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1. DA 011.2015.00048986.001
   Development Application - Alterations & Additions TO Existing Hotel & Takeaway Shop - Patonga Hotel
   Lodged: 15/12/2015
   Estimated Cost of Work: $ 2,223,050
   Officer: Michael Leavey

   Basis of Objections:
   1. Scale of development / commercial operation not in keeping with small isolated hamlet
   Patonga is small township of approximately 200 premises comprised of permanent residents (working families who operate local businesses including fishing licences and oyster leases, and retirees), and a smaller number of temporary residents (“weekenders” who own properties for occasional use or as vacation rental accommodation). In the summer holidays, there is an annual influx of summer vacationers in rental accommodation and in the caravan park. The existing Patonga Beach Hotel is a popular destination for day trippers, including boaters who anchor for lunch on the weekend. The demand for hotel services (bar and meal service) fluctuates in tune with the seasonal demands on the town. As noted in the DA documents, the demand on the town’s limited amenities is significant during peak season and, as is illustrated by an analysis of the parking and noise studies accompanying the DA, takes the small township to capacity. The proposed extensions and expansion of the business into a wedding/event venue, will significantly increase both peak season and off-season usage of the Hotel and create an destination in and of itself for customers outside the immediate region. While the applicant is reasonably entitled to expand his/her business, as an objector to this development, we assert that the proposal is a) not in keeping with the scale and character of the town, b) will degrade the amenity of existing residents (including temporary vacationers) through loss of street parking, parking over driveways and in front of gates etc., and c) significantly degrade the amenity of those residents immediately adjacent to the Hotel with noise disturbance from night time events and the relocation and expansion of the commercial kitchen and industrial ventilation to the rear of the current Fish and Chip shop hard up against the boundary of 1 and 3 Bay Street.
   2. Parking and congestion
   The key commercial objective of the DA is to create a “wedding” venue for up to 150 customers, in addition to expansion of existing dining areas in the Hotel’s restaurant. As there are very limited public transport options into Patonga, it would be reasonably expected that wedding or other event guests would travel to Patonga by private vehicle. For a party of 150 guests, with an average vehicle to passenger ratio of 1:2.5, Patonga might be expected to accommodate up to 60 additional vehicles. The attached Parking Assessment shows that at the peak period of 13:00 there were zero available spaces out of the 90 space capacity between Memorial and Boat Ramp. By 14:50, only 18 spaces were available. This leaves a shortfall of 42-60 spaces, without taking into consideration any “stretch limo” style vehicles commonly favoured by bridal parties. The DA makes no provision for additional parking despite its intention to attract a very significant increase in customers. Observations by the objectioner on Monday 28 and Tuesday 29 December 2015 showed all available parking including in Bay Street (to the rear), Jacaranda Street and Patonga Street was taken up. Residents of 1 and 2 Bay Street had cars parked across their driveways / front gates. It is our view that a commercial enterprise seeking to expand should not do so at the expense of existing residents and customary users of the town.
   3. Noise
   There are currently two kitchens in the premises under DA application, a large fryer kitchen in the fish and chip shop and another commercial kitchen in the hotel. The DA proposes to consolidate the kitchens into a single kitchen annexed to the rear of the current fish and chip shop, hard up against the rear boundary of number 3 Bay Street. The noise and odour of the current kitchen exhaust fans is substantial – has council ever checked to see if the noise and odour abatement is consistent with a residential area? At present, the noise from kitchen exhaust fans is largely limited to daylight hours. The proposed expansion, although it does not propose an increase in hours of operation, will increase the intensity and duration of kitchen operations. The recommendation to remove the existing exhaust fans and to locate any new exhaust fans as far from property boundaries as possible is noted however the DA does not make any commitment to the noise rating of new equipment or location of fans (suggested “possible” distance of 12 metres is not committed).

   In addition to the ventilation systems (mechanical services), the DA proposes provisions to ameliorate music performed by bands in the ground floor dining area and the first floor wedding reception room. The technical provisions of solid noise barriers are again noted but it is unknown whether these will be adequate until an assessment of noise is made post construction.

   The anticipated increase in mechanical noise, odour and music noise, and accompanying noise of patrons in the venue, on outdoor balconies and verandas and arriving at and departing the premises, is likely to be substantial.

   Patonga is for Patonga residents and all others who enjoy its natural amenities. We feel that this development is out of scale with the town and will absorb too much of the town’s precious amenity in favour of a single commercial enterprise.

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