2017-04-11 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                        11 APRIL 2017


Accommodation for visitors is restricted to two locations, including Council’s wilderness camp and
this section of Beach Road zoned Visitor Mixed Use. No expansion beyond these areas is
intended, with visitor accommodation in the form of visitor units or rural holiday cabins otherwise
identified as inconsistent uses on the Noosa North Shore, apart from bed and breakfast style
accommodation within existing dwellings.
Similarly, the existing subdivision pattern is intended to be retained, with no increase in the number
of allotments on the Noosa North Shore intended. The demand for increased levels of community
services is also to be balanced with environmental sensitivity of the locality. Levels of accessibility,
convenience and servicing for residents is currently low, with only a single sealed access road
between the ferry and the beach, limited commercial facilities (hotel and general store) and no
water and sewerage.
No expansion of these services is intended by The Noosa Plan and the Local Government
Infrastructure Plan and additional permanent residents are likely to result in increased pressure to
improve services on the Noosa North Shore.
Overlays
The following overlays apply to this site:
    Biodiversity Overlay – Environmental Protection Area
    Natural Hazard – Bushfire (Medium Hazard)
    Acid Sulfate Soils Overlay (High Potential 0-5m AHD
Risks relating to these overlays have previously been assessed with the original application for the
establishment of the eco-cabins. Further, as these buildings exist and no works are proposed or
required by the application, there is no material change that would warrant these matters to be
readdressed.
Noosa North Shore Locality Provisions
The subject site is located in the Noosa North Shore Locality under The Noosa Plan and is zoned
Visitor Mixed Use. A detached house is deemed an inconsistent use in the Visitor Mixed Use zone,
requiring an impact assessment process. The Noosa Plan defines an inconsistent use as meaning:
       “The use is strongly inappropriate in the relevant zones because it is incompatible with
       other uses generally expected in that zone.”
The intent of identifying dwellings as an inconsistent use is reflected in the Strategic Framework
for The Noosa Plan, being to protect the site for the exclusive use of visitor accommodation. The
overall outcomes of the Noosa North Shore also state that:
    Development is secondary to and dominated by its open space setting with a very low
      intensity and scale of operation;
    Limited visitor accommodation and services are provided in the locality, confined to the
      Visitor Mixed Use Zone, and the wilderness camp in the Open Space Recreation Zone;
    Maintenance of the locality’s remote setting and undeveloped character are achieved by -
      o    a priority emphasis on conservation outcomes for the locality;
      o    ferry access;
      o    limited standards of access across the locality;
      o    avoiding the construction of a vehicular bridge across to the Noosa North Shore;
      o    retention of existing vegetation with clearing kept to a minimum;
      o    ecologically sustainable management of recreational visitors and activities; and
      o    development areas limited to existing pattern, with no increase in the number of
           privately owned lots;


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