2014-06-17 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                                     17 JUNE 2014


Density
The proposed population density of 15.3 persons does not comply with the maximum of 12
persons for the site. The applicant seeks a density of 15.3 persons suggesting this is a
compromise between the current motel development approval of 18.2 persons and the planning
scheme provision of 12 persons.
Although the Eastern Beaches Locality Code seeks to ensure a diversity of low cost and a mix of
residential development, the planning scheme’s population density matrix does not encourage
development of small 1 bedroom units. For example, options for complying with a density of 12
persons for the site are:
Option 1
    3 x 3 bedroom (plus) units and 1 x 1 bedroom = 11.6 persons. The total (minimum) number
      of bedrooms = 10 bedrooms plus (because the density of a 3 bedroom unit is 3.3 persons
      whether it has 3, 4, or 5 bedrooms/studies or the like).
Option 2
    5 x 2 bedroom units = 12 persons. The total number of bedrooms = 10 bedrooms.
Option 3
    7 x 1 bedroom units = 11.9 persons. The total number of bedrooms = 7 bedrooms.
Despite the proposal exceeding the population density with a maximum of 9 bedrooms onsite,
should complying options 1 or 2 be proposed, the potential number of bedrooms onsite would be
greater (10 plus bedrooms) than that proposed (9 bedrooms). The applicant expresses that
complying with Option 3 (7 x 1 bedroom units) is not financially viable and options 1 and 2 do not
contribute to low cost visitor or permanent dwelling units in close proximity to the village centre
and the beach; which is a desirable outcome for Peregian Beach.
The Specific Outcome O3 of the Code seeks that density of development within the site area—
       “a) is compatible with surrounding development;”
The surrounding development and zoning includes a range of densities from 100 persons per
hectare to 320 persons per hectare. The adjoining “Peregian Boardwalk” zoning permits a
maximum population density of 160 persons per hectare although it is developed for commercial
uses and only 3 x 1 bedroom units. The existing development adjoining to the rear has a density
of 135 persons per hectare and the development adjoining to the north east 125 persons per
hectare. The caravan park site’s zoning permits a density of 320 persons per hectare (for a visitor
hostel). In comparison, the planning scheme’s population density for the subject site is 100
persons per hectare and the proposed developments density is equivalent to 130 persons per
hectare. Given existing and potential densities listed above, the proposal’s density is consistent
with that of surrounding development.
Plot ratio and Site cover
The proposed plot ratio of 523m² or 0.43:1 exceeds the plot ratio provision for Multiple Housing
Type 4 - Conventional being a maximum of 480m² based on the maximum population density
permitted for the site by 40m². The applicant indicates the proposed plot ratio is equivalent to that
of the current motel development approval and is significantly less than that of the adjoining
development.
The Code seeks that site cover, gross floor area and plot ratio for buildings in Peregian Beach:
a)    results in a building scale that is compatible with surrounding development;
b)    does not present an appearance of excessive bulk to adjacent properties, roads or other
      areas in the vicinity of the site;




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