DUPLICATE PM Submission Object - Peregian Beach Community Association - MCU16/0153 & REC16/0041

                     28


                     Urban Economics does not identify this outcome or discuss it. It makes no
                     serious attempt to justify this level of permanent residential accommodation.

                     7.2 Short Term Visitor Accommodation Only
                     The DA proposes a significantly different outcome from the Planning and
                     Environment Court sanctioned approval of 12 February 2010 of the mediated
                     agreement. It provided for short-term visitor accommodation for this site,
                     which is in accordance with the Noosa Plan. It specifically stated, "the units
                     shall not be used for the purpose of permanent residential accommodation".

                     Urban Economics mainly concentrates on the supposed need for short-term
                     accommodation that "caters to the short-break and small travel groups" which
                     clearly does not justify permanent residential houses.

                     In the DA prepared by Adams & Sparkes the following comments appear:

                     Adams + Sparkes page 44 para 159 states:

                               159. … quoting Urban Economics (Appendix 3), ‘there is a gap in the
                               provision of short‐term accommodation facilities, other than family
                               holiday facilities, in the centres of Noosa and Peregian Beach’.

                     PBCAI submits that this does not justify permanent accommodation.

                     The previous approval referred to low cost visitor accommodation. Urban
                     Economics does not raise the proposed selling prices for the permanent
                     residential let alone try and justify them as "low cost".

                     7.3 Summary
                     This DA is predominantly for permanent housing, not visitor accommodation.

                     The Economic Report does not demonstrate the need for the style nor
                     purpose of dwellings proposed in the DA. Nor does it demonstrate that there
                     are any public interest grounds that would warrant approval of this DA.

                     8. Staging
                     The Sprout Architects Staging Plan shows that the developer proposes:-
                           Stage 1 = Multiple Housing of 3 types
                           Stage 2 = Hotel

                     Given the location of Stage 1 in a swampy area on the edge of a creek
                     overlooking wetlands, at least 6 metres below and behind the Peregian Beach
                     Hotel to the east and the IGA supermarket to the south, the developer’s
                     suggested marketing of these houses at $725,000 to $850,000 must raise real
                     doubts as to whether or not any of these houses will be built. This is
                     especially the case if the developer requires a 60 percent pre-commitment
                     before commencing construction. Council, of course, could not consider the
                     proposed pricing of these houses as low cost or budget accommodation.




Document Set ID: 20308026
Version: 1, Version Date: 26/04/2017