2017-04-11 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                      11 APRIL 2017


   Development offering Visitor accommodation and services is low key to avoid changes to the
     character as a result of excessive visitor numbers and adverse environmental impacts from
     over-use;
   Residential Uses and Visitor accommodation are well managed so they do not adversely
     impact upon land identified as open space;
   The demand for increased levels of community services is balanced with the environmental
     sensitivity of the locality;
   For the Visitor Mixed Use Zone - Visitor accommodation with associated Business Uses
     serve visitors to the locality; where -
     o     they are located within the existing allotment developed for Visitor accommodation and
           Business Uses with no further subdivision;
     o     they continue to provide the same level of accommodation and business services as
           existing;
     o     the premises are low impact, low density development forms of domestic scale;
     o     development has a distinct open space feel, reflecting the seclusion and values of the
           Noosa North Shore; and
     o     the commercial attractions established at the sites are related to recreational
           experiences offered in the locality.
The applicant submits that the proposed development ‘does not offend’ the overall outcomes of
the Locality code and are consistent with the purpose of the Noosa North Shore Locality Code.
The applicant’s consultant submits there are sufficient planning grounds to justify the approval of
the development application as:
1.   Another type of residential development will be compatible with the existing use of the land
     and will provide flexibility between the visitor accommodation continuing and the detached
     houses.
2.   The proposed use will not place greater impact on existing infrastructure on site or increase
     traffic movements. The infrastructure on site will be self sustaining and the ferry will continue
     to be used.
3.   The proposed development does not offend the environmental values, and retains the
     existing built form and open space setting, being responsive to the character of the North
     Shore.
4.   The proposal will not overtake the existing approval for visitor accommodation and will not
     increase the number of privately owned lots.
5.   It is acknowledged that the proposal potentially limits the number of dwellings utilised for
     visitor accommodation. There are currently 22 houses in the rental pool and approximately
     6 houses privately rent for visitor accommodation. There are a number of dwellings being
     kept for private use only. About 20 are used regularly by owners who have other primary
     places of residence and are not being used for visitor accommodation and therefore under
     utilised. Should market forces change, all owners can make the decision to allow the
     dwellings for visitor accommodation.
Capacity of Visitor Accommodation Market and Need to Protect Site
The applicant has suggested market forces dictate the highest and best use for the land, and were
a driving force in the submission of this application. This argument is immaterial in this instance,
given that market forces are not a planning consideration. However, the applicant consultant
provided an economic report (Needs Assessment, Beach Road Holiday Homes, Foresight Partners
Pty Ltd, 11 November 2016) that sought to address the economic impacts of removing 19 houses
from the tourist accommodation stock in Noosa. This report concluded:


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