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Planning Report - 14-16 Mary Street, Noosaville - Bounce Hostels 15.6.2018
Attached to the e-mail Visitor Accommodation Type 4 Conventional - 122 beds (Cover Letter, DA Form 1, Owners Consent, Planning report) MCU18/0102.msg.
Town Planning Report MATERIAL CHANGE OF USE TO ESTABLISH RESIDENTIAL USES - VISITOR ACCOMMODATION TYPE 4 CONVENTIONAL 14-16 Mary Street, NOOSAVILLE described as Lots 3 & 4 on RP 122928 Applicant: Bounce Hostel Noosa Pty Ltd ATF The Bounce Hostel Unit Trust Date: 15th June 2018
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Page 2
Table of Contents
1. Summary .................................................................................................................. 5
2. Application Information ............................................................................................ 6
3. Development Intent .................................................................................................. 8
4. Characteristics of Site and Surrounds ....................................................................... 10
Site Characteristics ........................................................................................................................ 10
Past and Existing Uses ................................................................................................................... 12
Surrounding Area Land Uses ......................................................................................................... 12
5. Background ............................................................................................................. 13
Pre-lodgement Meeting ................................................................................................................ 13
Development Application History – Subject Site .......................................................................... 14
Development Application History – Surrounds ............................................................................ 14
6. Proposed Development Details ................................................................................ 15
Material Change of Use ................................................................................................................. 15
Accommodation and Facilities ...................................................................................................... 17
Basement ...................................................................................................................................... 19
Boundary Setback ......................................................................................................................... 21
Hostel Operation ........................................................................................................................... 21
Acoustic Report ............................................................................................................................. 23
Economic Summary....................................................................................................................... 23
Stormwater Management............................................................................................................. 24
Site Stormwater ......................................................................................................................... 24
Basement Ramp Stormwater .................................................................................................... 25
Existing Sewer Infrastructure ........................................................................................................ 25
7. State Planning Interests ........................................................................................... 26
State Planning Policy ..................................................................................................................... 26
State Development Assessment Provisions .................................................................................. 27
South East Queensland Regional Plan .......................................................................................... 28
8. Noosa Plan Considerations ...................................................................................... 29
Desired Environmental Outcomes – Noosa Plan 2017 ................................................................. 29
Overall Outcomes for Locality and Zone ....................................................................................... 30
Precinct ......................................................................................................................................... 32
Land Use Definition ....................................................................................................................... 32
Level of Assessment ...................................................................................................................... 33
Applicable Development and Overlay Codes ................................................................................ 33
Noosaville Locality Code ............................................................................................................ 33
Business Uses Code ................................................................................................................... 35
Visitor Accommodation Code .................................................................................................... 35
Natural Hazards Overlays Code ................................................................................................. 35
Landscaping Code ...................................................................................................................... 36
Driveways and Carparking Code ................................................................................................ 37
Earthworks Code ....................................................................................................................... 37
Erosion and Sediment Control Code ......................................................................................... 37
Existing Services Code ............................................................................................................... 37
Transport, Roads and Drainage Code ........................................................................................ 37
Waste Management Code ......................................................................................................... 38
Water Sensitive Design Code .................................................................................................... 38
Relevant Planning Scheme Policies ............................................................................................... 38
9. Conclusions ............................................................................................................. 39
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List of Figures
Figure 1: Proposed Hostel Development – Entry.................................................................................... 8
Figure 2: Proposed Hostel Development – Guest Recreational Facilities............................................... 9
Figure 3: Site Location Map .................................................................................................................. 10
Figure 4: Cadastral Map ........................................................................................................................ 11
Figure 5: Council Zone Map .................................................................................................................. 12
Figure 6 Proposed Hostel Development – South Elevation .................................................................. 15
Figure 7: Flood Barrier .......................................................................................................................... 20
Figure 8: Coastal Protection Overlay .................................................................................................... 27
Figure 9: SEQ Regional Plan Land Use Category Map ........................................................................... 28
Figure 10: Precinct Map ........................................................................................................................ 32
Figure 11: Proposed Hostel Development – Guest Accommodation and Recreational Facilities ........ 34
Figure 12: Flood Hazard Overlay Map OM8.3 ...................................................................................... 35
Figure 13: Acid Sulfate Hazard Overlay Map OM8.4 ............................................................................ 36
List of Tables
Table 1: Pre-lodgement Meeting Notes................................................................................................ 13
Table 2: Development Application History ........................................................................................... 14
Table 3: Proposed Development Details............................................................................................... 16
Table 4: Proposed Unit Configuration .................................................................................................. 17
Table 5: State Planning Interests .......................................................................................................... 26
List of Photographs
Photograph 1: 8-bedroom Unit ............................................................................................................ 18
Photograph 2: 1-bedroom Unit with Ensuite........................................................................................ 18
Photograph 3: Bathroom Facilities ....................................................................................................... 19
Photograph 4: Compromised Design Outcome - 30 Mary Street ......................................................... 20
Photograph 5: Dining Facilities ............................................................................................................. 22
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Important Note
Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted
under the Copyright Act, no part of this report, its attachments or appendices may be reproduced by
any process without the written consent of RG Strategic. All enquiries should be directed to RG
Strategic.
We have prepared this report for the sole purposes of Bounce Hostel Noosa Pty Ltd ATF The Bounce
Hostel Unit Trust (“Client”) for the specific purpose of demonstrating the proposed use as being
permitted under the Noosa Plan 2017 (“Purpose”). This report is strictly limited to the purpose and
the facts and matters stated in it and does not apply directly or indirectly and will not be used for
any other application, purpose, use or matter.
In preparing this report we have made certain assumptions. We have assumed that all information
and documents provided to us by the Client or as a result of a specific request or enquiry were
complete, accurate and up-to-date. Where we have obtained information from a government
register or database, we have assumed that the information is accurate. Where an assumption has
been made, we have not made any independent investigations with respect to the matters the
subject of that assumption. We are not aware of any reason why any of the assumptions are
incorrect.
This report is presented without the assumption of a duty of care to any other person (other than
the Client) (“Third Party”). The report may not contain sufficient information for the purposes of a
Third Party or for other uses. Without the prior written consent of RG Strategic;
• This report may not be relied on by a Third Party; and
• RG Strategic will not be liable to a Third Party for any loss, damage, liability or claim arising out
of or incidental to a Third Party; and
• Publishing, using or relying on the facts, content, opinions or subject matter contained in this
report
If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this
report with or without the consent of RG Strategic, RG Strategic disclaims all risk and the Third Party
assumes all risk and releases and indemnifies and agrees to keep indemnified RG Strategic from any
loss, damage, claim or liability arising directly or indirectly from the use of or reliance on this report.
In this note, a reference to loss and damage includes past and prospective economic loss, loss of
profits, damage to property, injury to any person (including death) costs and expenses incurred in
taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal costs,
compensation, interest and any other direct, indirect, consequential or financial or other loss.
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1.Summary
Bounce Hostel Noosa Pty Ltd ATF The Bounce Hostel Unit Trust (the Applicant) has engaged RG Strategic to
seek a development approval for a Material Change of Use to establish a contemporary visitor hostel (Visitor
Accommodation - Type 4 Conventional) as illustrated in Figure 1.
The subject site comprises two rectangular parcels of land located at 14 and 16 Mary Street, Noosaville and is
formally described as Lots 3 & 4 on RP 122928, as shown on Figure 2 Site Location Plan.
The site is included in the Business Centre Zone within the Noosaville Locality of the Noosa Plan 2017. An
application of this nature within the Business Centre Zone triggers Impact Assessment.
The proposed development of this site constitutes ‘development’ as defined by Schedule 2 of the Planning Act
2016. This report demonstrates that the proposed Material Change of Use of Premises for a Visitor
Accommodation - Type 4 Conventional on the site is permitted.
The site has been previously cleared of all native vegetation. A large tin shed is currently on the site which is
tenanted by two retail shops. Ancillary storage structures are also located on site.
The amalgamation of the two lots enables four two-storey pavilions and a basement carpark to be built on the
site. Three pavilions incorporate the accommodation and guest-related facilities whilst the entry pavilion
houses the administration and management uses. The proposal incorporates an architectural design which is
reflective of the site’s subtropical setting and presents a modern, elegant and attractive built form. The design
palette consists of robust materials and finishes that have been carefully selected with consideration to the
elements of the coastal environment.
This planning report provides greater detail of the nature of the proposal, describes the site characteristics and
surrounding land uses, and provides a statutory assessment against the intents and code requirements of the
Planning Scheme. These matters are set out in;
• Proposed development intent;
• Description of the characteristics of site and surrounds;
• Proposed development details;
• An assessment of the proposal against the State planning interests;
• An assessment of the proposal against the SEQ Regional Plan;
• An assessment of the proposal against the Noosa Plan 2017; and
• A conclusion that provides summary grounds which support the proposed Material Change of Use.
This report should be read in conjunction with the accompanying covering letter, IDAS Development
Application form, and appendices. An assessment has been carried out in relation to the proposed
development. The issues relevant to the site and the proposed development have been adequately addressed
in this report.
The proposed visitor hostel aligns with Council’s strategic vision for the site and is consistent with the intent of
the Planning Scheme. The proposal incorporates a design character envisaged for the locality. It is therefore
recommended that the development be approved, subject to relevant and reasonable conditions.
14-16 Mary Street, Noosaville 5
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2.Application Information
SITE DETAILS
Address 14-16 Mary Street, Noosaville 4566
Real Property Description Lots 3 & 4 on RP 122928
1,148m2 (Lot 3), 1,148m2 (Lot 4)
Land Area
Total = 2,296m2
Total Gross Floor Area 1,118m2
Site Cover 896m2 (39%)
Landscaped Area 809.5m2 (36%)
Local Authority Noosa Council
Approved Use Lawnmower Shop
Current Use Charity Retail Shop and Surf Board Shop
Proposed Use Residential Uses - Visitor Accommodation - Type 4 Conventional
PLANNING SCHEME DESIGNATIONS
Planning Scheme The Noosa Plan 2017 (amended 3 July 2017)
Locality Noosaville
Zone Business Centre
Precinct Mary/Thomas Street
• Noosaville Locality Code;
• Business Uses Code;
• Visitor Accommodation Code;
• Natural Hazard: Bushfire & Acid Sulfate Soils Overlay;
• Natural Hazard: Landslide & Flooding Overlay;
• Landscaping Code;
Overlays and Relevant Codes • Driveways and Carparking Code;
• Earthworks Code;
• Erosion and Sediment Control Code;
• Existing Services Code;
• Transport, Roads and Drainage Code;
• Waste Management Code; and
• Water Sensitive Design Code.
APPLICATION DETAILS
Applicant Bounce Hostel Noosa Pty Ltd ATF The Bounce Hostel Unit Trust
Level of Assessment Assessable Development requiring Impact Assessment (Consistent Use)
SARA Referral Not applicable
PROJECT TEAM
Town Planning RG Strategic
Architecture – Appendix A Zest Building Design
Code Assessment – Appendix B RG Strategic
Flood Certificate – Appendix C Noosa Council
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Acoustic Report – Appendix D RoadPro Acoustics
Management Plan – Appendix E Bounce Hostel Noosa Pty Ltd ATF The Bounce Hostel Unit Trust
Engineering Report – Appendix F TOD Consulting Pty Ltd
Economic Study – Appendix G Sister City Partners
Geotechnical Investigation
Core Consultants Pty Ltd
– Appendix H
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3.Development Intent
Bounce Hostel Noosa Pty Ltd ATF The Bounce Hostel Unit Trust is seeking to establish an environmentally
sensitive, hostel accommodation for backpackers and budget travellers on the site.
The applicant is the owner and manager of a multi award winning Sydney hostel (awards include Best Hostel in
Australia, Most Popular Hostel in Sydney, Top 3 Hostel in Oceania by Hostelworld.com; and Winner of the
TripAdvisor Certificate of Excellence). Their intent is to develop a flagship hostel in Noosa.
The applicant has engaged a local design firm, Zest Building Design, to ensure that the proposal encapsulates
the Noosa character. The architectural plans (Appendix A) illustrate a contemporary, architecturally designed
development with building articulation and variation in building materials and architectural treatments (Figure
1). A number of architectural features are proposed including decorative timber screens and rafter tails, timber
shutters, balustrading, and raised planters.
To ensure that the hostel development manages the elements of the coastal environment, a palette consisting
of robust materials and finishes is proposed. The incorporation wide roof eaves and wrap-around balconies are
appropriate for the site’s subtropical setting. Articulated, fine grain Sunshine Coast architectural language
ensures the new development respects and complements the existing built form along May Street.
The intention of the development is to offer a quality hostel experience with an emphasis of operating in an
environmentally sensitive manner. The site is well located within close proximity to outdoor recreation
activities based along the Noosa River, Noosa Northshore and Noosa Heads. The development will diversify the
accommodation choices available for Noosa visitors.
As depicted in Figure 1 below, the proposed hostel development has been oriented to address the street
(Mary Street) and makes a positive statement and contributes to the streetscape.
Figure 1: Proposed Hostel Development – Entry
Source: Zest Building Design
It is important to note that the subject site was specifically identified by Council as an appropriate location for
a hostel development to occur during the strategic framing of the Noosa Planning Scheme in 2006. Previous
concepts for a similar development have been presented to Council without achieving the viability to make the
project progress. As reflected in the architectural renderings and plans, the applicant is committed to
developing a quality hostel development that encapsulates the Noosa character.
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The proposal features four two-storey pavilions and a basement carpark. Three pavilions incorporate the
accommodation and guest-related facilities whilst the entry pavilion houses the administration and
management uses.
The development presents a light, natural and transparent living environment and incorporates a number of
communal facilities including a large kitchen, dining area, lounge rooms. Open plan outdoor communal
recreational facilities including a pool, sundeck, sun lounges, and café allow guests to take advantage of the
subtropical setting (Figure 2). At ground level paved pathways link each pavilion, and above, balconies provide
access for guests and staff between buildings.
Figure 2: Proposed Hostel Development – Guest Recreational Facilities
Source: Zest Building Design
Modern hostels not only have to provide value for money and be well located, but to be successful they have
to look good. In today’s market hostel accommodation has to feel unique and be representative of the city
people are visiting. To meet the demands of the market, hostels must provide a range of accommodation types
from one-bedroom ensuites to the traditional eight-bedroom dorm rooms. Today’s tourists are seeking better
outcomes than traditional backpacker developments which Council may have seen in the past. The industry
sector is known as adventure tourism.
The proposed visitor accommodation provides an alternative accommodation experience and visitor market
for Noosaville. The development will offer contemporary accommodation and recreational facilities and is an
alternative experience to the existing hostel accommodation facilities located in the Shire.
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4.Characteristics of Site and Surrounds
Site Characteristics
The land which is subject of this report (i.e. the site) is located at 14-16 Mary Street, Noosaville as shown on
Figure 3 Site Location Plan and Figure 4 Cadastral Plan. The site comprises a total area of 2,296m2 and is
described as Lots 3 & 4 on RP 122928. There are no existing easements encumbering or benefitting the site.
The southern boundary of the site fronts onto Mary Street and provides direct access to the site. The site is
unusually constrained by a sewer line that is located 13 metres from the rear back boundary.
A large tin shed is currently on the site as well as ancillary storage structures. The shed is currently tenanted by
two retail shops. The site has been previously cleared of all native vegetation.
To Noosa River
N
Thomas Street
Subject Site
Mary Street
Noosa Homemaker Centre
Noosa Village Shopping Centre
Figure 3: Site Location Map
Source : QLD Globe
The site is located in the Mary Street/Thomas Street Precinct in Noosaville. A variety of uses such as specialist
services, professional offices, medical uses, and a visitor hostel are desired in the Precinct. Noosaville is
identified as a principle visitor destination and the site is well located and in walking distance to a range of
shops, services and community facilities available at the Noosa Village Shopping Centre and Homemaker
Centre as represented in Figure 3.
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Past and Existing Uses
The existing approval for the site is for a lawn mower shop. Over the years various retail uses have occurred on
the site. These uses have included a transportation depot and currently there are two non-conforming retail
uses existing on the site (Classic Malibu and Smart Pups Charity Shop).
The retail uses are accessed directly via Mary Street and customer parking is located at the front of the site and
to the rear on unpaved, compacted gravel.
Surrounding Area Land Uses
As illustrated in Figure 5, the surrounding area of the subject site predominately encompasses a variety of land
uses including specialist medical services, professional offices, retail, and attached dwellings. The subject site is
located in the Mary Street / Thomas Street Precinct and the specifically identified in the Noosaville Locality
Code as being an appropriate location for a Visitor Accommodation - Type 4 Conventional use to occur.
Figure 5: Council Zone Map
Source: Noosa Council
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5.Background
Pre-lodgement Meeting
Two pre-lodgement meetings were undertaken with Noosa Council in relation to the proposal to understand
the opportunities and constraints of the site and determine Council’s support for the development. A summary
of the key items raised by Council and the applicant’s response has been provided below in Table 1:
Table 1: Pre-lodgement Meeting Notes
Issue Applicant’s Response
A Flood Certificate (#Cer17/3255) for the site has been obtained and confirms that
the defined flood level for the site is RL2.4 AHD for a 1% AEP Under 2100 Climate
Change Conditions. A copy of the Flood Certificate is enclosed within Appendix C.
Preliminary architectural drawings show the proposed floor levels for the hostel at
RL 2.7 AHD to provide adequate free board above the defined flood level (refer to
DA.06 in Appendix A).
Flood Overlay An automatic flood barrier arrangement is proposed as a means of protecting the
proposed development from flood hazards whilst providing an aesthetically pleasing
entry to the basement.
Stormwater and drainage arrangements are proposed which address the Flood
overlay. Refer to section 6 of this report for further information.
An assessment against the Natural Hazards Overlay Code has been prepared and
included within this application.
The treatment of Acid Sulphate Soils will be addressed in the Operational Works
Acid Sulphate Soils application. A Geotechnical Investigation has been prepared by Core Consultants Pty
Overlay Ltd and is enclosed within Appendix H.
The management of stormwater from the site will be addressed in the Stormwater
Management Plan which will be lodged in conjunction with the Operational Works
application. Preliminary investigations by Tod Consulting Pty Ltd (Appendix F) reveal
that the requirement for stormwater quality treatment is not triggered.
Stormwater
The proposal results in a minor increase in the existing impervious area. It is of the
opinion of a Registered Engineer that that on-site detention of stormwater is not
necessary.
Sufficient carparking infrastructure has been provided in the proposed basement
carpark. Further information regarding this matter can be found in Section 6 of this
report and in the enclosed Architectural plans prepared by Zest Building Design.
Access and Carparking
Refer to the Engineering Report (Appendix F) prepared by Tod Consulting Pty Ltd.
The basement access ramp complies with Council’s grade and grade change
standards.
The proposed design incorporates a buffer of 3 metres each side of the sewer line.
Sewer Main Drawings DA.01 and DA.06 illustrate the proposed buffer. Discussions with
Infrastructure Unitywater confirms that the buffer complies with their standards.
This planning report and the attached supporting documentation address the key
Planning planning items raised.
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An acoustic report has been prepared by RoadPro Acoustics. The key findings of this
Acoustic report are included below. A copy of the report is included within Appendix D.
Development Application History – Subject Site
Following a review on Council’s Enterprise Mapping System (online) it is noted that the site is not subject to
any current or previous town planning approvals.
Development Application History – Surrounds
The following development application history is relevant to the surrounds:
Table 2: Development Application History
DA Ref No. Location Description Status Submitted Date
112008.569 10 Mary Street Fitout Molescan Office Approved 01/04/2008
Development
132003.220777 6 & 8 Ann Street Duplex Dwelling 17/04/2003
Permit
Development
MCU17/0002 14 Ann Street Multiple Housing - Type 2 Duplex 04/01/2017
Permit
Commercial Business - Type 2 Development
132007.2475 18 Mary Street 29/11/2007
Medical Permit
Commercial Business - Type 2 Development
132008.92 20 Mary Street 16/01/2008
Medical Permit
Extension to relevant period -
132006.1581.03 26 Mary Street Commercial Business Type 1 Approved 27/06/2014
Office & Type 2 Medical
Construction of Office - Class 5
PC16/0343 30 Mary Street Finalised 04/04/2016
Re-certification
The above development application history reveals a trend for redevelopment to the detached and semi-
detached built form within close proximity of the subject site. The land east of the subject site has
predominately redeveloped from detached housing to Commercial Business - Type 2 Medical uses.
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6.Proposed Development Details
Material Change of Use
The proposal seeks approval a Material Change of Use to establish a Visitor Accommodation - Type 4
Conventional.
14-16 Mary Street is one of the only sites in Noosa identified as being an appropriate location for a Visitor
Accommodation - Type 4 Conventional use.
The proposed development represents a high-quality design which appropriately responds to local character,
environment and amenity considerations. The proposed building massing and composition is consistent with
the strategic intent of the site as prescribed within the Mary Street/Thomas Street Precinct.
The proposed palette consists of robust materials and finishes that have been carefully selected with
consideration to the elements of the coastal environment. As depicted in Figure 6 below the proposal
incorporates an architectural design which is reflective of the site’s subtropical setting and presents a modern,
elegant and attractive built form.
The overall design style is evocation of Queensland style architecture, featuring pitched roofs, expansive eaves,
verandas and large doors and windows.
Figure 6 Proposed Hostel Development – South Elevation
Source: Zest Building Design
The development presents a light, natural and transparent living environment and incorporates several
communal facilities including a large kitchen, dining area, lounge rooms. Open plan outdoor communal
recreational facilities including a pool, sundeck, sun lounges, and café will allow guests to take advantage of
the subtropical setting. These outdoor uses have been recessed to create an open and transparent living and
recreational environment.
Drawings DA.07 and DA.08 prepared by Zest Building Design (Appendix A) break down the guest recreation
facilities provided. Level 1 comprises:
• Café = 16m2,
• Kitchen and Dining = 101m2,
• Lounge = 38.5m2, and
• Central lounge/sitting area = 204m2.
Level 2 contains 44m2 of formal lounge area and 110m2 of multipurpose/lounge and deck space.
An elevator provides access to the communal laundry facilities in the basement and wheelchair access from
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the ground level to the accommodation units on Level 2.
The provision of the following carparking infrastructure is proposed on site:
• Person with disability = 2
• Guest carparks = 8
• Bus = 1
• Staff carparks = 3
• Scooter/motorbike parking = 4
• Bicycle parking = 20
Negligible vehicular traffic will be generated as a result of the proposed use care of the nature of the use and
clientele. Bounce Noosa will provide guests with bicycles and coordinate with local transport companies to
efficiently transport their guests to and from local destinations.
The proposed development comprises the following:
Table 3: Proposed Development Details
Planning Scheme
Planning Scheme Criteria Proposed Condition
Requirements
Population Density 73.47 persons/ha = 122.45 beds 122 beds ✓
Gross Floor Area / Plot Ratio Max of 300m2 / building = 1,200m2 1,118m2 ✓
Site Cover 1,148m2 / 50% 896m2 / 39% ✓
Landscaping 229.6m2 / 10% 809.5m2 / 36% ✓
Roof Form >5 degrees 20 – 27.5 degrees ✓
Boundary Setbacks
Front 6 metres 6 metres ✓
3.98 metres for amenities / 4.28
Back 6 metres X
meters for accommodation
Side 3 metres > 3 metres ✓
Side 3 metres > 3 metres ✓
Building Height 10 metres 9.5 meters NGL / 8.6 meters FGL ✓
10 guest spaces
1 space per 12 guests 3 staff spaces
Carparking 1 space per staff member 4 scooter parks ✓
Parking for courtesy bus 20 bicycle parks
1 courtesy bus park
A variety of landscaping treatments are proposed to create a lush, sub-tropical and inviting environment for
visitors. Established and dense plantings will be used to boarder the site and act as visual and acoustic barriers.
Internal soft and hard landscaping has been varied to create unique spaces within the development for respite
for guests. Statement landscaping treatments have been incorporated at the entry of the development to
create a positive streetscape appeal and visual interest. The large areas of pervious surfaces not only engage
informal entertainment and recreational activities but also assist with the on-site treatment of stormwater.
External timber cladding and colourbond roofing deliver striking horizontal and vertical design elements. Large
opening glass windows create light filled and welcoming rooms. The materials chosen represent a mixture of
lightweight and textured materials. Additionally, these materials are appropriate and manage the elements of
the coastal environment.
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Accommodation and Facilities
As opposed to traditional hostel developments, the applicant is seeking to establish a contemporary
environmentally sensitive hostel accommodation for backpackers and budget travellers on the site. Bounce
Noosa will offer a range of accommodation styles in order to cater to a variety of travellers and budgets.
Three accommodation pavilions provide for a range of arrangements to accommodate guests. A total of 122
beds over 25 Units are proposed as demonstrated in Table 4 below.
Table 4: Proposed Unit Configuration
Proposed Unit Configuration
Qty of 2-bed Qty of 4-bed Units Qty of 6-bed Units Qty of 8-bed Units
Units & Unit # & Unit # & Unit # & Unit #
Unit 1 2 beds Unit 11 4 beds Unit 25 6 beds Unit 7 8 beds
Unit 2 2 beds Unit 12 4 beds Unit 8 8 beds
Unit 3 2 beds Unit 13 4 beds Unit 9 8 beds
Unit 4 2 beds Unit 14 4 beds Unit 10 8 beds
Unit 5 2 beds Unit 15 4 beds Unit 16 8 beds
Unit 6 2 beds Unit 20 4 beds Unit 17 8 beds
Unit 21 4 beds Unit 18 8 beds
Unit 22 4 beds Unit 19 8 beds
Unit 23 4 beds
Unit 24 4 beds
Total Number of
6 x 2 bed Units 10 x 4 bed Units 1 x 6 bed Unit 8 x 8 bed Units
Units Proposed
Total Number of Beds Proposed 122 beds proposed
Specific Outcome 07 within Table 11.13 of the Noosavillle Locality Code prescribes a maximum population
density of 320 persons per hectare exclusively for the subject site and for the purpose of a visitor hostel. The
proposed population density has been calculated below.
Site Area Multiplied by Maximum Population Density Equals total permitted density
0.2296m X 320 = 73.47 persons permitted
Table 6.1 within Part 2 of the Noosa Plan 2017 prescribes the rates of occupancy for population density
(extract below).
Nature of accommodation Rate of occupancy
Hostel or dormitory beds, where double beds are classified as 2
beds 0.6 persons per bed
a) for the purpose of providing for visitor accommodation only
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Therefore, the number of beds permitted on the subject site can be calculated as follows:
Permitted Density Divided by Rate of Occupancy Equals total number of beds permitted
73.47 persons permitted / 0.6 person per bed 122.45 beds permitted
The proposed 122 beds over 25 Units complies with the prescribed density for the subject site as envisaged for
the site and Noosaville locality.
Photographs 1 and 2 are examples of the accommodation variety proposed.
Photograph 1: 8-bedroom Unit
Source: Bounce Sydney
Photograph 2: 1-bedroom Unit with Ensuite
Source: Bounce Sydney
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Six-bathroom blocks including toilets and showers are provided within close proximity of the accommodation
pavilions. Additional toilets are proposed within the admin pavilion at the front of the site for staff and guests
utilising the IT lounge and travel booking facilities.
Photograph 3: Bathroom Facilities
Source: Bounce Sydney
Basement
The proposed Visitor Accommodation - Type 4 Conventional use incorporates a basement carpark on the
site. The basement accommodates guest and staff carparking, communal laundry facilities and a multipurpose
room for the storage of the site’s service infrastructure. A lift provides guests and staff access to and from the
basement.
In assessing the site constraints and ability to achieve an improved aesthetic and landscaped outcome
investigations were undertaken for the provision of the carparking as a semi basement arrangement. The
building as required to meet the minimum floor height requirements for flood free areas had to be elevated
from the existing natural ground level. This provided an opportunity to use some of this height to establish the
basement carpark rather than a car park at grade which would have presented a poor landscaped outcome for
the site.
To protect the basement car park from flooding an automatic flood barrier is proposed. There are several
automatic flood gates on the market that use the rising flood levels and the associated hydraulic differential to
activate the barrier and raise it to protect the basement from flood waters. Further information regarding
Flood Barriers can be found at http://floodbreak.com/ and https://flowdefence.com.au/
The proposed design outcome has resulted in a total 809.5m2 or 36% of the site area to be landscaped rather
than a large proportion dedicated to hard stand car parking. Varied landscaping treatments are proposed to
create a lush, sub-tropical and inviting environment for hostel guests.
Established and dense plantings will be used to boarder the site and act as visual and acoustic barriers. Internal
soft and hard landscaping has been varied to create unique spaces within the development for respite for
guests.
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Figure 7: Flood Barrier
Source: Flowdefence.com.au
The barrier is used to lift the site level above the defined flood level. The barrier activates without human
intervention and is a self-contained system without remote service pits. Floodwater is intercepted by surface
grates and collected in an underground chamber as illustrated in Figure 7 below. As the chamber fills with
water a buoyant barrier raises to the surface. Additionally, the narrow footprint avoids conflicts with
underground services
The barrier will be installed at the top for the ramp adjacent to the property boundary and between the
perimeter retaining walls. The barrier does not require power or human intervention. Further details regarding
the proposed flood barrier and its location are provided in drawings DA.01 and DA.06 within Appendix A.
The proposed flood barrier results in a development that makes a positive statement and contribution to
streetscape. It is a sound design outcome which addresses the potential risks of flooding and enhances the
pedestrian’s experience. The barrier does not negatively impact upon the visual amenity of the site as
demonstrated by neighbouring uses and their compromised design outcomes (Photograph 4).
Photograph 4: Compromised Design Outcome - 30 Mary Street
Source: RG Strategic
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Boundary Setback
The proposed design incorporates a relaxation of the rear boundary. The site is unusually constrained by a
sewer line that is located 13 metres from the rear back. Traditionally, sewer infrastructure is located within the
rear site boundary setback. In order to address this constraint, the rear accommodation pavilion has been sited
to the rear of the site, four metres from the rear boundary.
The proposed development is seeking a relaxation of the rear boundary setback. The encroachment on the
boundary is for only the length of the accommodation building and amenities. To address this relaxation,
extensive plantings are proposed to screen the building from the adjoining uses. Established and dense
plantings will be used to boarder the site and act as visual and acoustic barriers. Additionally, no guest
activities will be occurring within the setback.
The four pavilions have been sited to specifically create a social area in the centre of the site. Communal
recreational facilities including a pool, sun deck, lounge chairs and café have been congregated to this area.
With the area recessed and the pavilions wrapping around the centre, the buildings will act as buffers to any
perceived acoustic impacts. The central social hub is also located within close proximity of the reception area
so that guests are supervised at all times.
The Acoustic Report (Appendix D) prepared by RoadPro Acoustics has assessed the perceived impact of the
reduced setback. With the proposed extensive plantings to the rear boundary, there will be no adverse impact
upon the surrounding properties as a result in the relaxation.
The proposal complies with the prescribed side setbacks. The east boundary adjoins office and medical uses
(Weyba Medical Centre). A communal drying court (either permeable paving or turfed) is proposed along the
eastern boundary and is within a short distance from the communal laundry facilities located in the basement.
Landscaping treatments have been incorporated along the boundary where practical.
The subject site adjoins residential uses along the western and northern boundaries. Established and dense
plantings will be used to boarder the western boundary and act as visual and acoustic barriers. A 2-metre
acoustic fence is proposed adjacent to the basement entry.
It is important to note that the adjoining western residential property is located within the Thomas and Mary
Street precinct and the site is located in the Business Centre Zone. Additionally, the subject site is specifically
identified within the Noosa Plan as being an appropriate location for a visitor accommodation use.
Hostel Operation
The applicant is the owner and manager of a multi award winning Sydney hostel (awards include Best Hostel in
Australia, Most Popular Hostel in Sydney, Top 3 Hostel in Oceania by Hostelworld.com; and Winner of the
TripAdvisor Certificate of Excellence). As such, the applicant is an experienced operator in high class hostel
accommodation.
A preliminary Hostel Operation Plan has been prepared by the applicant (Appendix E). The plan is a variation of
the Operation Plan utilised by Bounce for their Sydney hostel. The Sydney hostel does share a number of
similarities with the Noosa location and the Plan will be revised before the hostel commences operation. The
following extracts have been taken from the Operational Plan and address a number of aspects of the
management of the hostel relevant to the application for a Material Change of Use.
24 Hour Reception
It is crucial to have someone available at all times of the day and night to look after guest needs. This
creates a controlled environment for guests and local residents.
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Managing Areas and Times
We expect a range of different guests with each of them desiring a different experience. Some will want
to stick to themselves and have a quiet, relaxing time whilst others will want to socialise and meet
people.
We have designed this building to have many different areas catering to these needs. A lot of lounges
and quiet areas to read, work online and relax. We have also created a contained social area that the
building wraps around. Having one social area is the key to control. We have designed it so it is close to
reception so there will always be staff supervising guests. Having this area in this location also limits
noise for neighbors.
As it gets later in the evening the outdoor areas will close and we will offer a few very straight forward
options for guests which include:
• Go to bed.
• Move into dining area (Photograph 5)– This area is purposefully designed on the Southern side
of the property where the business is located next door. It is as far away from the residential
side as possible. When guests are using this area after hours the staff will make sure that all
doors and windows are closed to eliminate noise for other guests.
Photograph 5: Dining Facilities
Source: Bounce Sydney
• Offer free shuttles and/or buses to Hastings St. In general, this is the preferred option for the
guests and staff. It is extremely effective in Sydney. The group departs together and return in
small groups of twos and threes which is very easy to manage for overnight staff.
Free Transport
We will have regular shuttles to/from Hastings Street and the bus depot. We will have bikes available
for guests to use for free and we’ll encourage the ride into Hastings Street and around the National
Park. As few guests will have their own transport we will highlight the public transport option to get to
other destinations in the Noosa area.
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Carpark Management
We see this being predominantly used by staff and guests that stay in one of the 6 hotel suites. The
backpacker contingent of our business will arrive by shuttle from the airport and on one of the national
bus providers (Greyhound and Premier).
As with most accommodation providers, check-in will be around 1pm and check-out will be at 10am.
We expect that this will limit use of the car park to around these times and little or no use will occur
between the hours of 8pm and 8am.
Security of the premise will be managed on site and CCTV is in operation throughout the buildings and site. The
Management Plan prepared by Bounce Hostel Noosa Pty Ltd ATF The Bounce Hostel Unit Trust (Appendix E)
refers in detail the security measures and management protocols for the operation of the hostel. Bounce
follows a strict ‘Guests Only’ policy within the hostel as a means to prevent disruption to guests and
surrounding land uses. Issues regarding lettering and anti-social behaviour will be well managed as
documented in the Hostel Management Plan.
Additionally, extensive landscaping and screening treatments enhance the streetscape as well as minimising
opportunities for overlooking onto adjoining private property and buffer the proposed hostel development
from surrounding uses.
Acoustic Report
An Acoustic Report has been prepared by RoadPro Acoustics and included at Appendix D. The Acoustic Report
provides findings in relation to activity and traffic noise and provides mitigation recommendations. The
findings of the Acoustic report are presented below:
• Noise criteria for mechanical plant have been established, and these should be referred to during
the detailed design stage of the project to ensure external condenser units are appropriately
sited and/or treated.
• Vehicle noise from the driveway is not expected to cause a noise nuisance due to limited hours of
usage, and existing exposure to road traffic noise at the nearest residence.
• Guest noise from the pool / relaxation area is not expected to cause a noise nuisance.
• It is the view of RoadPro Acoustics that with inclusion of the above recommendations, the Site is
suitable for the proposed use with respect to acoustic amenity.
Overall, it is considered that adoption of the suggested mitigation recommendations from the Acoustic Report
will ensure a suitable noise level is achieved for the visitor hostel.
Economic Summary
A preliminary economic impact assessment has been prepared by Sister City Partners and enclosed within
Appendix G. The economic impact assessment considers:
• the overall context of the backpacker tourist sector in Noosa,
• recent trends and developments in this tourism sector,
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• the Noosa Shire Local Economic Development Plan, and
• the estimated impacts on economic output and employment during both the construction phase and
the subsequent operational phase of the facility
The key findings of the preliminary economic impact assessment are:
• The project contributes to Noosa’s ongoing strategic development of the tourism sector as a key
priority area.
• The project has clear economic benefits in both direct and flow-on employment terms.
o This is the case during the initial 8 months of construction during which 44 full time equivalent
jobs across diverse sector and roles can be expected to be supported.
o Furthermore, the economic impact modelling estimates that a further 11 full time equivalent
jobs across diverse sectors and occupations will be supported as a result of the ongoing
operations of the proposed hostel.
• The project is consistent with the strategic aspirations articled in the Noosa Shire Local Economic Plan,
to diversify Noosa’s economic base by supporting the development of smart industries that leverage off
the region’s competitive advantages in sectors like tourism.
• The project contributes to the ongoing reinforcement of Noosa’s brand positioning in the area of
tourism, and its general attractiveness as a tourism destination for a diverse cross-section of domestic
and international visitors.
Stormwater Management
The following extracts are taken from the Engineering Report prepared by a RPEQ from Tod Consulting Pty Ltd
(Appendix F). The disposal of the stormwater collected on the site will be dealt with in the following manners:
Site Stormwater
The existing building and concrete pavement areas on the site have a combined area of 875m2. In
addition to this there is over 1,080m2 of unsealed compacted gravel hardstand surrounding the existing
building.
Given the nature of this hardstand pavement we believe that, conservatively, 50% of this area can be
included in the impervious area of the existing site. As such the total impervious area for the existing
site is effectively 1,415m2.
The proposed development includes buildings and impervious (paved areas) totalling 1,433m2. Note
drying area on east side of building to be either permeable paving or turfed.
As there is only a minor increase in the impervious area we contend that on-site detention is not
necessary.
The quality of stormwater run-off is specifically addressed within section 4.3 of the Engineering
Report (Appendix F).
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Basement Ramp Stormwater
The access ramp to the basement carpark will be exposed to the weather and therefore run off from
the ramp will need to be collected and disposed of. It is proposed to install a grated drain at the base of
the ramp to collect runoff. This will be discharged into a sealed storage tank and pump below the
basement car park which would be set up to pump to the street during a rainfall event.
It is necessary to have a sealed collection tank instead of a soak away pit due to the groundwater levels
for the site being above the basement level. A soak away drain located at the basement level connected
to the grated drain would, at times, act in reverse and allow ground water into the basement (refer to
Geotechnical Investigation prepared by Core Consultants enclosed within Appendix H).
The catchment area of the ramp is approximately 84m2, so a 2500 litre tank would also provide
emergency storage for the equivalent of a 30mm rainfall in the event of a power failure.
In an extreme event, coinciding with a power failure, the basement area would offer additional storage
capacity. For example, if 500mm of rain was to fall with power being off, the depth of water
accumulating in the basement would be only 53mm in depth. To put this in perspective, data from the
Bureau of Meteorology indicates that the maximum daily rainfall recorded at Tewantin was 310mm in
August 2007 – refer attached. The grated drain, storage tank and pump system would also be able to
dewater the basement area once the power was restored. It should be noted that the storage tank and
pump is not required to keep flood waters out of the basement.
Existing Sewer Infrastructure
A trunk sewer line crosses the site approximately 13 metres from the rear boundary. The sewer is currently
2.5-2.8 metres below the existing surface level. As a result of the raised ground levels required, the sewer will
ultimately be over 3.0 metres deep.
Discussions with Unitywater have confirmed that for a 3-metre-deep sewer line, Unitywater will require the
proposed buildings to be set back a minimum of 3 metres from the centreline of the sewer and founded below
the zone of influence. This set-back is depicted in drawing DA.01 in Appendix A.
The balconies that cross the sewer line and connect the rear accommodation pavilion to other buildings have
been designed to be removable in the case that access is required. The balconies will be engineered as if to be
temporary structures, so they are able to lift-on and off if required.
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7.State Planning Interests
State Planning Policy
A new State Planning Policy (SPP) was introduced on 3rd July 2017 and defines the Queensland
Government’s policies about matters of state interest in land use planning and development. The SPP
only applies to development assessment if the planning scheme has not yet appropriately integrated the
SPP. If there is a discrepancy between a local planning scheme and a state planning policy, then what is
outlined in the state planning policy overrides the planning scheme. The Noosa Plan does not reflect the SPP
and assessment against the SPP is required. The State interest policies and assessment benchmarks in Part E of
the State Planning Policy are addressed below.
Table 5: State Planning Interests
State Interest Policies and Assessment Benchmarks
Liveable communities and housing The site is well-located including access to all necessary services, including
Council’s reticulated water supply, electricity, sewer, telecommunications and
i) Housing supply and diversity transport.
ii) Liveable communities
The proposal involves the redevelopment of a site for a new short-term visitor
accommodation (hostel) that provides a high quality urban design and
increases visitor housing diversity and options within the area.
The proposed development complies with the assessment benchmarks for
liveable communities as specified in the SPP.
Economic Growth The proposal is for a hostel accommodation in an urban area and does not
impact on agricultural, mining, or tourism development opportunities. As
i) Agriculture
such, this matter of state interest is not applicable to the assessment of this
ii) Development and construction application.
iii) Mining and extractive resources
iv) Tourism
Environment and Heritage The site is not located within biodiversity, coastal environment, or cultural
heritage overlays.
i) Biodiversity This site is located within the water resource planning area overlay. However,
ii) Coastal Environment the redevelopment of the site will not result in any adverse impacts on
iii) Cultural heritage
drinking water supply environmental values.
iv) Water quality
The site has previously been cleared of all vegetation of significance.
Safety and Resilience to Hazards The site is located within the Medium storm tide inundation area and the
Flood hazard area - level 1 - Queensland floodplain assessment overlay.
i) Emissions and hazardous
These issues are addressed in the local government flood mapping area and
activities
Natural Hazard Overlay Code. The proposal is considered to mitigate the risk
ii) Natural hazards, risk and of flooding, erosion and storm tide inundation through design and
resilience earthworks.
Infrastructure The proposed hostel will connect to the existing infrastructure including
Council’s reticulated water, electricity, and sewer supply.
i) Energy and water supply
The proposal will not compromise or intrude upon any strategic
ii) Infrastructure integration infrastructure.
iii) Transport infrastructure
iv) Strategic airports and aviation
facilities
v) Strategic ports
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State Development Assessment Provisions
The State Development Assessment Provisions (SDAP) set out the matters of interest to the state for
development assessment, where the State Assessment and Referral Agency (SARA) is responsible for assessing
or deciding development applications as assessment manager or as a referral agency. The Development
Assessment Mapping System (DAMS) identifies the site as being affected by the Coastal Area - Medium Storm
Tide Inundation Area overlay (Figure 8).
Within State Code 8: Coastal development and tidal works of the State Development Assessment Provisions
(version 2.2), no Performance or Acceptable Outcomes are prescribed for development with the Storm Tide
Inundation Area overlay. Additionally, the Code is applicable to Operational Work which is not assessed by
Local Government. An application for Operational Works will be lodged to Council after receiving the
development permit for the MCU.
An assessment against the Natural Hazards Overlay Code has been prepared and included within this
application. Therefore, assessment against the Performance and Acceptable Outcomes prescribed within State
Code 8 is not applicable.
Figure 8: Coastal Protection Overlay
Source: DSDIP online DA mapping
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South East Queensland Regional Plan
The subject site is located within the Urban Footprint Area as determined by the South East Queensland
Regional Plan (Figure 9).
Figure 9: SEQ Regional Plan Land Use Category Map
Source: DSDIP online DA mapping
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8.Noosa Plan Considerations
Desired Environmental Outcomes – Noosa Plan 2017
The strategic framework sets the policy direction for the planning scheme and forms the basis for ensuring
appropriate development occurs within the Noosa Region. The following extracts have been taken from the
Desired Environmental Outcomes and apply to development within the Shire. These high level, strategic
outcomes can be utilised in conjunction with the planning material to present a sound case to Council which
demonstrates that the proposed development meets the planned outcomes for the locality.
j) RESIDENTIAL USES
Urban and rural settlement for residential use is contained within the defined urban growth boundaries shown
on zoning maps ZM1- ZM9 by –
i) development being within the planned capacity for roads, community services and
infrastructure for the particular locality;
iii) development being consistent with the character and amenity of the particular locality;
iv) development considering the landform, natural environmental and climatic conditions of the
locality;
v) employing water conserving design principles;
vi) being conveniently located with access to urban services employment and infrastructure;
vii) being suitably separated from incompatible land uses;
viii) residential environments maintaining the values identified in the Community Vision;
xi) development upholding the quality lifestyle and amenity sought by residents of Noosa Shire
with consideration given to density, noise, accessibility to community services and
infrastructure, security, traffic and aesthetics;
xiii) employing energy efficiency principles in design, minimising the reliance on fossil fuels for
thermal comfort and water heating;
xv) urban and rural settlements not only satisfying the needs and aspirations of residents, but in
many cases also meeting requirements of visitors.
Comment: The proposed visitor accommodation is located on a site that was specifically designated within the
Noosa Plan 2017 as being appropriate for the use. The site is conveniently located with public transport, retail,
café and restaurant uses within walking distance. The site is connected to Council’s standard water, sewer,
electricity and telecommunication connections.
The development is well designed to uphold and enhance the amenity enjoyed by surrounding uses. Principles
of subtropical design have been incorporated to minimise the development’s reliance on fossil fuels. In
conjunction with wide roof eaves, wraparound balconies and large opening windows, the buildings are well
separated to allow maximum air-flow and dissipate heat. Large pervious landscaped areas assist with the on-
site treatment of stormwater.
k) TOURISM
A tourism industry is developed and sustained by—
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i) being based on Noosa Shire’s natural assets including the subtropical climate, the beaches,
watercourses and foreshores, National Parks and bushland;
iii) focussing on the coastal localities of Noosa Heads, Noosaville, Sunshine Beach and Peregian
Beach, with complementary rural visitor accommodation and experiences;
iv) offering visitors a range of experiences and accommodation types;
v) contributing to the economic wellbeing of Noosa Shire;
viii) development being supported appropriate infrastructure and services;
ix) achieving ecological, economic and social sustainability;
x) upholding Noosa Shire’s international recognition for innovation and ecological sustainability;
xi) retaining a range of visitor accommodation choices including camping grounds, caravan parks,
backpacker hostels, hotels, motels, resorts, B&Bs, guesthouses and serviced apartments;
xiii) recognising visitors often base their holidays on outdoor recreation activities including
swimming, fishing, camping, surfing, four wheel driving, bush walking, horse riding, cycling and
boating;
xv) reducing impacts on resident lifestyle and visitor experiences from peak tourist periods by
spreading visitor load across lengthy periods, as distinct from a focussing on main holiday
periods, where possible.
Comment: The proposed visitor accommodation provides an alternative accommodation experience and
visitor market for Noosaville. The development will offer accommodation and recreational facilities and is an
alternative experience to the existing hostel accommodation facilities located in the Shire.
The intention of the development is to offer a quality experience and to operate an environmentally sensitive
hostel. The site is well located within close proximity to outdoor recreation activities based along the Noosa
River, Noosa Northshore and Noosa Heads. The development will diversify the accommodation choices
available for Noosa visitors.
Presently there is approximately 600 hostel style accommodation beds within the Noosa region which Tourism
Noosa has advised operate with a 97% occupancy. The Noosaville backpackers in William street which has
approximately 90 beds is currently on the market for sale and it has been suggested the hostel use will cease
and the site will be redeveloped for Attached Dwellings. If this is to occur there will be a significant shortfall in
beds to meet the very strong hostel / adventure tourism market within Noosa.
Overall Outcomes for Locality and Zone
The following extracts are taken from the Noosaville Locality Code in Part 11 of the Noosa Plan 2017 and state
the relevant overall outcomes for the Noosaville Locality.
9.7.2 Overall outcomes for the Noosaville Locality
(a) New uses and works are located, designed and managed to—
i) be compatible with other uses and works;
ii) maintain the safety of people and works;
iii) avoid significant adverse impacts on the amenity enjoyed by users of other premises,
including acoustic and visual qualities; and
iv) avoid significant adverse effects on the natural environment;
(i) The Noosaville Locality provides for much of Noosa’s commercial, retail, administrative,
industrial and social needs, and is one of the major focus areas for visitor accommodation and
services;
(p) Noosaville is one of the principal visitor destinations in Noosa;
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(r) Visitor accommodation is focused in areas north of Gibson Road;
(w) Substantial areas are developed for attached accommodation with access to business facilities,
Noosa River and public transport services;
(y) Development recognises and reinforces the waterfront location and coastal urban setting and
character by providing for high quality, sub-tropical building and landscape design that
promotes the casual outdoor lifestyle;
(z) Attached accommodation is focussed on the areas closest to the Noosaville Business Centre, in
areas with good public transport facilities and in areas with ready access to the recreation
features of the locality;
(cc) Substantial sites are protected for resort developments where they focus on Noosa’s natural
low key outdoor appeal and cultural values;
(dd) The mixed urban character of Noosaville is maintained through the retention of older building
forms and the introduction of new buildings that complement old building forms by
incorporating low rise, low scale, well articulated buildings, lightweight building materials and
pitched roof forms that contribute to the skyline;
(ss) For the Business Centre Zone—
i) development accommodates uses that do not detract from the role of the Shire
Business Centre, as a Major Activity Centre for the purposes of the SEQ Regional Plan
and as the principle business centre for Noosa;
ii) development continues to serve the local needs of the Noosaville community and
visitors;
iii) the Mary Street/Thomas Street Precinct, as shown on Map ZM8, provides a range of
business facilities and services, which do not generate large volumes of traffic or
require significant customer parking and which are accommodated in buildings of a
domestic scale;
iv) the Mary Street/Thomas Street Precinct incorporates a mix of business and residential
uses which reduces commuting pressures and creates a vibrant environment with
opportunities for both day and night time casual surveillance;
v) Specialist services, professional offices, medical uses, and a visitor hostel are
established within the Mary Street/Thomas Street Precinct;
Comment: The proposed hostel development complies with the relevant overall outcomes for the Noosaville
locality and Business Centre Zone. A Visitor Hostel is specifically identified as a desired use for the site within
the Mary Street/Thomas Street precinct.
The contemporary hostel development is of a scale which is responsive to the local vernacular and surrounding
land uses. The proposed design comprises Sunshine Coast architectural language and draws reference to the
look and feel of the locality. The incorporation of timber and tin materials are a reflection of the Noosaville
locality and coastal context.
The proposed design incorporates a total of 801.5m2 (35% of site) of varied landscaping treatments to create a
lush, sub-tropical and inviting environment for hostel guests. Established and dense plantings will be used to
boarder the site and act as visual and acoustic barriers. Internal soft and hard landscaping has been varied to
create unique spaces within the development for respite for guests. Additionally, statement landscaping
treatments have been incorporated at the entry of the development to create a positive streetscape appeal
and visual interest.
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Precinct
Within the Noosaville Zone Map ZM8, the site is identified as being located within the Mary/Thomas Street
Precinct (refer to Figure 10 below). Table 11.20 within the Noosaville Locality Code prescribes the Specific
Outcomes and Probable Solutions for the Precinct.
Specific Outcome O89 identifies the site as being suitable located for a Visitor Accommodation Type 4 (Visitor
Hostel) use. The proposed development complies with the outcomes of Table 11.20 and the desired character
of the precinct as prescribed within the Noosa Plan 2017.
Figure 10: Precinct Map
Source: Noosa Council
Land Use Definition
The proposed development has been defined under the Noosa Plan 2017 as;
Primary Use: Residential Uses
Use Class: Visitor Accommodation
Use: Type 4 Conventional
Visitor accommodation means accommodation that is designed and used for visitors to the Shire and
where social, recreational and dining services may be provided for visitors by owners or staff. Resident
guests stay for a temporary period of time (typically not exceeding 3 consecutive months).
The term includes the following types:
Type 4 Conventional Two or more dwelling units or accommodation units, for the purpose of providing
short-term visitor accommodation. The use may include common recreation or dining facilities and
includes an ancillary dwelling unit for onsite manager. The use includes a guesthouse, visitor hostel,
motel, resort and serviced rooms, but does not include Visitor accommodation Type 1 Home hosted or
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Type 3 Rural as separately defined.
Comment: The proposed development is consistent with the above definition.
Level of Assessment
In accordance with the Assessment Table 11.6 for the Business Centre Zone in the Noosaville Locality, the
development is identified as a consistent use and is subject to Impact Assessment.
Applicable Development and Overlay Codes
The following Development and Overlay Codes are applicable to the proposed development:
• Noosaville Locality Code (Appendix B);
• Business Uses Code (Appendix B);
• Visitor Accommodation Code (Appendix B);
• Natural Hazard: Bushfire & Acid Sulfate Soils Overlay;
• Natural Hazard: Landslide & Flooding Overlay;
• Landscaping Code;
• Driveways and Carparking Code (Appendix B);
• Earthworks Code;
• Erosion and Sediment Control Code;
• Existing Services Code;
• Transport, Roads and Drainage Code;
• Waste Management Code; and
• Water Sensitive Design Code.
Comment: The proposed development has been assessed against the above applicable development and
overlay codes. Refer to the Code Assessment within Appendix B for the assessment tables of the nominated
codes above. Where probable solutions are not met, an alternative solution demonstrating compliance with
the specific outcome is provided below, including sufficient planning grounds to justify the conflicts with the
probable solutions.
Noosaville Locality Code
Comment: The proposal has been assessed against and is consistent with all of the relevant specific outcomes
outlined in the following tables within the Noosaville Locality Code. Refer to the assessment tables within
Appendix B of this report;
• Table 11.13 Noosaville Locality,
• Table 11.19 Business Centre Zone, and
• Table 11.20 Mary/Thomas Street Precinct
The development presents a light, natural and transparent living environment and incorporates a number of
communal facilities including a large kitchen, dining room, laundry, swimming pool and deck areas, and
recreational room. Open plan outdoor communal recreational facilities including a pool, spa, sun deck, café
and lounges allow guests to take advantage of the subtropical setting. These uses have been recessed to create
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an open and transparent living and recreational environment.
Three Accommodation Pavilions boarder the central recreational area and buffer the internal components of
the development from the surrounding uses. These buildings are visual and acoustic barriers.
A variety of landscaping treatments are proposed to create a lush, sub-tropical and inviting environment for
hostel guests. Established and dense plantings will be used to boarder the site and act as visual and acoustic
barriers. Internal soft and hard landscaping has been varied to create unique spaces within the development
for respite for guests. Statement landscaping treatments have been incorporated at the entry of the
development to create a positive streetscape appeal and visual interest. The large areas of pervious surfaces
not only engage informal entertainment and recreational activities but also assist with the onsite treatment of
stormwater.
External timber cladding and colourbond roofing deliver striking horizontal and vertical design elements. Large
opening glass windows create light filled and welcoming rooms. The materials chosen represent a mixture of
lightweight and textured materials. Additionally, these materials are appropriate and manage the elements of
the coastal environment.
Figure 11: Proposed Hostel Development – Guest Accommodation and Recreational Facilities
Source: Zest Building Design
A basement carpark is proposed. The basement carpark ensures that the site is highly accessible and does not
negatively impact upon the quality of the development. Noise generated from vehicular traffic is reduced and
light pollution is reduced.
A mechanical flood gate is proposed as a means to provide instantaneous flood protection. The gate is
permanently installed below ground level at the isolation point, ready for deployment when required. The
flood gate will provide uncompromised flood protection and result in an
The design of the basement meets the requirements of the Specific Outcome O17 within Table 11.13 of the
Noosaville Locality Code.
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Business Uses Code
Comment: The proposed development has been assessed against the Specific Outcomes and Probable
Solutions prescribed within the Tables 11.13, 11.19 and 11.20 of the Business Uses Code within Appendix B.
The proposal is consistent with the developed character of the locality and is sited on land that is suitable for
visitor accommodation. There will be little disturbance to the environment as water run-off is captured and
treated on site via landscaping treatments. Standard water, sewer, electricity and telecommunication
connections will be provided.
Visitor Accommodation Code
Comment: The proposed hostel development has been assessed against the relevant Specific Outcomes and
Probable Solutions prescribed within Tables 14.33 and 14.37 of the Visitor Accommodation Code within
Appendix B.
The architectural plans (Appendix A) illustrate a proposed development which is sympathetic to the adjoining
properties in terms of building scale and design. Landscaping and screening treatments enhance the
streetscape as well as minimising opportunities for overlooking or covering of pedestrian and private property.
To ensure that the dwelling unit is more appropriate and manages the elements of the coastal environment,
robust materials have been proposed. The incorporation of fine grain textures architectural features is
appropriate for the site’s subtropical setting. In conjunction with fine grain architectural features and
contemporary design, the orientation of the development addresses the street (Mary Street) and makes a
positive contribute to the streetscape.
Natural Hazards Overlays Code
Comment: The Natural Hazards Overlays applicable to the existing development is the Flood Hazard Area
(Figure 11) and the High Potential Acid Sulfate Area 5-20m AHD (Figure 12) overlays. The proposed
development has been assessed against the outcomes and solutions specified within Tables 13.10 and 13.14 of
the Natural Hazards Overlay Code.
Figure 12: Flood Hazard Overlay Map OM8.3
Source: Noosa Council
Works on the site will be managed to avoid the release of acid or associated metal contaminants. The proposal
will comply with the flood immunity requirements as specified within Table 13.12 of the Code. A Flood
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Certificate (#Cer17/3255) has been obtained from Council and has been utlitised to inform the design and
siting of the development (Appendix F). The development minimizes risk from flooding by providing parking
and other low intensive, non-habitable uses at ground level.
Figure 13: Acid Sulfate Hazard Overlay Map OM8.4
Source: Noosa Council
A Geotechnical Investigation has been prepared by Core Consultants Pty Ltd and is enclosed within Appendix
H. The Geotechnical Investigation proposes several recommendations in the treatment of Acid Sulfate Soils.
Further details of the management of Acid Sulfate Soils and the filling and excavation of the site will be
addressed in the application for an Operational Works Permit lodged subsequent to this development
application.
Landscaping Code
Comment: The proposed development has been assessed and is consistent with the Probable Solutions
described in Table 14.55 and Specific requirement 14.134 for Multiple housing & Visitor Accommodation in the
Landscaping Code. The Landscaping Code prescribes a total of 229.6m2 or 10% of the site to be landscaped.
As a result of the proposed flood barrier, a total of 809.5m2 of landscaped area or 36% of the site is able to be
achieved. This design outcome results in a high percentage of the site to the landscaped rather than a large
proportion of the site dedicated to hard stand car parking.
The proposed flood barrier results in a development that makes a positive statement and contribution to
streetscape. It is a sound design outcome which addresses the potential risks of flooding and enhances the
pedestrian’s experience. The barrier does not negatively impact upon the visual amenity of the site as
demonstrated by neighbouring uses and their compromised design outcomes
A variety of landscaping treatments are proposed to create a lush, sub-tropical and inviting environment for
visitors. Established and dense plantings will be used to boarder the site and act as visual and acoustic barriers.
Internal soft and hard landscaping has been varied to create unique spaces within the development for respite
for guests. Statement landscaping treatments have been incorporated at the entry of the development to
create a positive streetscape appeal and visual interest. The large areas of pervious surfaces not only engage
informal entertainment and recreational activities but also assist with the on-site treatment of stormwater.
In order to manage guests and perceived noise, private open spaces have been provided through informal and
formal lounge and sitting areas. These areas are located in the centre of the site where guests can be
supervised and managed. Level 2 incorporates to smaller lounge areas (east and east pavilions) and a large
multipurpose lounge area in the entry pavilion.
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Driveways and Carparking Code
Comment: The proposed hostel has been assessed against the relevant Specific Outcomes and Probable
Solutions prescribed within Tables 14.49, 14.50 and 14.51 of the Driveways and Carparking Code within
Appendix B.
The proposed basement carpark results in a good design outcome that results in a development that positively
addresses the street and enhances the pedestrian experience. The basement carpark enables the substantial
increase in the landscaped area (809.5m2) and communal lounge and sitting areas (396.5m2) provided for
guests.
Earthworks Code
Comment: The following Operational Works Permit will detail how the development will comply with the
Probable Solutions as described in the Earthworks Code Table 14.52. Information regarding the basement, site
filling and engineering is provided in the Architectural Plans (Appendix A), Engineering Report (Appendix F)
and Geotechnical Investigation (Appendix H) prepared by Zest Building Design, Tod Consulting and Core
Consultants respectively.
Erosion and Sediment Control Code
Comment: The Operations Works Permit which is to follow this application will detail how the development
will comply with the Probable Solutions as described in the Erosion and Sediment Control Code Table 14.53.
The proposal results in a minor increase in the existing impervious area. It is of the opinion of the RPEQ that
that on-site detention of stormwater is not necessary.
Existing Services Code
Comment: The proposed development has been assessed against the Probable Solutions listed in Table 14.54
of the Existing Services Code. The proposed development is not within close proximity to Council’s trunk
infrastructure and will connect to standard sewer and water connections. A stormwater pit is located in the
south west corner of the site within Council’s easement.
A trunk sewer line crosses the site approximately 13 metres from the rear boundary. The sewer is currently
2.5-2.8 metres below the existing surface level. As a result of the raised ground levels required, the sewer will
ultimately be over 3.0 metres deep.
Discussions with Unitywater have confirmed that for a 3-metre-deep sewer line, Unitywater will require the
proposed buildings to be set back a minimum of 3 metres from the centreline of the sewer and founded below
the zone of influence. This set-back is depicted in drawing DA.01 in Appendix A.
The balconies that cross the sewer line and connect the rear accommodation pavilion to other buildings have
been designed to be removable in the case that access is required. The balconies have been engineered to lift-
on and off.
Transport, Roads and Drainage Code
Comment: The proposed development complies with the Probable Solutions of the Transport, Roads and
Drainage Code where relevant. The proposed development will not result in a substantial increase in vehicular
traffic. The site is conveniently located with retail, café and restaurant uses within walking distance and is
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serviced by a network of well-maintained pedestrian, cycle and public transport infrastructures.
Negligible vehicular traffic will be generated as a result of the proposed use due to the nature of the use and
clientele. Bounce Noosa will provide guests with bicycles and coordinate with local transport companies to
efficiently transport their guests to and from local destinations.
The Operations Works Permit which is to follow this application will detail how the development will comply
with the Probable Solutions concerning drainage as described in Tables 14.58 and 14.59.
Waste Management Code
Comment: The proposed development complies with the relevant Probable Solutions detailed in Table 14.60
of the Waste Management Drainage Code. A bunded bin enclosed is proposed in the south-east corner of the
site and provides adequate area for on-site storage and collection of recyclable and non-recyclable waste
materials. The enclosed area is masked from view through landscaping and fencing treatments.
The applicant is the owner and manager of a multi award winning Sydney hostel (awarded 2013 and 2014 Best
Hostel in Australia, Most Popular Hostel in Sydney, Top 3 Hostel in Oceania by Hostelworld.com; and Winner of
the 2013 TripAdvisor Certificate of Excellence). As such, the applicant is an experienced operator in high class
hostel accommodation. Issues regarding littering and anti-social behaviour will be well managed as
documented in the Hostel Management Plan – (Appendix E).
Water Sensitive Design Code
Comment: The proposed development complies with the relevant Probable Solutions detailed in
Table 14.61 of the Water Sensitive Design Code. On-site water run-off will be captured and treated on
site via the landscaped features. Suitable plant species will be utilised in order to reduce water
consumption.
As advised within the Engineering Report (Appendix F) a grated drain at the base of the ramp to
collect runoff is proposed. The drain will discharge into a sealed storage tank and pump below the
basement car park which would be set up to pump to the street during a rainfall event.
It is necessary to have a sealed collection tank instead of a soak away pit due to the
groundwater levels for the site being above the basement level.
The catchment area of the ramp is approximately 84m2, so a 2500 litre tank would also
provide emergency storage for the equivalent of a 30mm rainfall in the event of a power
failure. In an extreme event, coinciding with a power failure, the basement area would offer
additional storage capacity. The grated drain, storage tank and pump system would also be
able to dewater the basement area once the power was restored. It should be noted that the
storage tank and pump is not required to keep flood waters out of the basement.
Relevant Planning Scheme Policies
The planning scheme policy applicable to the proposed use is Policy 03— Landscaping Plants and Guidelines.
The proposal has been assessed against the matters for consideration as detailed in Policy 03.
Policies concerning engineering and earthworks have been identified within the Engineering Report and
Geotechnical Investigation prepared by Tod Consulting Pty Ltd (Appendix F) and Core Consultants Pty Ltd
(Appendix H) respectfully.
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9.Conclusions
This report is written on behalf of Bounce Hostel Noosa Pty Ltd ATF The Bounce Hostel Unit Trust who seek to
obtain a development permit for a Material Change of Use for a Material Change of Use to establish a
contemporary visitor hostel (Visitor Accommodation - Type 4 Conventional) over land situated at 14 and 16
Mary Street, Noosaville.
This planning report demonstrates that the proposed Visitor Accommodation - Type 4 Conventional is
permitted under the Planning Act 2016 and Noosa Plan 2017. A Material Change of Use of Premises for a
hostel development located on Lots 3 & 4 on RP 122928 is Assessable Development requiring Impact
Assessment within the Business Centre Zone.
The proposal is supported by a range of specialist consultant reports including an Acoustic Assessment,
Architectural and Landscaping plans, Engineering plans, Preliminary Economic Impact Assessment, and Visitor
Management Plan.
Whilst the proposed Visitor Accommodation is an impact assessable use, it is considered to be a desired use by
Council. The subject site has been specifically identified within the planning scheme as being an appropriate
location for a Visitor Accommodation - Type 4 Conventional use.
The proposed use complies with the strategic intent of Council with the determination of the site as being
specifically planned for Type 4 Conventional Visitor Accommodation use.
The proposed contemporary visitor accommodation (Bounce Noosa) can be supported on a number of grounds
which include:
• The development is consistent with Council’s strategic intent for the site and the Mary Street/ Thomas
Street Precinct;
• The development is consistent with the Noosa Plan 2017 Strategic Framework and the overall intent
for the Business Centre Zone;
• The site is conveniently located with retail, café and restaurant uses within walking distance.
Additionally, the site is serviced by a network of well-maintained pedestrian, cycle and public transport
infrastructures;
• Negligible vehicular traffic will be generated as a result of the proposed use care of the nature of the
use and clientele. Bounce Noosa will provide guests with bicycles and coordinate with local transport
companies to efficiently transport their guests to and from local destinations;
• The proposed palette consists of robust materials and finishes that have been carefully selected with
consideration to the elements of the coastal environment;
It is recommended that this application for a combined Development Approval for a Material Change of Use
Visitor Accommodation - Type 4 Conventional at 14-16 Mary Street, Noosaville, be approved subject to
reasonable and relevant conditions.
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