05. Town Planning Report · MCU10/2127

 VIRIDIAN NOOSA - PROPOSAL REPORT




                             A core function of the Resort is to host conferences and other types of
                             functions and to accommodate delegates in first class facilities. The proposed
                             development does not impact upon the ability of the resort to operate as a
                             conference and function facility. The 38 resort villas and penthouses the
                             subject of this application are very likely to remain available to the Resort
                             through the letting pool (refer to Planning Ground No. 5 below).
                             The number of dwellings which would be available to be permanently
                             occupied should the proposal be approved is also unlikely to affect the
                             function of the Resort. The empirical evidence suggests that very few owners
                             would permanently occupy their dwelling unit (refer to Planning Ground No. 5
                             below). KPMG have concluded that if the permanently occupied percentages
                             from the most comparable resorts analysed in its report are applied to the 38
                             specified units the subject of this application, the maximum number of
                             dwellings that would be permanently occupied would be 3.

                             Refer to Planning Ground No. 6 below and Appendix D – Market Research
                             Report prepared by KPMG to this Report for further details.


                    2.       The specified units are designed to be suitable for short term, semi-
                             permanent or permanent occupancy

                             The resort villas and penthouses which are the subject of this application
                             have been designed and constructed to be similar to conventional large home
                             units which are an integral part of this purposely-designed self-contained
                             resort development. The dwellings generally comprise large floor areas, two
                             to four bedrooms, study, living room, dining room and multi-media room set
                             in two and three storey structures. Accordingly, these dwellings have been
                             specifically designed to be capable of use for independent living, and are self
                             contained, being suitable for a variety of stay durations, including short term,
                             semi-permanent and permanent occupation.



                    3.       No change in site population density

                             There is no change in the intensity of the use or the site population density.
                             The dwellings have been constructed. They will not accommodate any more
                             people at any one time as a consequence of the approval sought.



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

                             No amenity impacts are anticipated to arise.

                             The specified resort villas and penthouses are self contained. The villas in
                             particular are located in precincts accessed by their own private roads. The
                             penthouses are generally located on the top level of buildings, or separated
                             from the remaining units. Furthermore, the whole development functions
                             under a detailed management regime incorporating the management




   HUMPHREYS REYNOLDS PERKINS PLANNING CONSULTANTS                                                          31
   20-Dec-10 - 10BR087.R01.010.docx