07/1259 - Material for further consideration - Proposed Visitor Accommodation [As Published] · 132007.1259

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= Details provided previously to Council evidence that the proposed tariff for this component of the
application is commensurate with current rates for the ‘non-caravan’ accommodation at the existing
park. That is, low cost or budget accommodation is proposed;

» The design of this aspect of the proposal is unique, and it is suggested that there is nothing similar
on the Sunshine Coast. This design has evolved from feedback from Council officers prior to
lodgement in meeting the requirements of the definition of visitor hostel.

= — The design allows the opportunity for 6 or more unrelated persons to be accommodated in a shared
unit and have shared kitchen, laundry and bathroom facilities.

Moreover, visitor hostel is included under the definition of Visitor Accommodation Type 4 under the Noosa
Plan. This is what has been applied for as part of the land use mix within the proposal.

Cabins

The Cabins or beach shacks are defined as dwelling units under the Noosa Plan as they are self contained
units for the purpose of providing short term visitor accommodation. This use is also classified under Visitor
Accommodation Type 4 within Noosa Plan.

Proposed Retail and Restaurant Uses

The proposed development has incorporated Entertainment and Dining Business Type 1 and Retail Business
Type 2 on the ground floor of the commercial building. With the proposed modifications to the design to
reduce the site cover and plot ratio requirements (discussed below), the proposal has been redesigned to
have a floor plate of approximately 800m? GFA.

We acknowledge the feedback from Council conceming other approvals that have been granted on the
westem side of David Low Way not having any retail component. As discussed and to reiterate, we consider
that this proposal can be distinguished from other approved sites on the basis of the complementary nature
with the visitor accommodation component.

Additionally, we consider the following supports the proposed non residential aspect of the proposal:

= The hardware store and components of the pub (ie bottle shop) which adjoin the site to the south
and north respectively are defined as Refail Business Type 2 under the Noosa Plan and should be
considered by Council when trying to contextualise retail uses on the westem side of the David Low
Way.

= The overall scale of the development differs from those approved to the north of the site, allowing
alternative site planning because of the inclusion of Lot 76 on MCH2969.

The applicant is willing to limit the floor area of the retail component to part Retail business Type 2 and part
Entertainment and Dining Business Type 1, so that Council can be assured that there is a cap on traditional
retailing. The economics report that accompanied the application supported convenience retail occurring on
this site.

Short Term Accommodation — Site Cover & GFA

Council have indicated that the proposed short term accommodation does not comply with the Noosa Plan
requirements for site cover and GFA. The following explanation of compliance is based on amongst other
things the Eastern Beaches Locality Code within Noosa Plan.

Site Cover
The definition of site cover under Noosa Plan is as follows:

site cover means the proportion of a site covered by alf buildings and structures shown as a percentage.
For enclosed spaces this includes the area within the outside wall and for unenclosed spaces this

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includes the area measured along a line 600mm in from the perimeter of the roof. Site cover includes
garages and other roofed outbuildings, but does not include landscape structures such as in-ground
pools and decks.

We have received figures from Council regarding its calculation on site cover for the proposal. We have
again reviewed the definition under Noosa Plan and disagree that the calculation can only relate to the
development footprint. It is submitted that the definition of site under Noosa Plan is not restricted to the
developable area. Moreover, the ‘non developable’ component of this application forms part of the
development given that amongst other things, rehabilitation works are proposed for weed management in this
area.

Council have indicated that development of the site should be commensurate with the semi-attached housing
zone to achieve Specific Outcome O6. Reference to the semi-attached housing zone for Lot 76 on MCH2969
is contained within Specific Outcome O3.

The Easter Beaches Locality Code is silent on the site cover for the Open Space Recreation zone. Adopting
the 40% site cover for the Visitor Accommodation Type 4 as supported by Council, results in site cover of
8,476m’. The current design has site cover of 5,758m? for Visitor Accommodation Type 4, being 2,718m*
less than Specific Outcome O7 under the Noosa Plan.

Calculation of GFA
In calculating the GFA under the Easter Beaches Locality Code, it is necessary to calculate the population
density of the proposal.

Given that the short term accommodation component of the application comprises two (2) distinct uses,
visitor hostel and dwelling units (cabins), the population density needs to be cognisant of the respective
proportions of each of these uses as designed. We calculate the proportions to be 68.75% for the visitor
hostel and 31.25% for the dwelling units (cabins).

The proportion of the site (2.119ha} for each type of accommodation based on these percentages is as
follows:

« — Visitor Hostel = 1.457 ha

= Cabins = 0.662 ha

The population density for the visitor hostel based on Specific Outcome O3 of the Eastern Beaches Locality
Code for Lot 76 on MCH2969 is calculated as follows:
= 320 persons x 1.457 ha = 466 persons

The population density for the dwelling units (cabins) for Lot 76 on MCH2969 is calculated as follows:
= 100 persons x 0.662 ha = 66 persons

The total population density for Lot 76 on MCH2969 is 532 persons.

Using Council's formula under Noosa Plan for calculating the population density, the proposed Visitor
Accommodation Type 4 currently has a population density of 365 persons. This is 167 persons less than the
maximum allowed density for the site under the Eastem Beaches Locality Code.

Calculation of Maximum Allowed GFA

Specific Outcome O9 of the Eastem Beaches Locality Code provides that for Visitor Accommodation Type 4
(which includes visitor hostel) the GFA is calculated by multiplying the maximum allowable population density
in persons by 40m?.

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Based on the preceding calculation of a maximum 532 persons for Lot 76 on MCH2969 the maximum GFA is
21,280m?

Consequently, the proposed development, based on the planning scheme definitions of GFA for Visitor
Accommodation Type 4 has total GFA of 10,420m?, which is less than 50% of the Specific Outcome O06
GFA under the Eastern Beaches Locality Code.

Height of Visitor Accommodation Type 4

In discussions with Council, the designed height of 4 storeys is not supported. Notwithstanding, Council is
prepared to support 3 storeys, given the recognition by Council that basement carparking is not achievable
given the height of the water table in this locality.

In relation to the 4% storey, it is submitted that Council can favourably consider the current design against
Specific Outcome 04 of Noosa Plan for the following reasons:

* The level differential that occurs between David Low Way and the buildings, resulting in structure
not exceeding the height of existing structures to David Low Way when viewed externally. Therefore
the proposal does not dominate the street or the skyline; and

® The site is surrounded by non-residential uses and therefore does not introduce any ‘reverse
amenity’ considerations (privacy, views and access to sunlight).

Commercial Building

Site Cover

Amendments are being undertaken to the design of the commercial building to achieve a site cover of no
greater than 45%, in order to achieve a floor plate for the 2 levels of 800m? GFA each. The site cover will
exceed that nominated as the acceptable solution under the semi-attached housing zone under the Noosa
Plan, however it is considered that the objective of a domestic scale under the planning scheme is being
achieved. Details of the revised design will be forwarded to Council if in-principle support to the same is
forthcoming.

Conclusion
In conclusion, we are seeking Council's in principle support for the following:

1. The Visitor Accommodation Type 4 as it is presently designed with no adjustment to site cover, GFA or
height;

2. The commercial premises to David Low Way having a GFA of 1600m? over 2 levels (floor plate for each
level being 800m’), with restaurants and shops on the ground floor in equal proportions, and commercial
on the upper floor, and a site cover not exceeding 45%.

Furthermore, we do consider that Council should not dismiss the quantum of submissions received to the
application in evaluating the current design. As Council is aware the application was on public display for
approximately 7 weeks, and during the public notification of the proposal received 3 properly made
submissions. With respect to the properly made submissions there was not detailed content on the design of
the proposed development. It is submitted that given the length of the notification period and the submissions
received, noting there were no commercial submitters that this should be given due weight and consideration.

The Applicant wishes to meet with Mr Weychardt and Ms Coyle to obtain verbal in principle confirmation of
the content of this submission, and further discuss progressing the application. If the in principle support
is forthcoming, the outstanding technical considerations can then be identified and addressed.

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We request a meeting with Council at 3pm, Wednesday, 7 May 2008.

We trust this information is sufficient for your purposes, however should you require any further details or
clarification, please do not hesitate to contact Mark Carter or the writer by telephone.

Yours faithfully
Conics (Brisbane! Ltd

Mlle
lor

GAVIN EDWARDS
Senior Partner