2017-04-11 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                           11 APRIL 2017


 Issues                                           Comments
 11 Objections to the proposal
 Several objectors submitted that body            Legal advice was obtained on 7 July 2016 from
 corporate approval is necessary to ensure the    Solicitor Wakefield Sykes with respect to this issue.
 application is properly made. They believe       He was of the opinion that as the change in use does
 that permanent residents will mean greater       not involve a change in use of common property and
 use of on site facilities (common areas) on      no works are involved on common property as a result
 infrastructure (eg. water, sewer, waste).        of the proposal, that Body Corporate consent is not
 Conflicts with the existing conditions of        required.
 approval and the Community Management            The CMS is a matter for the body corporate.
 Scheme (CMS).
 Long term residents will increase on site        There is no evidence that this will occur. However,
 costs (existing body corporate fees).            holiday owners may feel there is an inequity when
                                                  compared with permanent residents.
 The greater pressure placed on infrastructure    This could be perception or it could be reality – the
 and services will result in an inequitable       impacts would need to be examined in greater detail.
 share of Body Corporate funds. There is an
 equal share of funds per lot. Letting pool
 owners will be subsidising the 19 permanent
 owners for greater use of the facility.
 Universal agreement from all owners should       Impacts on all property owners should be considered,
 be gained if a use is to be changed.             given that the owners bought into the development
 The majority of the owners prefer the houses     with the understanding that it would continue to
 to remain visitor accommodation.                 operate as visitor accommodation (based on the
                                                  approval and the zoning).
 Decreasing the stock of visitor                  Agreed. Decreasing the visitor stock may erode the
 accommodation weakens the economic role          tourist economic sector in Noosa. This is supported
 and function of the Noosa North Shores’ role     by The Noosa Plan and the draft Housing Needs
 in the region.                                   Assessment Report.
 Outside of the urban growth boundaries           Agreed. The intensification of permanent housing is
 (SEQRP).                                         inappropriate outside of the urban growth and rural
 The site will become an urban ‘precinct’.        living boundaries.
 The proposal is not consistent with the intent   Agreed as outlined in The Noosa Plan.
 of Noosa North Shore outcomes in the Noosa
 Plan – ie. To limit permanent residents on the
 Noosa North Shore. The use is inconsistent
 with the Visitor Mixed Use zone.
 The proposal is not consistent with the          Agreed. The provision of visitor accommodation and
 superseded planning scheme and the Noosa         services are outlined in the Vision in the Portal Code.
 North Shore Portal Code.
 Prevents achievement of the long term vision     Agreed. The Noosa Plan sets out the vision of the
 for the Noosa North Shore.                       Noosa North Shore and the proposal is inconsistent
                                                  with that vision.
 Intensity of the use will change.                Acknowledged. The proposal may result in greater
                                                  numbers of people on site on a consistent basis. The
                                                  development has approval for visitor accommodation
                                                  only.
 Will decrease desirability of being a visitor    Conflicts of interest may arise between holiday
 destination.                                     makers and residents, creating negative experiences
                                                  for visitors. The character of the Beach Road Holiday
                                                  Homes will alter with permanent residents.
 An increase in permanent residents will          Agreed. An increase of permanent residents is at
 increase the expectation in levels of service,   odds with the Noosa North Shore Locality Code and
 improved facilities and need for storage on      the vision for the North Shore.
 site.
 The proposal will set a precedent for the rest   Agreed. Should this proposal be supported, there
 of the development and other properties on       would be increased pressure for more visitor
 the Noosa North Shore.                           accommodation to be converted to permanent
                                                  occupancy.


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