MCU25/0006 - DEVELOPMENT APPLICATION FOR MATERIAL CHANGE OF USE - SHORT TERM ACCOMMODATION (BACKPACKERS ACCOMMODATION) AT 17 RUSSELL ST, NOOSAVILLE · Report

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PLANNING & ENVIRONMENT COMMITTEE MEETING                                            7 OCTOBER 2025


  STATUTORY DETAILS

  SEQRP Designation               Urban Footprint

  Zone                            High Density Residential

  Local Plan Area                 Noosaville

  Overlays                            •    Land Subject to Acid Sulphate Soils
                                      •    Flood Hazard

  Assessment Type                 Impact

EXECUTIVE SUMMARY
This application seeks a development approval for Material Change of Use for a Short-term
accommodation (48 bed backpackers’ accommodation) at 17 Russell Street, Noosaville.
Existing development at the site is a three-storey, 3 unit Multiple dwelling building. The proposal
seeks to retain the existing building and construct a new three storey extension (plus roof top terrace)
at the rear of the site to accommodate the 48 bed accommodation.
The site is 609m² in area and features a 15 metre frontage to Russell Street. It is proposed to reuse
the site’s existing driveway (adjacent to the northwestern side boundary) to access a carparking area
at the rear of the site. Ground level plans indicate 4 standard parking spaces (including 2 spaces
provided in a double car stacker), 1 space for a PWD and 1 minivan space.
The site is contained within the High Density Residential zone with the use defined as a consistent
use (Impact assessment). The site is also located within the Noosaville Local Plan area which details
that development within Medium and High Density Residential zones is to accommodate a diversity
of housing types including Multiple dwellings, Retirement facilities and Residential care facilities.
During the public notification of the application 178 properly made submissions were received. The
majority of submissions objected to the development raising concerns about the impacts on the local
traffic network, scale of development, potential for privacy and overlooking issues between
properties and acoustic concerns.
The proposed development requests variations to the Noosa Plan 2020 planning scheme including
a rooftop terrace, relaxation of rear building setbacks, site cover, plot ratio and onsite carparking/
servicing.
Upon assessment, there is not sufficient merit to recommend the application for approval as it does
not achieve the Overall outcomes sought under the High Density Residential zone, Noosaville Local
Plan Code and Works Codes.
It is recommended that the application be refused.

RECOMMENDATION
That Council note the report by the Senior Development Planner to the Planning & Environment
Committee Meeting dated 7 October 2025 regarding Application MCU25/0006 for a Development
Permit for Material Change of Use - Short-term accommodation (backpackers accommodation),
situated at and 1-3/17 Russell Street Noosaville and:
          A. Refuse the application for the following reasons:
          1. The proposed development is an overdevelopment of the site and is not consistent with
             Overall Outcomes 6.3.3.2 (2) (a) (c) (d) (e) (f) (h) (j) (n) and (p) and performance

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PLANNING & ENVIRONMENT COMMITTEE MEETING                                       7 OCTOBER 2025


         outcomes and acceptable outcomes PO6, PO7, PO8, PO9, PO15, AO9.1(c) and
         AO15.2 and AO15.3 of the High Density Residential Zone Code as;
          a. The scale of the development is not consistent with structures on adjoining or
             nearby land and is likely to dominate and adversely impact the surrounding
             residential amenity.
          b. The proposed development will result in a site cover which significantly exceeds
             the site cover requirements of the planning scheme providing a building that is not
             consistent with the street and surrounding area.
          c. The proposed development does not satisfactorily incorporate design elements
             and materials reflective of the local streetscape character of the area, with the
             building not designed in the Noosa sub-tropical style.
          d. The proposal will result in a plot ratio which significantly exceeds the plot ratio
             requirements of the planning scheme and is of a size that is not compatible with
             surrounding development.
          e. The proposal rear setback of the third floor and rooftop terrace significantly
             encroaches into the rear setback as required by the planning scheme and
             contributes to building bulk and provides opportunities for overlooking to adjacent
             properties.
          f. The proposed roof top terrace creates opportunities for potential privacy impacts
             on neighbouring properties due to overlooking.
      2. The proposal does not comply with Overall Outcomes 9.4.1.2 (2) (a) (b) (c) and
         Performance Outcome 6 and Acceptable Outcomes 6.1and 6.2 of the Driveways and
         Parking Code as:
          a. Sufficient carparking is not available on site to accommodate the likely demand for
             carparking on site and the site is located where on street parking is insufficient and
             undesirable.
          b. The proposed car stacker is not suitable for parking as it lacks sufficient clearance
             for operation and is impractical for use by guests and staff unfamiliar with such
             systems.
          c. The development does not provide the required number of functional car spaces
             including service vehicles as the proposed bus park is not sized to accommodate
             a small rigid vehicle.
          d. No provision has been made for motorcycles and bicycles.
      3. The proposed does not comply with Performance Outcome 7 and Acceptable Outcome
         AO7.1 of the Driveways and Parking Code as:
          a. The development fails to provide adequate loading and manoeuvring areas on site
             to accommodate the anticipated service vehicles.
      4. The proposal is not consistent with Overall Outcome 9.4.10.2 (2) (d) and Performance
         and Acceptable Outcomes PO3, AO3.2(b), AO3.2(d), AO3.2(e) and AO3.2(f) of the
         Waste Management Code as:
          a. The development has not adequately demonstrated that waste can be serviced on
             site.
          b. The proposed waste storage area has not been designed to allow for unobstructed
             access for collection by service vehicles (i.e., on-site servicing).
          c. Kerbside servicing is unable to occur while remaining clear from all existing on-
             street carparks, pedestrian footpaths and without impeding traffic flow on Russell
             Street.

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PLANNING & ENVIRONMENT COMMITTEE MEETING                                      7 OCTOBER 2025


        5. The proposal is not consistent with Performance Outcome PO9 and the
           corresponding Acceptable outcomes AO9.1 & AO9.2 of the Visitor accommodation
           Code as:
            a. The proposed area of landscaping is significantly less than the area required by
               the planning scheme;
            b. The proposed landscaping widths to side and rear boundaries are significantly less
               than that required by the planning scheme;
            c. The undersupply of onsite landscaping area and widths to boundaries results in a
               development which restricts the ability to incorporate landscaping between the site
               and neighbouring premises / buildings and to assist with softening the built form.
There are no relevant reasons to approve the proposed development to vary from development
intensity specified by the Noosa Plan 2020 for this area.
        B. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.