Further submission from applicant 13.10.2023

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




                  i. The development has an overall site cover of about 24.5% (including the elevated
                     tennis courts positioned over the carpark to prevent the removal of koala habitat),
                     which is considered very low;
                 ii. The approximate area of land within the Tourist Accommodation Zone is about
                     23,447m² and could have a plot ratio of 0.65:1, which equates to about 15,240m²
                     of gross floor area (GFA). According to the Council officer assessment report, the
                     proposed development and the existing facilities have a combined GFA of about
                     10,280m², which is well below the plot ratio intended for the zone;
                iii. The proposed development retains the existing koala habitat (this having the
                     highest ecological value), as well as other vegetation on the site, which is supported
                     by the applicant’s expert ecologist and Council’s environmental officer;
                iv. The development provides for a significant amount of onsite parking and suitable
                     access and set-down areas for buses within the site, and will not cause off site traffic
                     impacts, including the operation of the development as a whole;
                 v. The development provides for landscaped building setbacks to road frontages and
                     will not cause unacceptable amenity impacts, in particular noise, subject to the
                     imposition of conditions; and
                vi. The development will not cause adverse visual amenity impacts when the
                     development is viewed off the site. The development is integrated into the site,
                     located below the tree line, presents as two (2) storeys to Resort Drive, and is
                     otherwise removed and partly screened from the access to the site off Links Drive.
                     Photomontages have been prepared by a well-respected and experienced visual
                     amenity expert, with the development having less visual impact than the existing
                     “Parkridge Noosa”, with this development being more elevated on the ridgeline to
                     the south.

        d. The applicant’s expert ecologist and the Council’s environmental officer agree the removal
           of a relatively small amount of vegetation on the land is acceptable having regard to the
           ecological values in this location, with the protection of the koala habitat towards the north
           and other vegetation around the site. Further, the proposed offset planting of both koala
           and glossy black cockatoo habitat trees within the golf course will provide for a net
           environmental gain and community benefit, which is desirable.

        e. The proposed built form has been carefully considered by an experienced architect and is
           integrated and steps up the slope. The development is mostly three (3) storeys in height
           and presents as two (2) storeys to the surrounding road network. The density of the
           development is not excessive for the site, with a bulk, scale and form that is acceptable
           (refer comments above). Further, the design of the development will complement and will
           not be out of character in this location.

2. Both the applicant’s and Council’s noise experts have assessed the impacts of the proposal and
   confirmed the development will not have any unacceptable noise impacts on nearby sensitive
   receivers, subject to the imposition of conditions, which have been agreed by the applicant. This
   will include consideration of plant, equipment, and services at the design stage.

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16022 – Noosa Springs “Boutique Hotel”