05. Town Planning Report · MCU10/2127

 VIRIDIAN NOOSA - PROPOSAL REPORT




                    Permit for Material Change of Use for Visitor Accommodation – Type 4 Conventional
                    (Resort) and Multiple Housing – Type 4 Conventional with respect to the 38
                    specified dwelling units. The proposed development does not affect any other
                    dwelling units in the Resort which Council asserts may only be occupied for short
                    term accommodation in accordance with the development approval for the Resort.

                    The resort villas and penthouses have been designed and constructed as
                    conventional large home units which can be used for independent living with the
                    option of being included within the letting arrangements for the Resort. The
                    specified resort villas and penthouses are an integral part of a purposely-designed,
                    self-contained resort development. The units do not depend on resort operations,
                    although they benefit from co-location with the significant on-site resort facilities
                    which are available. While they are wholly integrated within the Resort, the only
                    essential aspect of the common property is access. The villas in particular are
                    located in precincts accessed by their own private roads, whereas the penthouses
                    are generally located on the top level of buildings or otherwise separate to the
                    conventional resort one- and two-bedroom units. Most of the resort villas and
                    penthouses have three or more bedrooms and multi-media rooms.
                    The proposed development will not physically change the built form of the Resort.
                    They are intended to function in this way and will house the same number of people
                    as would otherwise use the dwelling units as part of the Resort.
                    There are no new works proposed.

                    There are no amenity impacts as a result of the proposed development, either on or
                    off the site.

                    Although the 38 resort villas and penthouses may be permanently occupied, they
                    remain available to the Resort through the letting pool and are likely to be
                    predominantly operated in that way, notwithstanding their ability to be occupied on
                    a permanent or semi-permanent basis (refer to Section 6.2 of this Report and
                    Appendix D - Market Research Report prepared by KPMG for further details).

                    There is no change in the intensity of the use or the site population density.

                    There is no visual change to the Resort development in any respect, which will
                    remain an integrated, architecturally-themed, self-contained resort.

                    There are no external impacts.



   3.2.2            Existing Viridian Noosa Resort Development
                    The development application proposes a broader mix of residential use (allowing a
                    variety of duration of stays) in relation to specific villas and penthouses located
                    within the existing Viridian Noosa development to provide greater flexibility.
                    Council will be familiar with the Resort and will be aware that it has been carefully
                    integrated with the existing landforms and vegetation. The Resort is broken into
                    stand-alone buildings that step down the site and are supported from below where
                    the site is sloping.




   HUMPHREYS REYNOLDS PERKINS PLANNING CONSULTANTS                                                       12
   20-Dec-10 - 10BR087.R01.010.docx