2017-04-11 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                        11 APRIL 2017


The applicant’s suggestion that market forces should be criteria to allow an inconsistent use under
the preferred outcomes of The Noosa Plan for this zone and this locality, is an insufficient
argument.
Conflict between Permanent Residents & Visitors
The proposal is likely to result in a poor amenity for any permanent residents, given the potential
conflicts between permanent residents and short-term visitors. It is generally perceived that
conflicts do arise where permanent and tourist accommodations are mixed. Whilst the potential
for conflicts between visitor and resident accommodation may be controlled by an onsite
management, there is still potential for conflicts to arise, particularly with the sharing of the resort
facilities and does not afford a high level of amenity for permanent residents. While some of the
19 units proposed for permanent/visitor accommodation are separated to an extent from other
visitor units, a number of the units have no degree of separation. It is also not possible to condition
an approval to prevent these potential impacts from occurring.
The proposed changes to allow permanent residential accommodation will impact on the site’s
primary focus to provide for visitor accommodation within the development as the site’s potential
number of dwelling/accommodation units for short term accommodation may be significantly
reduced.
The proposal is not consistent with the Overall Outcomes of the Code.
3.    CONSULTATION
There are no IDAS Referral Agencies relevant to the proposal.
Advice was obtained from the Department of Infrastructure, Local Government and Planning with
regard to the urban nature of the zoning (Visitor Mixed Use). The Department advised that the
proposal meets the exemption outlined in section 1.5, meaning that the provisions of the South
East Regional Plan do not apply, and therefore no referral to the Department were required.
3.1. Other Referrals
The application was forwarded to Strategic Planning for comment. Their response is as follows
(dot points reordered for this report):
The site is included in a Visitor Mixed Use Zone in the Noosa North Shore locality. Noosa North
Shore has been identified as an individual locality in the Noosa Plan for reason of its particular
circumstances. The Visitor Mixed Use Zone covers a significant area of Noosa North Shore but
provides for limited development. It is clearly intended for visitor accommodation and services.
Visitor accommodation in Noosa is important due to its contribution to the local economy. Tourism
has been for many years and continues to be the principal economic sector within Noosa. The eco-
cabins constructed at the site are an unusual development outcome given the size of the cabins.
That was at the choice of the original developer. I understand the site continues to be used for
visitor accommodation under a management arrangement, although not all of the cabins are within
the managed letting pool. It seems that this can be at the option of the owner as with unit complexes
elsewhere.
I advise the following-
1.    The Visitor Mixed Use Zone is intended to provide for visitor accommodation and services
      within the Noosa North Shore locality.
2.    Visitor accommodation is important to the economy of Noosa.
3.    The proposed use of 19 dwelling houses is inconsistent with the intent of the Visitor Mixed
      Use Zone.
4.    The proposed use may also threaten the viability of the management arrangements for the
      eco-cabin development as originally intended by the development application and Council's
      approval. (While an owner may choose to opt out of the management arrangements, this
      application is more likely to lead to that outcome.)


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