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

     •    The plan retains 80 per cent of the area,
          which will be rehabilitated to provide a
          healthy and safe habitat for koalas.
          Because the land is to be amalgamated
          and form part of the RACV Noosa Resort,
          the ongoing maintenance of the site will be
          properly funded and sustained in the long
          term.

     Community Benefits                                     It is acknowledged that additional short-term
                                                            accommodation has the ability to positively
     •    This       development       will     deliver
                                                            contribute to the environment and provide
          environmental, social and economic
                                                            social and economic benefits, however the
          benefits for all stakeholders including local
                                                            proposal is considered an overdevelopment of
          suppliers, retailers and tourism operators
                                                            the site which will result in negative impacts on
          along with the employment of additional
                                                            the environmental values of the area.
          local staff.
                                                            Additionally, the applicant has failed to
                                                            demonstrate that the development will result
                                                            in an overwhelming community benefit, to
                                                            allow support of the proposal despite
                                                            conflicting with the requirements of the
                                                            planning scheme.

5.        CONCLUSION & REASONS FOR DECISION
This applicant seeks approval for a Material Change of Use for Short-Term Accommodation at 94
& 142 Noosa Dr, Noosa Heads. The proposed development is an extension to the existing RACV
Noosa Resort, comprising of 15 self-contained dwelling units, a new lagoon pool within the existing
resort complex, an additional 18 car parks and alterations to the existing access.
The subject site is subject to split zoning, being Tourist Accommodation Zone and Environmental
Management & Conservation Zone. Assessment of the application found that whilst the nature of
the use is considered consistent and expected within the Tourist Accommodation zoned portion of
the land, the proposal to develop land zoned as Environmental Management and Conversation,
and outside of the mapped urban boundary is not consistent with Noosa Plan 2020 or community
expectations of development within the region.
The proposed development would result in an unacceptable loss of vegetation in a locality which
is ecologically important and environmentally sensitive and serves as an important ecological
linkage, and the proposed development is considered an overdevelopment of the land at the
expense of the natural values of the land.
The proposed development has failed to demonstrate any planning need to develop outside of
Noosa Plan 2020's urban boundary, particularly at the density and height proposed and is
inconsistent with the local landscape character. No overriding community benefit been
demonstrated, which would justify approval despite its conflicts with the planning scheme. Approval
of the proposed development would not be in the public interest as reflected in the provisions of
Noosa Plan 2020 referred to the above reasons for refusal. It is therefore recommended that the
application be refused.
Departments consulted:
         Office of the CEO, Mayor &           Community Services                    Corporate Services
                 Councillors
         Mayor & Councillors               Director                              Director
         Chief Executive Officer           Community Development                 Financial Services
         Executive Officers                Sport & Active Lifestyles             Fleet
         Community Engagement              Arts & Culture                        Revenue Services
         People & Culture                  Community Connection                  ICT
         Governance                        Customer Experience                   Commercial Property
         Strategy & Environment &          Development & Regulation                Infrastructure Services
         Sustainable Development

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