appendix B)
                the proposed development will not have a significant impact upon ecological values given
                to the existing level of disturbance and the site and vegetation being isolated and
                segregated from the surrounding Noosa National Park (OO(f)).

         The proposed development will require earthworks across a relatively large portion of the site,
         much of which has been previously disturbed. The proposed development will not unreasonably
         impact on the natural environment having regard to the TEA (discussed above). The proposed
         earthworks will not adversely impact upon other properties and will provide a safe and secure
         work environment.

         The proposed development is consistent with the Earthworks Code or could be conditioned to
         comply with the assessment benchmarks. The extent of earthworks to be undertaken on site will
         be addressed with a further development application for operational works.

         Water Quality and Drainage Code

         With respect to stormwater management and maintaining water quality, the existing stormwater
         drainage infrastructure within the adjoining golf course site (Lot 3 on SP178340) is privately owned
         and maintained by the applicant. The existing Noosa Springs Golf and Spa Resort facilities utilise
         the existing onsite stormwater drainage system, as an integrated development. It should be noted
         that under covenant, the facilities and infrastructure on the subject land and the golf course are
         treated as an integrated development, and these allotments are unable to be sold separately.

         The Engineering Report (Appendix D) advises the existing infrastructure has the capacity to
         convey the stormwater from the proposed development. Upgrades to the internal drainage
         network will be undertaken as required. The increase in flows from the development will not cause
         adverse impacts or actionable nuisance to surrounding properties.

         Significant capture of stormwater runoff is achieved in existing constructed waterbodies within
         the golf course. Harvested rainwater is utilised for irrigation of the Noosa Springs Golf Course.
         The Engineering Report advises the existing constructed waterbodies provide frequent flow




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         management and reductions to total volume of runoff from the development site as a whole10.
         There is also some onsite detention occurring with the provision for a 135kl rainwater tank used
         for topping up the resort pools.

         In terms of water quality management, it is proposed to utilise the existing stormwater
         management areas (vegetated buffers, vegetated swales, and the lake system on the adjoining
         land (Lot 3 on SP178340) constructed as part of the Noosa Springs Golf and Spa Resort. These
         devices provide primary water quality treatment of stormwater flows from the existing and
         proposed development sites. Harvested rainwater is utilised for irrigation of the golf course and
         landscaped areas. The existing constructed waterbodies provide tertiary treatment of stormwater
         flows and also provide frequent flow management and reductions to total volume of runoff from
         the development site11.

         The Engineering Report has addressed the relevant performance outcomes under the Water
         Quality and Drainage Code (refer Table 5 in Appendix E). The following comments are made about
         the most relevant overall outcomes under the Water Quality and Drainage Code:
             a) the waterways, wetlands, drainage lines, receiving environments and other ecologically
                 important areas will be protected and enhanced by the management of water quality and
                 quantity of stormwater runoff from the proposed development in accordance with best
                 practice (OO(a));
             b) the stormwater drainage systems have been designed and will be constructed to
                 effectively manage or convey stormwater in a way that will protect people, property, and
                 the natural environment (OO(b));
             c) stormwater infrastructure and treatment systems are compatible with the existing
                 infrastructure and has been designed and will be constructed to be cost effective across
                 the design life. It was originally intended that development within the greater Noosa
                 Springs development be managed in this manner with the existing infrastructure having
                 already been provided to cater for the scale of development under the POD (refer
                 Background, above) (OO(c));
             d) it is not expected that climate change will have significant implications for the stormwater
                 design and management, or the function and capacity of the stormwater infrastructure
                 and treatment systems in this location which are to be maintained over time (OO(d));
             e) the stormwater infrastructure existing and proposed will not affect the flood immunity of
                 roads based on desired standards of service identified for different flood hazard areas
                 (OO(e));
             f) the existing stormwater treatment systems are visually integrated into the existing golf
                 course, which incorporates natural, features and habitats (OO(f));
             g) the existing stormwater management treatment system is multifunctional providing for
                 stormwater conveyance, protection of ecologically important areas and erosion and
                 sediment control (OO(g));
             h) the hydrologic regimes are being managed on site to maintain waterway stability, protect
                 ecology and groundwater dependent ecosystems, and mitigate flood risk to people and
                 property (OO(h)); and



         10 Engineering Report, part 5.2
         11 Engineering Report, part 5.3




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