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Attachment 2 - Development Report - Noosa Springs Boutique Hotel by GH Australia.pdf

DEVELOPMENT REPORT

Noosa Springs Boutique Hotel

June 2021

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1 Background
1.1 Location
     Noosa Springs is an award-winning master plan development approximately 3 km from the main
     tourist areas of Noosa. The 103-ha project has a natural setting including broad frontages to Lake
     Weyba and the Noosa National Park. Although it is close to the commercial and tourist areas of
     Noosa, it has a sense of isolation and a tranquil, natural setting.

1.2 Master Planned
     Noosa Springs is master planned as a high-quality residential and resort destination that comprises:
        • 299 residential dwellings
        • 42 apartments of The Fairways
        • 18-hole championship golf course
        • Clubhouse complex including restaurant, bars, function rooms, pro shop/retail outlet, day
            spa, fitness centre with heated lap pool
        • Synthetic grass tennis courts

     The partly developed Parkridge Noosa residential apartments are located adjacent to Noosa
     Springs.

     Noosa Springs has been acclaimed as a leader in the industry for many reasons including the
     incorporation of the following principles:
         • emphasis on the natural environment
         • consistent architectural theme with high-quality exterior surfaces and finishes
         • security provided by perimeter fencing and gated entrances
         • first class sport and recreation facilities
         • superior standards of service

1.3 Hotel and Precinct F (Parkridge Noosa)
     Noosa Council has expressed a strategic planning preference for a hotel to be included within the
     Noosa Springs development and Precinct F (previously forming part of Noosa Springs) was
     identified in the Noosa Plan as suitable for that purpose. Precinct F, now known as Parkridge Noosa,
     may be used as either permanent residential living or short-stay accommodation. The apartments
     have been strata-titled and separately owned and appears to be mostly occupied on a permanent
     basis. In particular, it’s current use does not seem to satisfy the Council’s strategic preference for
     visitor accommodation.

2 The Site
2.1 Legal
2.1.1 Owner / Developer
         The site is owned by Noosa Springs Investments Pty Ltd, which is a wholly owned subsidiary of
         the GH Australia group of companies. The applicant is Noosa Springs Real Estate Pty Ltd, also a
         wholly owned subsidiary of the GH Australia group of companies. Although not a foreign
         company, GH Australia is owned by a successful Chinese property developer with extensive
         large scale property development expertise and experience. GH has developed more than 20
         iconic real estate projects in Beijing, Shanghai, Guangzhou, Tianjin, Hangzhou, Wuxi, Nanjing,

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1.1

1.2

1.3

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Background

Location
Noosa Springs is an award-winning master plan development approximately 3 km from the main
tourist areas of Noosa. The 103-ha project has a natural setting including broad frontages to Lake
Weyba and the Noosa National Park. Although it is close to the commercial and tourist areas of
Noosa, it has a sense of isolation and a tranquil, natural setting.

Master Planned
Noosa Springs is master planned as a high-quality residential and resort destination that comprises:
e 299 residential dwellings
e 42 apartments of The Fairways
e 18-hole championship golf course
e Clubhouse complex including restaurant, bars, function rooms, pro shop/retail outlet, day
spa, fitness centre with heated lap pool
e Synthetic grass tennis courts

The partly developed Parkridge Noosa residential apartments are located adjacent to Noosa
Springs.

Noosa Springs has been acclaimed as a leader in the industry for many reasons including the
incorporation of the following principles:

e emphasis on the natural environment

e consistent architectural theme with high-quality exterior surfaces and finishes

e security provided by perimeter fencing and gated entrances

e first class sport and recreation facilities

e superior standards of service

Hotel and Precinct F (Parkridge Noosa)
Noosa Council has expressed a strategic planning preference for a hotel to be included within the
Noosa Springs development and Precinct F (previously forming part of Noosa Springs) was
identified in the Noosa Plan as suitable for that purpose. Precinct F, now known as Parkridge Noosa,
may be used as either permanent residential living or short-stay accommodation. The apartments
have been strata-titled and separately owned and appears to be mostly occupied on a permanent
basis. In particular, it’s current use does not seem to satisfy the Council’s strategic preference for
visitor accommodation.

The Site
Legal

2.1.1 Owner / Developer

The site is owned by Noosa Springs Investments Pty Ltd, which is a wholly owned subsidiary of
the GH Australia group of companies. The applicant is Noosa Springs Real Estate Pty Ltd, also a
wholly owned subsidiary of the GH Australia group of companies. Although not a foreign
company, GH Australia is owned by a successful Chinese property developer with extensive
large scale property development expertise and experience. GH has developed more than 20
iconic real estate projects in Beijing, Shanghai, Guangzhou, Tianjin, Hangzhou, Wuxi, Nanjing,

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Huai’an and Haikou. GH Australia also has significant current property development projects in
Brisbane, Gold Coast and Sydney. GH is highly regarded for its commitment to quality and
creating first class property developments.

Dragon Lake International Resort in Guangzhou is of particular relevance with its full range of
sport and leisure facilities, including a 27-hole golf course used for the Asian Games
competition, the Princess Hotel a 5-star European-styled hotel, the King Hotel being the first golf
themed hotel in Asia, a European-styled town centre and many luxury villas and resort
apartments. Dragon Lake provides extensive short-stay accommodation and is regarded as one
of most luxurious residential communities in southern China.

2.1.2 Address and land title
The site address is Links Drive, Noosa Heads. The land has a broad frontage to Resort Drive,
Noosa Heads and the development site is part of Lot 4 on SP 178340 comprising 3.804 hectare.

2.1.3 Town Planning
The site is within the Noosa Shire and subject to the Noosa Plan 2020. The zoning map, forming
part of the Noosa Plan, designates part of the land within the Recreation and Open Space zone
and the balance in the Tourist Accommodation zone. Adamson Town Planning Pty Ltd has been
consulted during the planning stages and a Town Planning Report has been provided to address
the relevant development planning and approval issues.

2.2 Physical
2.2.1 Topography and geotechnical
The proposed hotel site is located on the western slopes of a high sand dune that extends along
the eastern side of the Noosa Springs property. The slope of the ridgeline varies across the site.
The site comprises predominately uncontaminated sand. A geotechnical assessment will be
undertaken in due course, but acid sulphate soil is not expected to be an issue because of its
elevation and conditions of nearby developed areas.

2.2.2 Orientation and prevailing winds
The site is located on the western slopes of the ridge that generally slopes to the West. Having
regard to its elevation, the proposed hotel buildings overlook the existing clubhouse, spa and
car parks. The higher levels of the site are mainly exposed to prevailing winds from South-East
and sometimes to winds from the North and West.

2.2.3 Access
The main vehicular and pedestrian access to the Noosa Springs recreation complex is through a
gated entrance at the southern end of Links Drive. Access for deliveries and refuse collection
vehicles is via a driveway located to the south of the clubhouse that connects to Resort Drive.
Pedestrians and motorised golf cart access is also available at the rear entrance. An existing
driveway links the rear of the clubhouse to an existing levelled area adjacent to the existing
tennis centre where the proposed hotel site is located.

2.2.4 Adjacent Uses
Related uses are near the proposed hotel site and include:

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Address and land title
The site address is Links Drive, Noosa Heads. The land has a broad frontage to Resort Drive,
Noosa Heads and the development site is part of Lot 4 on SP 178340 comprising 3.804 hectare.

Town Planning

The site is within the Noosa Shire and subject to the Noosa Plan 2020. The zoning map, forming
part of the Noosa Plan, designates part of the land within the Recreation and Open Space zone
and the balance in the Tourist Accommodation zone. Adamson Town Planning Pty Ltd has been
consulted during the planning stages and a Town Planning Report has been provided to address
the relevant development planning and approval issues.

2.2 Physical

2.2.1

2.2.2

2.2.3

2.2.4

Topography and geotechnical

The proposed hotel site is located on the western slopes of a high sand dune that extends along
the eastern side of the Noosa Springs property. The slope of the ridgeline varies across the site.
The site comprises predominately uncontaminated sand. A geotechnical assessment will be
undertaken in due course, but acid sulphate soil is not expected to be an issue because of its
elevation and conditions of nearby developed areas.

Orientation and prevailing winds

The site is located on the western slopes of the ridge that generally slopes to the West. Having
regard to its elevation, the proposed hotel buildings overlook the existing clubhouse, spa and
car parks. The higher levels of the site are mainly exposed to prevailing winds from South-East
and sometimes to winds from the North and West.

Access

The main vehicular and pedestrian access to the Noosa Springs recreation complex is through a
gated entrance at the southern end of Links Drive. Access for deliveries and refuse collection
vehicles is via a driveway located to the south of the clubhouse that connects to Resort Drive.
Pedestrians and motorised golf cart access is also available at the rear entrance. An existing
driveway links the rear of the clubhouse to an existing levelled area adjacent to the existing
tennis centre where the proposed hotel site is located.

Adjacent Uses
Related uses are near the proposed hotel site and include:

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         •       The main clubhouse complex, day spa and the fitness centre (with 25 metre heated lap
                 swimming pool) are located on lower levels of the ridge.
         •       A carpark comprising 3 tiers is located adjacent to the clubhouse/spa complex.
         •       Heavily vegetated vacant land is situated to the north and east of Resort Drive owned by the
                 Noosa Council.
         •       The land on the southern side of Resort Drive is being developed as the Parkridge Noosa
                 residential estate.

2.3 Utilities
       All utilities are located underground along Resort Drive, to which the site has a broad frontage,
       and includes:

             •     Electricity - Energex provides electricity via the underground network of supply
                   throughout Noosa Springs, including the subject site
             •     Potable Water - Potable watermain is available along Resort Drive.
             •     Sewerage - Sewerage mains drains to a pump station situated within the golf course.
             •     Gas – LPG gas is also reticulated along Resort Drive
             •     Telecommunications – NBN broadband services are available to the site

3 Hotel Market
3.1 Noosa Accommodation Market
       According to market research undertaken by Lucid Economics, there is a shortage of high-quality,
       full-service hotel properties in the Noosa market. Noosa is dominated by smaller, unbranded,
       apartment style accommodation. The only branded full-service hotel in Noosa itself is the Sofitel
       and, so far as we are aware, no others are currently being planned. Market research also shows
       that Noosa is mainly a domestic tourist market with the key demographic segments being family
       groups and adult couples.

3.2 Noosa Springs Visitor Accommodation
       The Fairways apartments at Noosa Springs comprise 42 strata-titled apartments and Noosa
       Springs has provided letting management services since 2006. In recent years, The Fairways
       apartments have been increasingly used by owner/occupiers or rented on a long-term basis. At
       this time, only 15 apartments remain in the short stay letting pool and there are many occasions
       during busy periods that accommodation is not available to meet the demand.

       The Noosa Springs managers’ report that many groups in recent times have decided to go to
       other destinations because of the limited short stay accommodation available at Noosa Springs.
       During the last few months alone, many groups have inquired to stay at Noosa Springs but have
       not booked because of insufficient short-stay accommodation and are listed below:

                 Enquiry Date                      Type                      Number of Guests
                   Oct 2020                  Corporate getaway                    200
                  Nov 2020                      Conference                         80
                  Nov 2020                       Wedding                          100


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e The main clubhouse complex, day spa and the fitness centre (with 25 metre heated lap
swimming pool) are located on lower levels of the ridge.

e Acarpark comprising 3 tiers is located adjacent to the clubhouse/spa complex.

e Heavily vegetated vacant land is situated to the north and east of Resort Drive owned by the
Noosa Council.

e The land on the southern side of Resort Drive is being developed as the Parkridge Noosa
residential estate.

Utilities
All utilities are located underground along Resort Drive, to which the site has a broad frontage,
and includes:

e Electricity - Energex provides electricity via the underground network of supply
throughout Noosa Springs, including the subject site

e Potable Water - Potable watermain is available along Resort Drive.

e Sewerage - Sewerage mains drains to a pump station situated within the golf course.

e Gas -—LPG gas is also reticulated along Resort Drive

e Telecommunications — NBN broadband services are available to the site

3 Hotel Market

3.1

3.2

Noosa Accommodation Market

According to market research undertaken by Lucid Economics, there is a shortage of high-quality,
full-service hotel properties in the Noosa market. Noosa is dominated by smaller, unbranded,
apartment style accommodation. The only branded full-service hotel in Noosa itself is the Sofitel
and, so far as we are aware, no others are currently being planned. Market research also shows
that Noosa is mainly a domestic tourist market with the key demographic segments being family
groups and adult couples.

Noosa Springs Visitor Accommodation

The Fairways apartments at Noosa Springs comprise 42 strata-titled apartments and Noosa
Springs has provided letting management services since 2006. In recent years, The Fairways
apartments have been increasingly used by owner/occupiers or rented on a long-term basis. At
this time, only 15 apartments remain in the short stay letting pool and there are many occasions
during busy periods that accommodation is not available to meet the demand.

The Noosa Springs managers’ report that many groups in recent times have decided to go to
other destinations because of the limited short stay accommodation available at Noosa Springs.
During the last few months alone, many groups have inquired to stay at Noosa Springs but have
not booked because of insufficient short-stay accommodation and are listed below:

Enquiry Date Type Number of Guests
Oct 2020 Corporate getaway 200
Nov 2020 Conference 80
Nov 2020 Wedding 100

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Nov 2020 Golf group 56
Nov 2020 Golf 32
Dec 2020 Conference 50
Dec 2020 Conference 20
Dec 2020 Conference 26
Dec 2020 Conference & golf 20
Dec 2020 Conference 24
Dec 2020 Conference & golf 150
Feb 2021 Golf 20
Feb 2021 Golf & dining 240

As the existing accommodation available at Noosa Springs is insufficient to meet the demand,
there is certainly a need for the hotel at Noosa Springs. Furthermore, some of those groups chose
other destinations, which is damaging to the tourist economy of Noosa.

It is expected the hotel will appeal to the following market segments, which supports the tourism
economy of Noosa.

3.2.1 Leisure
The leisure market is expected to be important for the proposed hotel. Although family group
sector is significant for Noosa, managed apartments are well suited to this market. Although the
proposed hotel will appeal to the family market, the proposed hotel is targeted at the adult
couple market segment. Research shows “going to the beach, experiencing the outdoors and
social activities” are important activities in Noosa to the leisure visitor. The hotel proposal
includes:

• a shuttle bus service to key Noosa locations, such as Hastings Street, Noosa National
Park, Sunshine Beach and the Noosa river;
• integrating it with the existing sport and leisure facilities of Noosa Springs; and
• provide further on-site facilities that appeal to the leisure market.

3.2.2 Conference/ Meeting
The existing conference and meeting facilities of Noosa Springs are currently underutilised
although well suited to the MICE markets. The proposed hotel will provide onsite
accommodation that is important to this market. Conferences and meetings are often held on
weekdays and therefore an important source of guests at times when there is less demand from
the leisure and wedding markets.

3.2.3 Wedding
Noosa Springs is popular as a venue for marriage ceremonies and wedding receptions. There is a
strong demand from wedding guests to stay onsite and a significant market segment for the
proposed hotel.

3.2.4 Golf / Spa
The golf segment is difficult to separate from leisure guests, as sometimes golf is part of a
package that attracts leisure guests to hotels of this nature. Golf specific demand is expected

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It is expected the hotel will appeal to the following market segments, which supports the tourism
economy of Noosa.

Leisure

The leisure market is expected to be important for the proposed hotel. Although family group
sector is significant for Noosa, managed apartments are well suited to this market. Although the
proposed hotel will appeal to the family market, the proposed hotel is targeted at the adult
couple market segment. Research shows “going to the beach, experiencing the outdoors and
social activities” are important activities in Noosa to the leisure visitor. The hotel proposal
includes:

e ashuttle bus service to key Noosa locations, such as Hastings Street, Noosa National
Park, Sunshine Beach and the Noosa river;

e integrating it with the existing sport and leisure facilities of Noosa Springs; and

e provide further on-site facilities that appeal to the leisure market.

Conference/ Meeting

The existing conference and meeting facilities of Noosa Springs are currently underutilised
although well suited to the MICE markets. The proposed hotel will provide onsite
accommodation that is important to this market. Conferences and meetings are often held on
weekdays and therefore an important source of guests at times when there is less demand from
the leisure and wedding markets.

Wedding

Noosa Springs is popular as a venue for marriage ceremonies and wedding receptions. There is a
strong demand from wedding guests to stay onsite and a significant market segment for the
proposed hotel.

Golf / Spa
The golf segment is difficult to separate from leisure guests, as sometimes golf is part of a
package that attracts leisure guests to hotels of this nature. Golf specific demand is expected

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from golf tour operators who provide packages that include accommodation. Although the
spa/wellness retreat market is small, there is considerable potential to create specific products
that attract guests for this purpose. The golf course and the spa have sufficient capacity to meet
the expected demand by guests of the proposed hotel.

4 Hotel Design
4.1 General
Noosa Springs design standards are one of the key elements of its master plan that protect its
character and value. The architectural style of the proposed hotel is consistent with the nearby
clubhouse complex and with the residential architectural style of Noosa Springs generally. In
particular, the buildings: maximise view opportunities; enhance the sites natural features; have a
compatible scale and relationship to the existing areas of Noosa Springs, including the clubhouse;
and blend hard and soft landscape elements to create a sense of place.

4.2 Integration
The proposed hotel has been designed to be integrated with the Noosa Springs clubhouse and spa
complex, creating a destination with extensive recreation and leisure facilities. The outcomes
expected by such integration include:
• Avoid duplication of facilities to keep capital cost and operating expenses to a minimum;
• Reduce the size and scale of the overall development, so far as practical;
• Improve economies of scale and cost-effectiveness of operations;
• Keep distance between rooms and facilities to a minimum for guest convenience; and
• Create an atmosphere where hotel guest are part of a single, greater complex - not just
limited to the hotel itself.

The location of the proposed hotel site and concentration of the buildings is important to achieve
the integration objective.

4.3 Visual Amenity
The building design, including external materials and colours, is consistent with the Noosa Springs
architectural style and will complement the adjacent clubhouse and spa buildings. The buildings
appear generally as only two-storey structures from Resort Drive. So far as practical, existing
vegetation will be retained and reinforced between the buildings and Resort Drive to provide
some screening of the buildings from that direction.

The hotel is generally not visible to other areas within Noosa Springs, except a small part of the
golf course and some houses within The Palms precinct. A photographic montage with an
illustration of the hotel from this view corridor has been prepared by a specialist consultant, Mark
Elliott, which is acceptable. It is noted the adjacent Parkridge Noosa buildings are higher and
considerably more visible.

A visual amenity study was also undertaken by both our architects and consultant (addressed in
the town planning report) from certain vantage points around and within Lake Weyba, which
demonstrates it will have little or no impacts.

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4 Hotel Design

4.1

4.2

4.3

General

Noosa Springs design standards are one of the key elements of its master plan that protect its
character and value. The architectural style of the proposed hotel is consistent with the nearby
clubhouse complex and with the residential architectural style of Noosa Springs generally. In
particular, the buildings: maximise view opportunities; enhance the sites natural features; have a
compatible scale and relationship to the existing areas of Noosa Springs, including the clubhouse;
and blend hard and soft landscape elements to create a sense of place.

Integration

The proposed hotel has been designed to be integrated with the Noosa Springs clubhouse and spa

complex, creating a destination with extensive recreation and leisure facilities. The outcomes

expected by such integration include:

e Avoid duplication of facilities to keep capital cost and operating expenses to a minimum;

e Reduce the size and scale of the overall development, so far as practical;

e Improve economies of scale and cost-effectiveness of operations;

e Keep distance between rooms and facilities to a minimum for guest convenience; and

e Create an atmosphere where hotel guest are part of a single, greater complex - not just
limited to the hotel itself.

The location of the proposed hotel site and concentration of the buildings is important to achieve
the integration objective.

Visual Amenity

The building design, including external materials and colours, is consistent with the Noosa Springs
architectural style and will complement the adjacent clubhouse and spa buildings. The buildings
appear generally as only two-storey structures from Resort Drive. So far as practical, existing
vegetation will be retained and reinforced between the buildings and Resort Drive to provide
some screening of the buildings from that direction.

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4.4 Acoustics
It is the design intention for the hotel buildings and their surrounds to provide a tranquil,
relaxing experience for guests. Furthermore, the design has taken into account the offsite
impacts and a consultant has undertaken an assessment and report that the hotel design will
comply with relevant standards. It is noted the hotel is orientated to the North, which provides
an acoustic buffer of noise from the public areas of the hotel to the residential areas of
Parkridge.

4.5 Hotel guest amenity
The hotel design provides undercover pedestrian access between the hotel rooms and other
facilities within the hotel itself, including the Noosa Springs clubhouse complex. The access
includes elevators and covered walkways and corridors.

4.6 Sustainability and Wellness
4.6.1 Sustainability
The hotel design has incorporated a number of sustainability initiatives that are outlined in the
sustainability report prepared by the project architect. In particular, it is noted:
• Rainwater is to be piped from the hotel building roofs into 135,000 litres of water
storage tanks located under a tennis court. The water harvested in this manner will be
used to replenish the swimming pools.
• Sophisticated energy efficiency systems will be used to manage the use of electricity
within the rooms and circulation areas of the hotel.
• Photovoltaic panels will be used in the design of covered car parks to produce electricity
for use on site.
• Electric vehicle charging stations (4) are incorporated into basement car park.
• Electric bikes will be available for rent by guests and will provide an alternative mode of
transport.

4.6.2 Solar Energy
It is proposed to install photovoltaic panel structures to provide undercover car park spaces and
generate solar energy for the hotel to use. The proposed system comprises of a number of
panels that will be at least 100 kWh.

4.6.3 Wellness
The hotel will incorporate wellness elements in its design and the guest amenities, services and
programs. In doing so, it will go further than the green and sustainable credentials. A biophilic
design philosophy for the hotel buildings and its guest amenities and services will provide a
unique position within the Noosa visitor accommodation market.

5 Hotel Facilities and Services
5.1 Entrance/Porte-Cochere
The entrance to the hotel has been carefully planned to provide:
• prominence to the entry and a sense of arrival;
• convenient for setting down passengers and accessing the hotel;
• a pedestrian forecourt and link to the clubhouse clear of traffic;

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4.6 Sustainability and Wellness

4.6.1 Sustainability
The hotel design has incorporated a number of sustainability initiatives that are outlined in the
sustainability report prepared by the project architect. In particular, it is noted:

e Rainwater is to be piped from the hotel building roofs into 135,000 litres of water
storage tanks located under a tennis court. The water harvested in this manner will be
used to replenish the swimming pools.

e Sophisticated energy efficiency systems will be used to manage the use of electricity
within the rooms and circulation areas of the hotel.

e Photovoltaic panels will be used in the design of covered car parks to produce electricity
for use on site.

e Electric vehicle charging stations (4) are incorporated into basement car park.

e Electric bikes will be available for rent by guests and will provide an alternative mode of
transport.

5 Hotel Facilities and Services

5.1 Entrance/Porte-Cochere
The entrance to the hotel has been carefully planned to provide:
e prominence to the entry and a sense of arrival;
e convenient for setting down passengers and accessing the hotel;
e a pedestrian forecourt and link to the clubhouse clear of traffic;

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• a heavily landscaped sitting area;
• one-way approach to the entrance with an expanded Porte-Cochere roundabout and a one-
way exit. The driveway width in front of entrance is two lanes for setting down passengers
and bypassing;
• adequate space for taxi, bus and emergency vehicles; and
• shuttle bus parking.

5.2 Lobby / Reception
The architectural character of the entrance and lobby provides a sense of arrival and grandeur.
The entrance has water features and lounges set within a lush, vegetated landscape consistent
with the Noosa Springs character. The entrance corridor connects to glass-faced lifts that provides
convenient access to the main lobby and reception located on the ground floor of the proposed
hotel. The glass elevators will reveal a stunning outlook over the resort swimming pools when
arriving at the ground floor.

5.3 Parking and transport
The existing clubhouse/spa complex has 220 car parking spaces and has been assessed by traffic
engineers as exceeding the needs of the existing clubhouse facilities. It has been determined by a
temporal parking demand analysis that the design parking demand for the existing facilities and
the proposed hotel is 229 spaces. The hotel design provides that the combined facilities has a
total of 245 car spaces and 8 motorcycles spaces. The design includes 38 overflow car spaces
(forming part of the 245 spaces) that will be managed as staff parking at times of higher demand.

Traffic impact will be reduced by having alternative transport available, namely a shuttle bus
service and electric bikes. The additional traffic to the external roads created by the hotel will be
minor not requiring widening of roads or roundabouts.

5.4 Rooms
The proposed hotel comprises 112 rooms of the following types are proposed:
• 104 standard rooms
• 6 standard suites
• 2 presidential suites

The rooms have generous balconies or terraces and have various orientations and outlooks. Some
rooms have direct access to a resort swimming pool from terraces. The rooms do not have
kitchens or other facilities that would make them self-contained. The rooms will therefore have a
single owner, rather than being strata-titled and sold.

5.5 Café and Room Service
The hotel café is planned to provide light meals from breakfast to evening. The café is intended to
compliment, not compete, with the clubhouse restaurant and provide another type of casual
dining option for guests. The clubhouse restaurant will provide full breakfast services and full
evening restaurant services. A small kitchen is located at the hotel that will operate as a satellite
kitchen.

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5.3

5.4

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e aheavily landscaped sitting area;

e@ one-way approach to the entrance with an expanded Porte-Cochere roundabout and a one-
way exit. The driveway width in front of entrance is two lanes for setting down passengers
and bypassing;

e adequate space for taxi, bus and emergency vehicles; and

e shuttle bus parking.

Lobby / Reception

The architectural character of the entrance and lobby provides a sense of arrival and grandeur.
The entrance has water features and lounges set within a lush, vegetated landscape consistent
with the Noosa Springs character. The entrance corridor connects to glass-faced lifts that provides
convenient access to the main lobby and reception located on the ground floor of the proposed
hotel. The glass elevators will reveal a stunning outlook over the resort swimming pools when
arriving at the ground floor.

Parking and transport

The existing clubhouse/spa complex has 220 car parking spaces and has been assessed by traffic
engineers as exceeding the needs of the existing clubhouse facilities. It has been determined by a
temporal parking demand analysis that the design parking demand for the existing facilities and
the proposed hotel is 229 spaces. The hotel design provides that the combined facilities has a
total of 245 car spaces and 8 motorcycles spaces. The design includes 38 overflow car spaces
(forming part of the 245 spaces) that will be managed as staff parking at times of higher demand.

Rooms

The proposed hotel comprises 112 rooms of the following types are proposed:
e 104 standard rooms

e 6 standard suites

e 2>presidential suites

Café and Room Service

The hotel café is planned to provide light meals from breakfast to evening. The café is intended to
compliment, not compete, with the clubhouse restaurant and provide another type of casual
dining option for guests. The clubhouse restaurant will provide full breakfast services and full
evening restaurant services. A small kitchen is located at the hotel that will operate as a satellite
kitchen.

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5.6 Clubhouse Improvements
5.6.1 Back of House and Kitchen
It is proposed to expand and upgrade the back of house facilities of the Noosa Springs clubhouse
in conjunction with the hotel development. The clubhouse kitchen has been redesigned to
operate as the production kitchen for both the hotel and the clubhouse restaurant and function
rooms. After preparation, the food will be transported to the hotel storage areas and finished in
the satellite hotel kitchen.

5.6.2 Clubhouse restaurant and bar
The Noosa Springs restaurant and bar is intended to be upgraded so it can provide high quality,
efficient food and beverage services. The clubhouse restaurant will provide the main dining
facilities and services for hotel guests.

5.7 Bar/Lounge/Firepit
An island bar and lounges will provide guests with a place to meet and socialise. It is located to
provide expansive views over the swimming pool and recreation areas. A firepit is also proposed
that provides another venue for guests to socialise and enjoy food and beverage service.

5.8 Swimming Pools and surrounds
The hotel swimming pools and recreation area has been designed to provide guests with an
appealing alternative to the beach. The split level, free form pool is a central feature of the hotel.
The pool surrounds will be landscaped and furnished to provide a desirable place for guests to
spend their leisure time. High quality outdoor furniture, including cabanas, under shaded, heavily
landscaped gardens will provide a relaxing atmosphere for guests.

5.9 Tennis Centre
The Noosa Springs tennis centre provides courts for use by members and visitors. The tennis
centre has been operated for many years by tennis professionals, who provide tennis tuition
including popular programs for school children. The existing four (4) courts will need to be
demolished to locate the hotel buildings. It is proposed to construct three (3) tennis courts near
the northern boundary of the site. The courts are located as far to the north of site to provide an
appropriate visual and acoustic buffer to the hotel accommodation and its recreation areas. A
small amenity building is proposed near the tennis courts to provide a toilet and other services.
The tennis courts and facilities will continue to be used by members upon completion and the
tennis professional will continue to provide tuition to school children and others.

5.10 Housekeeping and supplies
The hotel is designed to provide full service to rooms, including daily housekeeping. The back-of-
house areas have appropriately designed to store waste, consumables, linen and laundry.

The clubhouse loading dock to be used to receive all hotel supplies including consumables for the
rooms, linen etc. The hotel supplies will be transported using electric vehicle and trailer to the
back of house area of the hotel. It is also proposed to transfer pre-prepared food and beverage to
the hotel cafe. The clubhouse kitchen will be the primary storage and food preparation kitchen,
whilst the hotel café kitchen will operate as a satellite kitchen.

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5.6
5.6.1

5.6.2

5.7

5.8

5.9

5.10

GH AUSTRALIA

Clubhouse Improvements

Back of House and Kitchen

It is proposed to expand and upgrade the back of house facilities of the Noosa Springs clubhouse
in conjunction with the hotel development. The clubhouse kitchen has been redesigned to
operate as the production kitchen for both the hotel and the clubhouse restaurant and function
rooms. After preparation, the food will be transported to the hotel storage areas and finished in
the satellite hotel kitchen.

Clubhouse restaurant and bar

The Noosa Springs restaurant and bar is intended to be upgraded so it can provide high quality,
efficient food and beverage services. The clubhouse restaurant will provide the main dining
facilities and services for hotel guests.

Bar/Lounge/Firepit

An island bar and lounges will provide guests with a place to meet and socialise. It is located to
provide expansive views over the swimming pool and recreation areas. A firepit is also proposed
that provides another venue for guests to socialise and enjoy food and beverage service.

Swimming Pools and surrounds

The hotel swimming pools and recreation area has been designed to provide guests with an
appealing alternative to the beach. The split level, free form pool is a central feature of the hotel.
The pool surrounds will be landscaped and furnished to provide a desirable place for guests to
spend their leisure time. High quality outdoor furniture, including cabanas, under shaded, heavily
landscaped gardens will provide a relaxing atmosphere for guests.

Tennis Centre

The Noosa Springs tennis centre provides courts for use by members and visitors. The tennis
centre has been operated for many years by tennis professionals, who provide tennis tuition
including popular programs for school children. The existing four (4) courts will need to be
demolished to locate the hotel buildings. It is proposed to construct three (3) tennis courts near
the northern boundary of the site. The courts are located as far to the north of site to provide an
appropriate visual and acoustic buffer to the hotel accommodation and its recreation areas. A
small amenity building is proposed near the tennis courts to provide a toilet and other services.
The tennis courts and facilities will continue to be used by members upon completion and the
tennis professional will continue to provide tuition to school children and others.

Housekeeping and supplies
The hotel is designed to provide full service to rooms, including daily housekeeping. The back-of-
house areas have appropriately designed to store waste, consumables, linen and laundry.

Noosa Springs Boutique Hotel — Development Report Page 8 of 13

Page 10

It is proposed to separate and transport refuse to the bulk bins located at the loading dock of the
clubhouse. The loading dock is proposed to be expanded.

6 Hotel Operations
6.1 Hotel Management
An experienced hotel management firm will be engaged to operate the hotel. A hotel brand will
be selected to position the hotel and Noosa Springs generally as a high-quality destination and
first-class services. GH has engaged a specialist hotel consultant (Tuscan) that will assist in the
appointment of a hotel operator in due course. A letter of support from Tuscon is attached
(Appendix A).

6.2 Integration
It is likely the existing products and services of Noosa Springs will be operated by the hotel
manager, thereby taking advantage of staffing and other cost efficiencies.

7 Community Information and Benefits
7.1 Information provided to Noosa Springs and Parkridge communities
A community information session was held on 19 November 2020. Invitations were circulated to
all residents of Noosa Springs and Parkridge Noosa. GH representatives, the project architect and
town planner participated in the following:
• Presentation of the project to the chairpersons of the bodies corporate and answered
queries or concerns.
• The development plans were fixed to walls in a public area of the clubhouse for about a
week and available for review. Furthermore, the architect and representatives of the
developer were available throughout an afternoon to provide detailed explanations.
Invitations were sent to all residents and property owners within Noosa Springs and
Parkridge.

The feedback from the information sessions has been used to refine the development concept
and identify issues to be addressed in due course.

7.2 Tourism Noosa
We have met with representatives of Tourism Noosa and Tourism Queensland. A copy of a letter
from Tourism Noosa is attached (Appendix B) that supports the hotel development proposal.
Tourism Queensland also strongly supports the development.

7.3 Noosa community benefits
The proposed development will have considerable benefit to the Noosa community including:
• Decentralising visitor accommodation away from Hasting Street and other key locations in
Noosa will not exacerbate traffic congestion of peak tourist periods.
• Provide another branded, full-service hotel in Noosa, which is expected to have greater
appeal to some market segments and strengthen the tourist economy.
• Provide employment and career opportunities.

Noosa Springs Boutique Hotel – Development Report Page 9 of 13

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®

GH AUSTRALIA

It is proposed to separate and transport refuse to the bulk bins located at the loading dock of the
clubhouse. The loading dock is proposed to be expanded.

6 Hotel Operations

6.1

6.2

Hotel Management

An experienced hotel management firm will be engaged to operate the hotel. A hotel brand will
be selected to position the hotel and Noosa Springs generally as a high-quality destination and
first-class services. GH has engaged a specialist hotel consultant (Tuscan) that will assist in the
appointment of a hotel operator in due course. A letter of support from Tuscon is attached
(Appendix A).

Integration
It is likely the existing products and services of Noosa Springs will be operated by the hotel
manager, thereby taking advantage of staffing and other cost efficiencies.

7 Community Information and Benefits

7.1

7.2

7.3

Information provided to Noosa Springs and Parkridge communities

A community information session was held on 19 November 2020. Invitations were circulated to
all residents of Noosa Springs and Parkridge Noosa. GH representatives, the project architect and
town planner participated in the following:

e Presentation of the project to the chairpersons of the bodies corporate and answered
queries or concerns.

e The development plans were fixed to walls in a public area of the clubhouse for about a
week and available for review. Furthermore, the architect and representatives of the
developer were available throughout an afternoon to provide detailed explanations.
Invitations were sent to all residents and property owners within Noosa Springs and
Parkridge.

The feedback from the information sessions has been used to refine the development concept
and identify issues to be addressed in due course.

Tourism Noosa

We have met with representatives of Tourism Noosa and Tourism Queensland. A copy of a letter
from Tourism Noosa is attached (Appendix B) that supports the hotel development proposal.
Tourism Queensland also strongly supports the development.

Noosa community benefits
The proposed development will have considerable benefit to the Noosa community including:
e Decentralising visitor accommodation away from Hasting Street and other key locations in
Noosa will not exacerbate traffic congestion of peak tourist periods.
e Provide another branded, full-service hotel in Noosa, which is expected to have greater
appeal to some market segments and strengthen the tourist economy.
e Provide employment and career opportunities.

Noosa Springs Boutique Hotel — Development Report Page 9 of 13

Page 11

®

GH AUSTRALIA

Appendix A — Letter from Tuscan

Noosa Springs Boutique Hotel — Development Report Page 10 of 13

Page 12

GH AUSTRALIA

TUSCAN

3 March 2021

Phil Starkey | Project Manager
Project Manager

GH Australia

P.O. Box 54, Noosa Heads

E [email protected]
Dear Phil,
We have for the past four years been GH Australia’s Hotel Advisor, including Noosa Springs.

During this period, we have provided advice in relation to the integration of a new hotel with the
existing facilities and how this will create compelling amenities for locals as well as visitors and
guests. The hotel project builds on the strengths of Noosa Springs with its spa and golf facilities; it
extends its market appeal and destination qualities.

Noosa Springs is positioned as a destination based on health and wellness. The hotel extends this
market focus, it responds to customers, and it allows new initiatives to be implemented. This
direction has been tested by Tuscan. This includes dialogue with hotel operators with whom we
have a long association and consideration of financial forecasts for the integrated business. It also
includes multiple reviews of the architecture, the facilities, the operational efficiencies that need to
be incorporated for the long-term success of Noosa Springs.

In advising GH Australia we have applied our experience of 30 years across numerous hotel
development projects in the country to the development concept and planning of Noosa Springs.
Our industry knowledge is contemporary with 10 projects currently on our books and have
appointed three intemational operators to new hotel projects last year and will appoint another
three prior to June 2021. As a dedicated hotel advisory business that is in constant dialogue with
international hotel operators, we consider appropriate development concepts for hotels, what
market positioning responds to the demand, what is financially feasible and what brands would be
best suited.

The proposed hotel at Noosa Springs will add to the diversification of Noosa as a destination. The
Project concept has been well crafted and will enhance the facilities and amenities of Noosa.

TUSCAN

TUSCAN.COMLAU

Noosa Springs Boutique Hotel — Development Report Page 11 of 13

Page 13

Appendix B – Letter from Tourism Noosa




Noosa Springs Boutique Hotel – Development Report   Page 12 of 13


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®

GH AUSTRALIA

Appendix B — Letter from Tourism Noosa

Noosa Springs Boutique Hotel — Development Report Page 12 of 13

Page 14

®

GH AUSTRALIA

19 October 2020

To whom it may concern,

On behalf of Tourism Noosa, we are pleased to provide this letter of support for the Noosa
Springs Boutique Hotel.

When complete this project will provide a significant development for Noosa and will be a
welcome addition to Noosa’s product offering, providing a luxury boutique property that
will assist in maintaining Noosa's awareness as a desirable destination for Australian and
International Visitors.

With a focus on enhancing the natural environment, the project will provide a luxury
boutique hotel experience that will appeal to high value travellers who stay longer and
spend more in destinations, injecting more dollars into the local economy.

Tourism Noosa is excited by the opportunities that this project offers. Noosa has not seen
a new hotel development in more than a decade and there is a strong demand for new
accommodation experiences. The introduction of a boutique hotel experience is genuinely
needed in our product offering and the commitment to this development not being strata
titled and run by an experienced and established management team at Noosa Springs is
welcome news.

In addition to providing new product development, through the construction phase and
beyond, this significant, project will generate employment and ongoing economic activity
for the Noosa business and tourism community.

Yours faithfully,

4 ‘| ; i 3
hess, me,

Melanie Anderson
CEO
Tourism Noosa

 

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