05. Town Planning Report · MCU10/2127

 VIRIDIAN NOOSA - PROPOSAL REPORT




                             company (Outrigger) and the Body Corporate of the Viridian Resort
                             Community Titles Scheme.



                    5.       Flexibility of use

                             This application is lodged on the assumption the existing development is only
                             able to be used on a short term basis. This is highly inflexible for owners and
                             tenants, as arguably any stay longer than ‘short term’ in not lawful – which
                             could include stays over two weeks (‘short term’ is not defined in the
                             planning scheme). This application does not seek to alter the ability of the
                             38 specified units to be used for their approved short term occupation.
                             Rather, it seeks to add the flexibility to use the specified units for longer
                             periods.
                             The proposed development will provide owners of the specified units with the
                             flexibility to use the dwellings on terms more suitable to their lifestyle and
                             needs. For example, an owner may choose to live for four months in one of
                             the specified units, then return the unit to the letting pool. This may occur as
                             a “one-off” or recurrently. Either way, this application facilitates such use.
                             In this way, the proposed development provides owners with the ability to
                             use their dwelling units for longer periods of time whilst also obtaining a
                             return on their investment by placing the unit back in the letting pool of the
                             Resort when they are not using it.



                    6.       Opportunity for greater use of the specified units

                             The proposal, if approved, may allow the units to be used during periods
                             when they might otherwise be vacant (as they are not in demand for short
                             term stays), such as during periods of economic downturn, outside school
                             holidays or scheduled events, or over winter. The units can be available to
                             owners, their family and friends during these periods (for longer stays), thus
                             ensuring continued economic investment and benefits for Hastings Street and
                             Noosa more generally.



                    7.       Empirical evidence confirms that very few owners would permanently
                             occupy their dwelling unit

                             KPMG has undertaken research of comparable strata-titled properties to
                             Viridian in Noosa and in other key tourist destinations, including Gold Coast,
                             northern New South Wales and Port Douglas.

                             Very few units in comparable strata-titled resorts in Noosa without
                             restrictions on permanent occupancy are permanently occupied (2.4%).
                             Viridian Residences (Stage 2 of the Viridian Noosa development) is the most
                             comparable development in terms of location and product. KPMG’s research
                             confirmed that only 1 out of 23 units are permanently occupied.




   HUMPHREYS REYNOLDS PERKINS PLANNING CONSULTANTS                                                            32
   20-Dec-10 - 10BR087.R01.010.docx