MCU18/0102.02 Application For An Other Change To Include A Food And Drink Outlet To A Development Approval (Visitor Accommodation Type 4 Conventional) For Bounce Hostel At 14-16 Mary St, Noosaville · Attachment 1 – MCU18 0102.02 – Coordinator Planning Assessment Report

8.    The café, pool and sundeck must only be available for the residents of the visitor
      accommodation use and must not permitted for use by persons not staying in the visitor
      hostel.
The applicant requests that the Development Approval be changed to a include Food and drink
outlet as defined under the Noosa Plan 2020 with condition 8 to be changed to read as follows:
8.    The café, sundeck and associated facilities within the resort, as indicated on the approved
      plans, is approved to be used by resort guests and non-staying guests associated with the
      Food and Drink Outlet use.
The applicant submits this change should be approved on the following grounds:
•     The resort has been operating as a Food and drink outlet under the Temporary Use Permit
      for more than 12 months.
•     The resort has demonstrated it can operate with non-staying guests onsite consuming food
      and drinks without any negative amenity impacts to surrounding residential uses.
•     Existing kitchen and café facilities are used.
•     Existing conditions of approval provide sufficient regulatory controls if the management
      were to change.
•     Car parking is provided by the original development with 3 car spaces and 3 motorcycle
      spaces provided on-street directly in front of the development. Noting these spaces were
      not attributed to the parking calculation of the original development but are now sought to
      be used.
•     Basement car parking is significantly underutilised and could be used for patrons if needed.
The Noosa Plan 2020 details that uses in the Mary Street/Thomas Street Health and Wellbeing
precinct are low impact, include daytime use only if adjoining a residential zone and do not include
a food and drink outlet, shop, bar hotel or nightclub entertainment facility. Development is also not
to generate large volumes of traffic or require significant customer car parking. These provisions
are intended to provide a transition between the business centre opposite and residential uses
behind and protect resident’s amenity.
The subject site is somewhat unique in the precinct as the Noosa Plan specifically identifies it as
being suitable for short term accommodation in the form of a hostel which can include ancillary
recreation facilities for guests such as a cafe. The existing development on site has been designed
to minimise impacts on the surrounding area with recreational areas located internal to the site and
screened by buildings and the approval includes conditions that limit hours of operation (including
use of the pool and sundeck areas) as well as requiring a manager/ receptionist to be on site at all
times. A site inspection by staff confirmed the effectiveness of the design in providing buffering to
the adjoining residential areas.
The new Food and drink use does not result in changes to the built form and will allow external
patrons to visit the site and utilise the existing facilities. The applicant has demonstrated over time
that both uses, with appropriate management, can operate without impacting on nearby residents.
In this regard correspondence was received in February 2023 by Council from an adjoining
landowner to the rear who advises they have had no reason to complain and have no concerns
with the proposed Other change to the development approval.
In terms of traffic and car parking, the proposed change will generate some additional traffic and
car parking however this increase is unlikely to directly impact residents to the rear.
The proposed development previously complied with the car parking requirements of the Noosa
Plan 2006 code which required 1 space per 12 guests and 1 space per staff member with parking
for a courtesy shuttle bus. The approval is for a 122 bed hostel and has 13 car parking spaces, 1
bus space and 4 scooter spaces in the basement, with 2 parking spaces in the street already
accounted for the development, since they were created by the development at the time.
The area used for the Food and drink outlet is approximately 190m2, which would equate to a
requirement for a further 10 spaces on site were the outlet to be used only by non-staying guests.
It is however reasonable to assume that the outlet will be used for both resort guests and non-