PM Submission Object - Peregian Beach Community Assoc Inc(Barry Cotterell) - Peregian Beach Community Association - MCU16/0153 & REC16/0041

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                     While the Engineering Services Report speaks of the ‘Swampy’ nature of the
                     area it does not refer to the creek or watercourse. Likewise, it does not refer
                     to the fact that the gabion wall and the road will be on the bank of or in the
                     bed of the creek requiring footings to suit.

                     Division 14 – Overall outcomes for the Eastern Beaches Locality at 7.10
                     states:-
                            “Environment and cultural heritage values
                            O10 There are no significant adverse effects on biodiversity, natural
                            vegetation etc…including those related to-
                            a) changes to natural drainage;
                            b) …
                            c) disturbance of the …wetland system;
                            d) …

                     6.3 Summary
                     The development, if approved, would result in changes to the natural drainage
                     of the site and disturbance of the wetland system contrary to the Noosa Plan.

                     PBCAI submits that Noosa Council should refuse approval to develop under
                     these circumstances.

                     7. Economic Needs Analysis

                     Urban Economics, on behalf of the developer, has provided an Economic
                     Needs Analysis Report dated December 2016, which purports to address the
                     “need” for short-term visitor accommodation in Peregian Beach.

                     7.1 Visitor Accommodation vs. High Density Permanent Housing
                     However, the DA only proposes 20 visitor accommodation beds in the Hotel
                     meaning a maximum of 40 persons. In addition, it proposes 4 x1 bedroom
                     apartments and 8 x 2 bedroom apartments meaning a maximum of 40
                     persons. The developer proposes that these “apartments” could be occupied
                     by permanent residents and for this reason proposes to strata title them.

                     On the other hand, Urban Economics tries to justify the high density housing
                     estate by referring to downsizing. All of these 26 houses are either 3 or 4
                     bedrooms which hardly suggests "downsizing".

                     These 26 houses could provide accommodation for a maximum of 176
                     persons. If you add to this (176) the 40 permanent residents in the Hotel, the
                     DA proposes accommodating a maximum of 216 permanent residents.

                     This represents 16% short-term visitor accommodation and 83%
                     permanent accommodation. (i.e. 40/256)

                     Even if it is assumed that all 80 beds in the Hotel are for short-term visitor
                     accommodation when compared to the 176 permanent residential beds in the
                     housing estate this results in 31% short-term visitor accommodation and
                     69% permanent accommodation.




Document Set ID: 20307893
Version: 1, Version Date: 26/04/2017