MCU22/0118 – DEVELOPMENT APPLICATION FOR A MATERIAL CHANGE OF USE – SHORT-TERM ACCOMMODATION AT 94 & 142 NOOSA DR, NOOSA HEADS (Referred from Planning & Environment Committee dated 7 November 2023 - Item 5.1) · ATTACHMENT 1 – OFFICER’S REPORT

          in terms of building height, the proposed buildings are two (2) storeys and below 8m in
          height, contained within six (6) separate buildings, consistent with the expected built form
          outcomes under the planning scheme. The proposed development will:
          •   not visually dominate the street or surrounding areas presenting as two storeys to
              Noosa Drive;
          •   will preserve the amenity of surrounding premises including privacy, views, and access
              to sunlight;
          •   will respect the scale of any nearby vegetation by maintaining a vegetated skyline;
          •   responds to the topography of the site being low lying with a built form that is
              compartmentalised and provided as elevated structures;
          in terms of building scale and bulk, the proposed development is of a scale that is
          compatible with surrounding development including the existing resort. The proposed
          development does not have a bulky appearance when viewed from adjacent properties,
          roads, or other areas in the vicinity of the site;
    Amended plans were provided through the application process (received after the above
    statements were provided), with the final set of plans the following maximum heights:
    •   Cabin 1 – approx. 8.7m
    •   Cabin 2 & 3 - approx. 8.4m
    •   Cabin 4 & 5 - approx. 8.6m
    •   Cabin 6 & 7 - approx. 8.4m
    •   Cabin 8 & 9 – less than 8m
    •   Cabin 10 & 11 – less than 8m
    •   Cabins 12 – 15 – approx. 8.2m
    It is acknowledged that the applicant has designed the buildings on stilts to lessen the
    environmental impacts of the development on the site, however this additional elevation has
    resulted in the proposal not complying with the 8m height limit in this location. Given the
    development will be highly visible from Noosa Drive due to the proposed vegetation removal on
    the site, it is considered likely that the development will visually dominate the street. As such,
    the proposal does not comply with PO9 or PO10 of the Code.
    It is noted that the proposal includes internal floor to ceiling heights that could be reduced in
    order to comply with the 8m requirement, which would have been conditioned had the application
    have been recommended for approval. Additionally, as discussed above, Cabins 2 – 7 are all
    partially located within the EM&C zone. The proposed built form is also not consistent with the
    built form requirements of the Environmental Management & Conservation Zone Code, which
    allows a maximum of 4m and 1 storey in height.

4.      CONSULTATION
4.1. Referral Agencies
The application was referred to the following Referral Agencies:
•       Department of State Development, Infrastructure, Local Government and Planning (SARA)
The Department is a referral agency for development interfering with koala habitat in koala habitat
areas outside koala priority areas. The Department responded on 8 August 2023 approving the
proposal, subject to conditions, including conditions relating to clearing and the requirement for
environmental covenants to be provided on Lot 3, as per the below annotated plan provided by
SARA.




                                                                                        Page 32 of 38