PM Submission - John Cochrane - MCU21/0110

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



         Visual Amenity Impacts

         The applicant has engaged a well-respected visual amenity expert (Design and Visual
         Communication – Mr Elliot) to prepare photographs and photomontages of the most prominent
         vantage points within Noosa Springs and from Lake Weyba. The photographs that have been
         taken are from the edges and the centre of Lake Weyba as shown in Attachment 5.

         The photomontages and photographs have been taken from the western edge and centre of Lake
         Weyba for comparison purposes with the recently constructed “Parkridge Noosa” development
         located generally along the ridgeline to the south. The project architect has also helpfully provided
         a plan which provides comparative building heights for the “Parkridge Noosa” development and
         the proposed Resort Complex (refer Figure 3 reproduced below).

         In terms of the building height, the height of the roof line to the north of “Parkridge Noosa” has
         a reduced level (RL) of 44.440m (AHD) while the highest building within the Resort Complex is
         Pavilion 4, which has a height of RL41.530m (AHD), which is about 2.91m lower than the northern
         building of the “Parkridge Noosa” development. Pavilion 5 is located on the more elevated part
         of the subject site, has a height of RL41.170m (AHD), which is about 3.23m lower when compared
         to the “Parkridge Noosa” development. This height difference is relevant in terms of the visibility
         of buildings off the site and the proposed buildings not protruding above the tree line and into
         the skyline (discussed further below).




         Figure 3 – Height comparison with the existing “Parkridge Noosa” development

         Having regard to the photographs and photomontages provided, the various vantage points are
         shown as VP01 to VPO5 (refer to page 1 of Attachment 5).




         Noosa Springs Boutique Hotel – GH Australia Pty Ltd                               Page 58