PM Submission - John Cochrane - MCU21/0110

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



                     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;




         Noosa Springs Boutique Hotel – GH Australia Pty Ltd                             Page 33