MCU18/0102.03 - Application For Other Change To Development Approval For Bounce Hostel, Food & Drink Outlet At 14-16 Mary St, Noosaville · Attachment 2 – (MCU18 0102.03) – Development Assessment Manager Report

Page 2

PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT    10 FEBRUARY 2026




                            Figure 2 – Site Plan

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5	1	1	1	30	13	2946	1441	18	46	82	2
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4	1	1	1	41	0	158	1898	2620	82	-1	
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5	1	1	1	41	3	793	1917	39	30	28	ep
5	1	1	1	41	4	1041	1925	17	31	33	tie
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5	1	1	1	42	2	550	1979	133	54	3	a
5	1	1	1	42	3	880	1981	15	39	68	|
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5	1	1	1	43	7	892	2021	3	3	67	:
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5	1	1	1	43	10	1620	2024	23	52	46	i
5	1	1	1	43	11	1964	2025	1	47	42	|
5	1	1	1	43	12	2031	2025	1	46	44	i
5	1	1	1	43	13	2104	2019	63	73	29	Ao.
5	1	1	1	43	14	2229	2023	26	59	76	2
5	1	1	1	43	15	2287	2016	20	77	36	zi
5	1	1	1	43	16	2518	2030	12	47	36	fi
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5	1	1	1	43	18	2690	2031	1	46	58	|
5	1	1	1	43	19	2795	2062	1	14	80	|
5	1	1	1	43	20	2887	2036	16	44	44	6
4	1	1	1	44	0	159	2035	2744	99	-1	
5	1	1	1	44	1	159	2088	33	27	26	S
5	1	1	1	44	2	383	2054	23	75	84	|
5	1	1	1	44	3	550	2068	3	47	31	|
5	1	1	1	44	4	675	2035	4	87	91	|
5	1	1	1	44	5	880	2081	15	19	65	|
5	1	1	1	44	6	969	2059	164	58	0	LSBYLS
5	1	1	1	44	7	1132	2059	121	58	52	AMUN
5	1	1	1	44	8	1425	2056	47	61	54	Ny
5	1	1	1	44	9	1916	2077	185	22	16	aap
5	1	1	1	44	10	2512	2074	84	60	38	igi
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5	1	1	1	45	3	2567	2125	6	9	0	Wb
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5	1	1	1	47	7	3115	2176	22	34	47	4

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PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT                               10 FEBRUARY 2026


                                        Figure 3 – Elevations




                                        Figure 4 – Elevations

2.    APPLICATION BACKGROUND
On 15 November 2018 Council approved an application MCU18/0102 for Visitor Accommodation
Type 4 – Conventional with a Negotiated Decision issued in March 2019. At the time the application
was publicly notified, 5 properly made submissions were received with residents raising concerns
about the hostel’s location opposite Dan Murphy’s, the potential for excessive noise to be
generated, the lack of on-site car parking, and the setbacks and bulk of the building. Submitters
also questioned the need for a backpacker hostel in this area.
On 21 April 2021 Council approved a Generally in Accordance request MCU18/0102.01 to change
the basement layout, external doors replaced by windows, reconfiguration of bedrooms and lounge
areas.
On 1 December 2021 the Acting Director of Sustainable Development approved a ‘Temporary Use
Permit’ to allow for registered external guests (non-staying guests) to use the café and outdoor
sundeck area for the consumption of food and beverages sold on site due to the impacts of COVID
on the business. The temporary use permit was current until June 2023 and no complaints were
received during the period of operation.
On 18 January 2024 Council approved an Other Change (MCU18/0102.02) to include a Food and
Drink Outlet with the inclusion of a condition to limit the use to a 12 month period to allow a trial
period due to the shortfall in car parking.


3.    SITE DETAILS
3.1. Site Description
The subject site is currently improved by the existing Bounce Hostel and includes an existing café
area abutting the reception desk which outlooks to the internal pool and outdoor seating area.

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PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT                                10 FEBRUARY 2026


3.2. Surrounding Land Uses
The subject site is located within the District Centre Zone within the Mary Street Health and
Wellbeing Precinct and Noosaville Local Plan Centre. The development site is surrounded by a
mix of Medium and High Density development and is adjacent to the local shopping centre which
includes major retail providers such as Woolworths and Dan Murphy’s.
4.    ASSESSMENT
4.1. Instruments for Statutory Assessment
Under the Planning Act 2016 the application must be assessed against each of the following
statutory planning instruments to the extent they are relevant to the development:
•     State Planning Policy;
•     South East Queensland Regional Plan;
•     Planning Regulation 2017;
•     Noosa Plan 2020 (25 September 2020).
4.2. State and Other Statutory Instruments
State Planning Policy
Noosa Plan 2020 is generally consistent with the State Planning Policy July 2017 (SPP) and the
SPP raises no further issues relevant to the proposed development.
Shaping SEQ 2023 (South East Queensland Regional Plan)
The site is located within the Urban Footprint. The proposal is consistent with the regional policies
of the SEQ Regional Plan.
Planning Regulation 2017
Not applicable.
4.3. Statutory Instruments – Planning Scheme
The subject site is zoned District Centre, located within Precinct 1 – Mary Street/Thomas Street
Health & Wellbeing Precinct and is also located within the Noosaville Local Plan area. The
proposed Food and Drink Outlet is identified as an inconsistent use for the site and is required to
follow an impact assessment process.
The proposed Other Change must be assessed against the whole of the Noosa Plan 2020 to the
extent the provisions are relevant to the development.
Condition 65
65.   The Food and Drink Outlet approval lapses on 18 January 2025, unless written consent is
      provided by Council’s delegate to extend the approval. In assessing a request to extend the
      approval, Council will have regard to any substantiated complaints relating to noise, car
      parking and any other relevant matters associated with the Food and Drink Outlet use.


Applicant’s Request
The applicant has requested existing condition 65 be amended to allow the ongoing operation of
a Food and Drink Outlet. The application material includes:
“It is sought to change Condition 65 to allow the Food and Drink outlet to operate for the life of the
development. It is requested the condition be amended to read:
65.   The A Food and Drink Outlet is approved and must be operated within the area identified on
      the approved plans. approval lapses on 18 January 2025, unless written consent is provided
      by Council’s delegate to extend the approval. In assessing a request to extend the approval,

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PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT                                 10 FEBRUARY 2026


     Council will have regard to any substantiated complaints relating to noise, car parking and
     any other relevant matters associated with the Food and Drink Outlet use.
Assessment of Request
The officer report for the previous Other Change application for A Food and Drink Outlet at the site
noted:
     The Noosa Plan 2020 requires uses in the Mary Street/Thomas Street Health and Wellbeing
     precinct to be low impact, limited to daytime operations where adjoining residential zones,
     and exclude food and drink outlets, shops, bars, hotels, or entertainment venues.
     Development should not generate high traffic or require extensive parking, ensuring a
     transition between the business centre and nearby residences while protecting amenity.
     The subject site is somewhat unique in the precinct as the Noosa Plan specifically identifies
     it as being suitable for short term accommodation in the form of a hostel which can include
     ancillary recreation facilities for guests such as a cafe. The existing development on site has
     been designed to minimise impacts on the surrounding area with recreational areas located
     internal to the site and screened by buildings and the approval includes conditions that limit
     hours of operation (including use of the pool and sundeck areas) as well as requiring a
     manager/ receptionist to be on site at all times. A site inspection by staff confirmed the
     effectiveness of the design in providing buffering to the adjoining residential areas.
     The new food and drink use does not result in changes to the built form and will allow external
     patrons to visit the site and utilise the existing facilities. The applicant has demonstrated over
     time that both uses, with appropriate management, can operate without impacting on nearby
     residents. In this regard correspondence was received in February 2023 by Council from an
     adjoining landowner to the rear of the site who advised they have had no reason to complain
     and have no concerns with the originally proposed Other change.
     In terms of traffic and car parking, the proposed change will generate some additional traffic
     and car parking however this increase is unlikely to directly impact residents to the rear.
     The proposed development previously complied with the car parking requirements of the
     Noosa Plan 2006 code which required 1 space per 12 guests and 1 space per staff member
     with parking for a courtesy shuttle bus. The approval is for a 122 bed hostel and has 13 car
     parking spaces, 1 bus space and 4 scooter spaces in the basement, with 2 parking spaces
     in the street already accounted for the development, since they were created by the
     development at the time.
     The area used for the Food and drink outlet is approximately 190m2, which would equate to
     a requirement for a further 10 spaces on site were the outlet to be used only by non-staying
     guests. It is however reasonable to assume that the outlet will be used for both resort guests
     and non-staying guests and in this regard the applicant considers that at any given time a
     maximum of 80m2 may be used by external guests which equate to an additional 4 spaces.
     The applicant provided two surveys of video stills of the basement carpark to address
     carparking demand for the development. The initial survey conducted between 13 February
     to 19 February 2023 by the applicant’s planning consultant, showed the basement to be
     generally underutilised however did indicate that the carpark was full or almost full on
     Saturdays. Further information was requested to be provided to cover a greater period of
     time with the applicant providing further video stills for the period between Sunday 27 August
     2023 to Saturday 23 September 2023. The applicant noted:

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PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT                            10 FEBRUARY 2026




    The table below sets out the existing and required car parking for the 122 bed hostel and the
    proposed Food and drink outlet. This table demonstrates that the proposed Food and drink
    outlet would require an additional 4 spaces based on the applicant’s assumptions of usage.


              Parking    on Additional     Total Parking Noosa Plan 2020
              Site          parking        provided
                            created in the
                            street by the
                            development

122      bed 13         car 2 spaces           15 spaces        15.2 spaces
hostel       spaces
                                               1 bus space      1 bus space
              1 bus space
                                               4     scooter Plus motorcycle        spaces    &
              4    scooter                     spaces        bicycle spaces
              spaces
                                               20     bicycle
              20   bicycle                     spaces
              spaces

Food      & -                                                   4 additional spaces based on
Drink Outlet                                                    80m2 being used by non-
– 190m2                                                         staying guests


    The Performance Outcome of the Driveways and Parking Code states:

    PO6 Sufficient parking

            a) is provided having regard to the specifics of the use including—
                  i. the type and intensity of land use;
                 ii. any existing parking available on the site;
                iii. hours of operation;
               iv. likely numbers of users;
                 v. accessibility to the site by means other than private motor vehicle;
               vi. the peak parking demand periods of uses on the site; and
               vii. the availability of alternative car parking; and

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PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT                               10 FEBRUARY 2026


               b) is provided to accommodate the number and type of vehicles and motorcycles
                  likely to be generated by the development.
      The proposed use and carparking is generally considered to meet the above outcomes as
      the site is well located in walking distance to surrounding accommodation and likely users,
      is on bus route and peak times are likely to be outside peak operations of the surrounding
      commercial development.
      Whilst the applicant has demonstrated that the existing carparking on site has been sufficient
      for the use during the 12 month period it operated in 2023, it is recommended that a new
      condition be included to allow for the Food and Drink Outlet to operate for 12 months and for
      further written consent from Council to be required to continue to the use after this time.
      Consent via written consent will mean that there is no financial impost by way of an
      application fee to change the development approval but permits Council the ability to
      continue to review the matter.


The assessment of the earlier Other Change application addressed relevant matters to be
considered regarding the operation of a Food and Drink Outlet at the site demonstrating the
suitability of the site to accommodate the use. This position was supported at the January 2024
round of Council meetings. In part this was based on measures within the development which
minimise impacts on surrounding residential areas, including internalised and screened
recreational spaces, conditions of approval further mitigate potential amenity impacts by restricting
operating hours for facilities such as the pool and sundeck and requiring a manager/receptionist to
be present on-site at all times.
Had the previous approval not lapsed an application would have been required to amend condition
65 to allow the on-going operation of the use, consideration of such an application would have
been based on whether the use had resulted in unreasonable amenity impacts on the surrounding
area and on street parking impacts as evidenced by complaints. It is noted that through the periods
of both the initial COVID temporary approval and the 12 month ‘trial’ period associated with the
previous Other Change approval that no complaints were received. Furthermore, no submissions
were made to the current or previous Other Change applications.
Accordingly, it is recommended that the application be approved and condition 65 amended to
read:
A Food and Drink Outlet is approved and must be operated within the area identified on the
approved plans.
Additionally condition 4 is recommended to be updated to reflect the 190m2 use area of the Food
and Drink Outlet with the table of approved plans updated to reflect the set of Generally in
Accordance Plans approved in 2021.
5.    CONSULTATION
5.1. Referral Agencies
Not applicable.
5.2. Internal Council Referrals
Not applicable.
5.3. Public Notification
The application was publicly notified for 15 business days in accordance with the Planning Act
2016. No properly made submissions were received.

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PLANNING & ENVIRONMENT COMMITTEE MEETING REPORT                                10 FEBRUARY 2026


6.    HUMAN RIGHTS COMPATIBILITY STATEMENT
In developing this Report, the subject matter has been considered in accordance with the
requirements of the Queensland Human Rights Act 2019. It is considered that the subject matter
does not conflict with any human rights and supports a human rights approach to decision making
by Council. Council representatives will endeavour to act and make decisions under this report in
a manner that is compatible with human rights. This report should be read in conjunction with
Council’s Human Rights Policy.
7.     CONCLUSION & REASONS FOR DECISION
The applicant’s request for an Other Change to the existing development approval to allow for non-
staying guests to attend the site for the consumption of food and beverages is a consequence of
the previous approval for the Food and Drink Outlet lapsing. As per the original application the
proposal does not seek to change the existing built form and use areas, and it is concluded that
there are sufficient grounds for the proposed Food and Drink Outlet to operate in conjunction with
the existing Visitor Accommodation (Hostel) use despite its conflict with the Noosa Plan 2020.
Through the operation of the previously approved use, it has been demonstrated that impacts on
the adjoining residential area in terms of noise and parking will be minimal and not visible to the
surrounding area.
It is recommended that the application be supported with existing conditions amended to reflect
the inclusion of the use.
The report is provided in accordance with Section 63(5) of the Planning Act 2016.
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
     Director                          x   Director                    Director
     Strategic Land Use Planning       x   Development Assessment      Infrastructure Planning, Design
                                                                       and Delivery
     Economic     Development      &       Local Laws                  Civil and Asset operations
     Destination Management
     Environmental Services                Environmental Health        Asset Management
     Innovation & Digital Hub              Building & Plumbing         Building & Facilities
                                           Property / Permits          Disaster Management
                                                                       Waste