PM Submission - John Cochrane - MCU21/0110

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



             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.




         Noosa Springs Boutique Hotel – GH Australia Pty Ltd                             Page 37