PM Submission - John Cochrane - MCU21/0110

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



         Part of the proposed “Boutique Hotel” is located within this zone, which provides for a building
         height of three storeys and 12m. It is accepted that the proposed Resort Complex is not consistent
         with Recreation and Open Space Zone, where a substantial part of the proposed development is
         to be located.

         The application has considered the following issues:
            • the Economic Impact Assessment has confirmed that the proposed “Boutique Hotel”
               provides considerable economic benefits for the Noosa area through the 112 increase in
               luxury room supply that will be easily absorbed by the market with only limited or marginal
               impacts on other existing properties;
            • the height of buildings survey, photographs and photomontages show the proposed
               building height is less than that of “Parkridge Noosa” which is generally located along the
               ridgeline to the south, is below the tree and skyline, and will not have an unacceptable
               impact upon visual, landscape or scenic amenity when viewed off the site from within
               Noosa Springs, Lake Weyba or Weyba Creek. Further, will present generally as two storeys
               to Resort Drive, which is desirable;
            • the Terrestrial Ecology Assessment has confirmed the proposed development will not
               cause significant environmental harm, but an environmental offset is required for the
               removal of some NJKHTs on the northern part of the site. This offset will result in a net
               gain and benefit by providing koala habitat in a more desirable location, which is
               anticipated under the Biodiversity, Waterways and Wetlands Code, in circumstances where
               some environmental impact is unavoidable;
            • the Noise Impact Assessment has confirmed the proposed development will not cause
               unacceptable noise or amenity impacts to nearby residential properties;
            • the Odour Impact Assessment has modelled the odour impact from the Noosa WWTP,
               with the proposed “Boutique Hotel” located outside the 2.5 odour contour line, with
               adverse meteorological conditions predicted to occur no more than 3% of the time;
            • the extent of earthworks on the site will be minimised but will result in the disturbance of
               a large area of the site, most of which is has already been disturbed and developed. It is
               intended to retain some of existing native vegetation to the north and east of the subject
               land where possible, with a substantial amount of landscaping to be provided within the
               development site;
            • subject to the implementation of the recommendations of the Bushfire Hazard Assessment
               the proposed development will not be subject to an unacceptable risk from bushfire;
            • the Engineering Report confirms the proposed development can be adequately serviced
               and stormwater and water quality can be managed using existing infrastructure including
               the Noosa Springs internal lake system;
            • the Traffic Engineering Assessment has confirmed sufficient parking will be provided along
               with other parking and transport related strategies to be implemented with the operation
               of the Resort Complex. Further, the proposed development will not have an adverse
               impact on the external traffic network; and
            • the proposed “Boutique Hotel” will incorporate desirable sustainable building and
               management measures including the provision of a 100kw solar system in the form of a
               roof over 60 parking spaces and a 135kl water storage system for the topping up the
               lagoon pools.




         Noosa Springs Boutique Hotel – GH Australia Pty Ltd                            Page 67