2015-09-15 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                           15 SEPTEMBER 2015


Council’s solicitor advised the lapsing of the Preliminary Approval (132003.221037) does not affect
the status of the subject approval (132008.1779.01) notwithstanding conditions within the subject
approval reference the Noosa North Shore Eco-Tourism Portal Development Code. The Noosa
North Shore Eco-Tourism Portal Development Code is adopted by and continues to be part of the
subject approval (132008.1779.01). Lawfully, the relevant period can be extended subject to it
meeting the provisions of Section 388 of the Sustainable Planning Act 2009.

An assessment against Section 388 of the Sustainable Planning Act 2009 is provided below.

Consistency with The Noosa Plan
The site is included in the Noosa North Shore Locality and is zoned Visitor Mixed Use. Visitor
Accommodation Type 4 (Conventional) is an inconsistent use and required to follow an impact
assessable application process. The Visitor Mixed Use zone seeks to provide for visitor
accommodation and business uses to serve visitors to the locality. Visitor accommodation is
intended to be located in premises which are low impact, low intensity and of domestic scale.
Although the guest lodges are approved as Visitor Accommodation Type 4, their design and
proposed use is more akin to Visitor Accommodation Type 3, being small guest lodges having a
gross floor area of between 54m² and 69m² and are not self-contained. Notably, Visitor
Accommodation Type 3 (Rural) is a consistent use within the Visitor Mixed Use zone.
The Noosa North Shore Locality Code provides specific provisions for visitor accommodation in
the Visitor Mixed Use zone which are as follows:
Probable Solution S23.2
S23.3 Soft landscaping is designed and maintained along road frontages and property boundaries
to provide a dense visual buffer to the development;
A 20m vegetation buffer is proposed to all road frontages which will provide a visual buffer to the
development. Furthermore, the guest lodges are nestled between vegetation throughout the site,
with limited trees required to be removed for their construction. An Arborist Report and numerous
Management Plans (Bushfire, fauna, flora, stormwater, water quality etc.) have been submitted
and approved by Council to achieve best possible environmental outcomes. As a whole the
development has under gone a stringent environmental impact assessment.
Probable solutions S25.1 to S25.3 & S25.5
S25.1 Buildings are clustered to maintain corridors of vegetation and more extensive areas of open
space;
AND
S25.2 Accommodation buildings have no more than four attached accommodation units;
AND
S25.3 Accommodation buildings are lowset and do not exceed the height of the surrounding
vegetation (generally building height in storeys and in metres does not exceed 1 storey or 5 metres
respectively); and
S25.5 Off-street carparking facilities are clustered in small groups which are integrated into the
natural terrain and landscaping.
Both visitor development precincts are areas of the original site that were identified as being
historically disturbed and of least environmental value. The lots dedicated as conservation land
provide linkages to vegetation corridors with one conservation lot adjoining Noosa National Park.
A tree survey has been undertaken so that buildings are sited to minimise disturbance of the
landscape. The guest lodges are individually sited in cleared and disturbed areas of the site as
practicable.



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