05. Town Planning Report · MCU10/2127

 VIRIDIAN NOOSA - PROPOSAL REPORT




                    The proposed development comprises high quality attached housing designed for
                    residents, but which can equally cater for visitors of any length of stay. The
                    accommodation provides very high levels of amenity, convenience, accessibility and
                    services, wholly integrated yet self contained within an existing resort. As the units
                    within the proposed development remain available to the Resort through the letting
                    pool when not in use by their owners, family or friends, the units can still be used
                    to accommodate visitors to Noosa. As such the proposal does not alter the function
                    of the development or the use of the site, which predominantly remains an
                    integrated tourist resort.

                    Further explanation and detailed planning grounds which justify the minor conflict
                    are submitted and discussed at Section 6.0 of this Proposal Report and Appendix
                    A – Statement of Code Compliance of this Report.

                    Council should be aware that the proposed development achieves compliance with
                    most of the probable solutions of the Driveways and Carparking Code.

                    The exception is S7.1 of Section 14.114 (Number of Parking Bays) of the
                    Driveways and Carparking Code. Probable Solution S7.1 prefers development to
                    provide not less than the minimum number of parking and loading bays specified in
                    Table 14-51 Vehicle Parking Requirements to the Driveways and Carparking Code.
                    In relation to Multiple Housing – Type 4 Conventional, Table 14-51 provides that
                    dwelling units with 3 or more bedrooms or those greater than 110m² are to provide
                    a minimum of 2 covered spaces per dwelling unit which may be located in tandem
                    layout, and 1 designated visitor carparking space, accessible at all time, per 4
                    dwelling units or part thereof.

                    All but two of the 38 specified dwelling units provide the minimum number of car
                    park spaces as required by Table 14-51. Villa 3108 and Penthouse 9417 provide
                    one internal car park, rather than two covered spaces as required by Table 14-51.
                    The Applicant proposes a performance solution to comply with Specific Outcome
                    O7, summarised as follows:

                    (a)       delineate a single, external, uncovered car parking space on the driveway in
                             front of the garage for villa 3108 in order to create a tandem parking space
                             for Villa 3108 (one in the existing garage, one in the driveway); and

                    (b)      create a single, external, uncovered parking space on the creek side of
                             Building I, to be allocated for the exclusive use of Penthouse 9417;

                    (c)      visitors to any of the 38 specified units are to park in front of the garage
                             associated with that unit;

                    (d)      impose a condition of the approval which states "no visitor parking space is
                             to be occupied on a permanent parking basis, being longer than 12 hours"
                             (or similar);

                    (e)      impose a condition of the approval which requires the car parking
                             management plan be amended to incorporate the same provision; and

                    (f)      a condition of the approval be included which requires the Community
                             Management Statement be amended to include the same provision;




   HUMPHREYS REYNOLDS PERKINS PLANNING CONSULTANTS                                                       28
   20-Dec-10 - 10BR087.R01.010.docx