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Planning Report IDAS Forms Cover letter, Owner's consent, Appendices 2- PLM minutes & 3 - Economic Needs - Email 1 of 4 MCU16/0153 & REC16/0041
From: Ashleigh Goullet
Sent: 20 Dec 2016 17:09:00 +1000
To: Mailbox Council Mail
Cc: Cameron Adams
Subject: ADAMS + SPARKES Town Planning Report (David Low Way) (Email 1 of 4)
Attachments: 161107 Application Cover Letter - Council.pdf, sara-idas-form-1-application-
details.pdf, sara-idas-form-5-material-change-of-use.pdf, Signed LOC - Updated.pdf, ADAMS + SPARKES
Town Planning Report (David Low Way).pdf, Appendix 2 Pre-lodgement Meeting Minutes.pdf, Appendix
3 Economic Needs Analysis prepared by Urban Economics.pdf, sara-idas-form-7-reconfiguring-a-lot.pdf
Hi
Please see attached for your assessment.
Thankyou
Ashleigh Goullet | PLANNING ASSISTANT
P 07 5313 7705 | [email protected] | astpd.com.au
The offices of ADAMS + SPARKES will be closed from Thursday 22 December 2016 and will re-open for business on
Monday 9 January 2017. ADAMS + SPARKES wishes you a safe and Happy Christmas and we look forward to
working with you in the New Year!
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Page 2
Our ref: 161107 Application Cov Letter 201216 amg
20 December 2016
The Chief Executive Officer
Noosa Shire Council
PO Box 141
TEWANTIN QLD 4565
Attention: Development Assessment
Via Email: [email protected]
Dear Sir/Madam,
Re: Proposed Reconfiguration of a Lot (1 Lot into 29 Community Title
Standard Format Lots & Access Easement) and Material Change of Use to
establish Multiple Housing (26 x Type 4 Conventional Units), Visitor
Accommodation (20 x Type 4 Conventional Units) and Shared Multiple
Housing & Visitor Accommodation (12 x Type 4 Conventional Units)
215 David Low Way, Peregian Beach
Lot 77 on SP231615
In accordance with section 260 of the Sustainable Planning Act 2009 (SPA), please
find enclosed a ‘properly made’ development application for Reconfiguration of a
Lot (1 Lot into 29 Community Title Standard Format Lots & Access Easement) and
Material Change of Use to establish Multiple Housing (26 x Type 4 Conventional
Units), Visitor Accommodation (20 x Type 4 Conventional Units) and Shared
Multiple Housing & Visitor Accommodation (12 x Type 4 Conventional Units), on
the abovementioned site.
Please find enclosed the following in support of the application:
Completed IDAS Forms Part 1, Part 5 & Part 7;
Signed Land Owner's Consent Form; and
ADAMS + SPARKES Town Planning Report;
Payment of $9,614.00 for the Reconfiguration of a Lot, and $30,596.00 for the
Material Change of Use will be paid upon receiving an EFT invoice/advice from
Council.
We trust that this is the information you require to process the application,
however should you have any questions in relation to this matter please do not
hesitate to contact me direct.
Page 3
2
Yours faithfully,
ADAMS + SPARKES
TOWN PLANNING + DEVELOPMENT
Cameron Adams
MANAGING DIRECTOR
Encl: IDAS Forms
Land Owner’s Consent
Town Planning Report
Page 4
IDAS form 1—Application details
(Sustainable Planning Act 2009 version 4.3 effective 5 December 2016)
This form must be used for ALL development applications.
You MUST complete ALL questions that are stated to be a mandatory requirement unless otherwise identified on this
form.
For all development applications, you must:
complete this form (IDAS form 1—Application details)
complete any other forms relevant to your application
provide any mandatory supporting information identified on the forms as being required to accompany your
application.
Attach extra pages if there is insufficient space on this form.
All terms used on this form have the meaning given in the Sustainable Planning Act 2009 (SPA) or the Sustainable
Planning Regulation 2009.
This form and any other IDAS form relevant to your application must be used for development applications relating to
strategic port land and Brisbane core port land under the Transport Infrastructure Act 1994 and airport land under the
Airport Assets (Restructuring and Disposal) Act 2008. Whenever a planning scheme is mentioned, take it to mean land
use plan for the strategic port land, Brisbane core port land or airport land.
PLEASE NOTE: This form is not required to accompany requests for compliance assessment.
Mandatory requirements
Applicant details (Note: the applicant is the person responsible for making the application and need not be the owner
of the land. The applicant is responsible for ensuring the information provided on all IDAS application forms is correct.
Any development permit or preliminary approval that may be issued as a consequence of this application will be issued
to the applicant.)
Name/s (individual or company name in full) Thomco (No 2087) PTY LTD
For companies, contact name
Postal address c/ Adams + Sparkes Town Planning and Development
PO BOX 1000
Suburb Buddina
State QLD Postcode 4575
Country Australia
Contact phone number 07 5313 7705
Mobile number (non-mandatory requirement)
Fax number (non-mandatory requirement)
Page 5
Email address (non-mandatory requirement) [email protected]
Applicant’s reference number (non-mandatory 161107
requirement)
1. What is the nature of the development proposed and what type of approval is being sought?
Table A—Aspect 1 of the application (If there are additional aspects to the application please list in Table B—Aspect 2.)
a) What is the nature of the development? (Please only tick one box.)
Material change of use Reconfiguring a lot Building work Operational work
b) What is the approval type? (Please only tick one box.)
Preliminary approval Preliminary approval Development permit
under s241 of SPA under s241 and s242
of SPA
c) Provide a brief description of the proposal, including use definition and number of buildings or structures where
applicable (e.g. six unit apartment building defined as a multi-unit dwelling, 30 lot residential subdivision etc.)
Application to Reconfigure a Lot (1 Lot into 29 Community Title Standard Format Lots and Access Easement);
d) What is the level of assessment? (Please only tick one box.)
Impact assessment Code assessment
Table B—Aspect 2 of the application (If there are additional aspects to the application please list in Table C—
Additional aspects of the application.)
a) What is the nature of development? (Please only tick one box.)
Material change of use Reconfiguring a lot Building work Operational work
b) What is the approval type? (Please only tick one box.)
Preliminary approval Preliminary approval Development
under s241 of SPA under s241 and s242 permit
of SPA
c) Provide a brief description of the proposal, including use definition and number of buildings or structures where
applicable (e.g. six unit apartment building defined as a multi-unit dwelling, 30 lot residential subdivision etc.)
Material Change of Use to establish Multiple Housing (26 Units) , Visitor Accommodation (20 units) and
shared Visitor Accommodation and Multiple Housing (12 units)
d) What is the level of assessment?
Impact assessment Code assessment
Table C—Additional aspects of the application (If there are additional aspects to the application please list in a
separate table on an extra page and attach to this form.)
Refer attached schedule Not required
IDAS form 1—Application details
Version 4.3—5 December 2016
Page 6
2. Location of the premises (Complete Table D and/or Table E as applicable. Identify each lot in a separate row.)
Table D—Street address and lot on plan for the premises or street address and lot on plan for the land adjoining or
adjacent to the premises (Note: this table is to be used for applications involving taking or interfering with water.)
(Attach a separate schedule if there is insufficient space in this table.)
Street address and lot on plan (All lots must be listed.)
Street address and lot on plan for the land adjoining or adjacent to the premises (Appropriate for
development in water but adjoining or adjacent to land, e.g. jetty, pontoon. All lots must be listed.)
Street address Lot on plan description Local government area
(e.g. Logan, Cairns)
Lot Unit Street Street name and official suburb/ Post- Lot no. Plan type
no. no. locality name code and plan no.
i) 215 David Low Way 4573 77 SP231615 Noosa Council
ii)
iii)
Planning scheme details (If the premises involves multiple zones, clearly identify the relevant zone/s for each lot in a
separate row in the below table. Non-mandatory)
Lot Applicable zone / precinct Applicable local plan / precinct Applicable overlay/s
i) Open Space Recreational Zone Eastern Beaches Bushfire and Acid Sulfate Soils
ii) Semi-Attached Housing Zone
iii)
Table E—Premises coordinates (Appropriate for development in remote areas, over part of a lot or in water not
adjoining or adjacent to land e.g. channel dredging in Moreton Bay.) (Attach a separate schedule if there is insufficient
space in this table.)
Coordinates Zone Datum Local government
(Note: place each set of coordinates in a separate row) reference area (if applicable)
Easting Northing Latitude Longitude
GDA94
WGS84
other
3. Total area of land on which the development is proposed (indicate square metres)
2.312ha
4. Current use/s of the premises (e.g. vacant land, house, apartment building, cane farm etc.)
Shopping Centre and Vacant Land
IDAS form 1—Application details
Version 4.3—5 December 2016
Page 7
5. Are there any current approvals (e.g. a preliminary approval) associated with this application? (Non-
mandatory requirement)
No Yes—provide details below
List of approval reference/s Date approved (dd/mm/yy) Date approval lapses (dd/mm/yy)
6. Is owner’s consent required for this application? (Refer to notes at the end of this form for more information.)
No
Yes—complete either Table F, Table G or Table H as applicable
Table F
Name of owner/s of the land
I/We, the above-mentioned owner/s of the land, consent to the making of this application.
Signature of owner/s of the land
Date
Table G
Name of owner/s of the land Thomco (No. 28) Pty Ltd
The owner’s written consent is attached or will be provided separately to the assessment manager.
Table H
Name of owner/s of the land
By making this application, I, the applicant, declare that the owner has given written consent to the making of the application.
7. Identify if any of the following apply to the premises (Tick applicable box/es.)
Adjacent to a water body, watercourse or aquifer (e.g. creek, river, lake, canal)—complete Table I
On strategic port land under the Transport Infrastructure Act 1994—complete Table J
In a tidal water area—complete Table K
On Brisbane core port land under the Transport Infrastructure Act 1994 (No table requires completion.)
On airport land under the Airport Assets (Restructuring and Disposal) Act 2008 (no table requires completion)
Listed on either the Contaminated Land Register (CLR) or the Environmental Management Register (EMR) under
the Environmental Protection Act 1994 (no table requires completion)
Table I
Name of water body, watercourse or aquifer
IDAS form 1—Application details
Version 4.3—5 December 2016
Page 8
Table J
Lot on plan description for strategic port land Port authority for the lot
Table K
Name of local government for the tidal area (if applicable) Port authority for the tidal area (if applicable)
8. Are there any existing easements on the premises? (e.g. for vehicular access, electricity, overland flow,
water etc)
No Yes—ensure the type, location and dimension of each easement is included in the plans submitted
9. Does the proposal include new building work or operational work on the premises? (Including any
services)
No Yes—ensure the nature, location and dimension of proposed works are included in plans submitted
10. Is the payment of a portable long service leave levy applicable to this application? (Refer to notes at the
end of this form for more information.)
No—go to question 11 Yes
10a. Has the portable long service leave levy been paid? (Refer to notes at the end of this form for more
information.)
No
Yes—complete Table L and submit, with this application, the local government/private certifier’s copy of the
accepted QLeave form
Table L
Amount paid Date paid QLeave project number (6 digit number
(dd/mm/yy) starting with A, B, E, L, P or S)
11. Has the local government agreed to apply a superseded planning scheme to this application under
section 96 of the Sustainable Planning Act 2009?
No
Yes—please provide details below
Name of local government Date of written notice given Reference number of written notice given
by local government by local government (if applicable)
(dd/mm/yy)
IDAS form 1—Application details
Version 4.3—5 December 2016
Page 9
12. List below all of the forms and supporting information that accompany this application (Include all IDAS
forms, checklists, mandatory supporting information etc. that will be submitted as part of this application)
Description of attachment or title of attachment Method of lodgement to
assessment manager
IDAS Form 1, 5 & 7 Electronic
Cover Letter Electronic
ADAMS + SPARKES Town Planning Report & Appendices Electronic
13. Applicant’s declaration
By making this application, I declare that all information in this application is true and correct (Note: it is unlawful to
provide false or misleading information)
Notes for completing this form
Section 261 of the Sustainable Planning Act 2009 prescribes when an application is a properly-made application.
Note, the assessment manager has discretion to accept an application as properly made despite any non-
compliance with the requirement to provide mandatory supporting information under section 260(1)(c) of the
Sustainable Planning Act 2009
Applicant details
Where the applicant is not a natural person, ensure the applicant entity is a real legal entity.
Question 1
Schedule 3 of the Sustainable Planning Regulation 2009 identifies assessable development and the type of
assessment. Where schedule 3 identifies assessable development as “various aspects of development” the
applicant must identify each aspect of the development on Tables A, B and C respectively and as required.
Question 6
Section 263 of the Sustainable Planning Act 2009 sets out when the consent of the owner of the land is required for
an application. Section 260(1)(e) of the Sustainable Planning Act 2009 provides that if the owner’s consent is
required under section 263, then an application must contain, or be accompanied by, the written consent of the
owner, or include a declaration by the applicant that the owner has given written consent to the making of the
application. If a development application relates to a state resource, the application is not required to be supported
by evidence of an allocation or entitlement to a state resource. However, where the state is the owner of the
subject land, the written consent of the state, as landowner, may be required. Allocation or entitlement to the state
resource is a separate process and will need to be obtained before development commences.
Question 7
If the premises is listed on either the Contaminated Land Register (CLR) or the Environmental
Management Register (EMR) under the Environmental Protection Act 1994 it may be necessary to
seek compliance assessment. Schedule 18 of the Sustainable Planning Regulation 2009 identifies
where compliance assessment is required.
Question 10
The Building and Construction Industry (Portable Long Service Leave) Act 1991 prescribes when the portable long
service leave levy is payable.
The portable long service leave levy amount and other prescribed percentages and rates for calculating the levy
are prescribed in the Building and Construction Industry (Portable Long Service Leave) Regulation 2013.
IDAS form 1—Application details
Version 4.3—5 December 2016
Page 10
Question 10a
The portable long service leave levy need not be paid when the application is made, but the Building and
Construction Industry (Portable Long Service Leave) Act 1991 requires the levy to be paid before a development
permit is issued.
Building and construction industry notification and payment forms can be completed on the QLeave website at
www.qleave.qld.gov.au. For further information contact QLeave on 1800 803 481.
Privacy—The information collected in this form will be used by the Department of Infrastructure, Local Government
and Planning (DILGP), assessment manager, referral agency and/or building certifier in accordance with the
processing and assessment of your application. Your personal details should not be disclosed for a purpose outside of
the IDAS process or the provisions about public access to planning and development information in the Sustainable
Planning Act 2009, except where required by legislation (including the Right to Information Act 2009) or as required by
Parliament. This information may be stored in relevant databases. The information collected will be retained as
required by the Public Records Act 2002.
OFFICE USE ONLY
Date received Reference numbers
NOTIFICATION OF ENGAGEMENT OF A PRIVATE CERTIFIER
To Council. I have been engaged as the private certifier for the
building work referred to in this application
BSA Certification license Building
Date of engagement Name
number classification/s
QLEAVE NOTIFICATION AND PAYMENT (For completion by assessment manager or private certifier if
applicable.)
Date receipted
Name of officer
QLeave project Amount paid form sighted by
Description of the work Date paid who sighted the
number ($) assessment
form
manager
The Sustainable Planning Act 2009 is administered by the Department of Infrastructure, Local Government and
Planning. This form and all other required application materials should be sent to your assessment manager and any
referral agency.
IDAS form 1—Application details
Version 4.3—5 December 2016
Page 11
IDAS form 5—Material change of use assessable
against a planning scheme
(Sustainable Planning Act 2009 version 3.1 effective 3 August 2015)
This form must be used for development applications for a material change of use assessable against a planning
scheme.
You MUST complete ALL questions that are stated to be a mandatory requirement unless otherwise identified on this
form.
For all development applications, you must:
complete IDAS form 1—Application details
complete any other forms relevant to your application
provide any mandatory supporting information identified on the forms as being required to accompany your
application.
Attach extra pages if there is insufficient space on this form.
All terms used on this form have the meaning given in the Sustainable Planning Act 2009 (SPA) or the Sustainable
Planning Regulation 2009.
This form must also be used for material change of use on strategic port land and Brisbane core port land under the
Transport Infrastructure Act 1994 and airport land under the Airport Assets (Restructuring and Disposal) Act 2008 that
requires assessment against the land use plan for that land. Whenever a planning scheme is mentioned, take it to
mean land use plan for the strategic port land, Brisbane core port land or airport land.
Mandatory requirements
1. Describe the proposed use. (Note: this is to provide additional detail to the information provided in question 1
of IDAS form 1—Application details. Attach a separate schedule if there is insufficient space in this table.)
General explanation of the Planning scheme No. of dwelling units Days and No. of
proposed use definition (include each (if applicable) or hours of employees
definition in a new row) gross floor area (if operation (if applicable)
(non-mandatory) applicable) (if applicable)
Integrated residential Multiple Housing Units 26 - -
development (Type 4)
Visitor Accommodation 20 - -
Units (Type 4)
Shared Visitor 12 - -
Accommodation Units
(Type 4) and Multiple
Housing Units (Type 4)
2. Are there any current approvals associated with the proposed material change of use?
(e.g. a preliminary approval.)
No Yes—provide details below
List of approval reference/s Date approved (dd/mm/yy) Date approval lapses (dd/mm/yy)
Page 12
Department of Infrastructure, Local Government and Planning [ 15210.672 | 11/08/2016 | 11/08/2016 | | mcu13/0251 | 30/05/2016 | 30/05/2020 |
Page 13
3. Does the proposed use involve the following? (Tick all applicable boxes.)
The reuse of existing buildings on the premises No Yes
New building work on the premises No Yes
The reuse of existing operational work on the premises No Yes
New operational work on the premises No Yes
Mandatory supporting information
4. Confirm that the following mandatory supporting information accompanies this application
Mandatory supporting information Confirmation of Method of
lodgement lodgement
All applications
A site plan drawn to an appropriate scale (1:100, 1:200 or 1:500 are Confirmed
recommended scales) which shows the following:
the location and site area of the land to which the application relates
(relevant land)
the north point
the boundaries of the relevant land
any road frontages of the relevant land, including the name of the road
the location and use of any existing or proposed buildings or structures
on the relevant land (note: where extensive demolition or new buildings
are proposed, two separate plans [an existing site plan and proposed site
plan] may be appropriate)
any existing or proposed easements on the relevant land and their
function
the location and use of buildings on land adjoining the relevant land
all vehicle access points and any existing or proposed car parking areas
on the relevant land. Car parking spaces for persons with disabilities and
any service vehicle access and parking should be clearly marked
for any new building on the relevant land, the location of refuse storage
the location of any proposed retaining walls on the relevant land and their
height
the location of any proposed landscaping on the relevant land
the location of any stormwater detention on the relevant land.
A statement about how the proposed development addresses the local Confirmed
government’s planning scheme and any other planning instruments or
documents relevant to the application.
A statement about the intensity and scale of the proposed use (e.g. number Confirmed
of visitors, number of seats, capacity of storage area etc.).
Information that states: Confirmed
the existing or proposed floor area, site cover, maximum number of Not applicable
storeys and maximum height above natural ground level for existing or
new buildings (e.g. information regarding existing buildings but not being
reused)
the existing or proposed number of on-site car parking bays, type of
vehicle cross-over (for non-residential uses) and vehicular servicing
arrangement (for non-residential uses).
IDAS form 5—Material change of use assessable
against a planning scheme
Version 3.1—3 August 2015
Page 14
A statement addressing the relevant part(s) of the State Development Confirmed
Assessment Provisions (SDAP). Not applicable
When the application involves the reuse of existing buildings
Plans showing the size, location, existing floor area, existing site cover, Confirmed
existing maximum number of storeys and existing maximum height above Not applicable
natural ground level of the buildings to be reused.
When the application involves new building work (including extensions)
Floor plans drawn to an appropriate scale (1:50, 1:100 or 1:200 are Confirmed
recommended scales) which show the following:
the north point
the intended use of each area on the floor plan (for commercial, industrial
or mixed use developments only)
the room layout (for residential development only) with all rooms clearly
labelled
the existing and the proposed built form (for extensions only)
the gross floor area of each proposed floor area.
Elevations drawn to an appropriate scale (1:100, 1:200 or 1:500 are Confirmed
recommended scales) which show plans of all building elevations and
facades, clearly labelled to identify orientation (e.g. north elevation)
Plans showing the size, location, proposed site cover, proposed maximum Confirmed
number of storeys, and proposed maximum height above natural ground level Not applicable
of the proposed new building work.
When the application involves reuse of other existing work
Plans showing the nature, location, number of on-site car parking bays, Confirmed
existing area of landscaping, existing type of vehicular cross-over (non- Not applicable
residential uses), and existing type of vehicular servicing arrangement (non-
residential uses) of the work to be reused.
When the application involves new operational work
Plans showing the nature, location, number of new on-site car parking bays, Confirmed
proposed area of new landscaping, proposed type of new vehicle cross-over Not applicable
(non-residential uses), proposed maximum new vehicular servicing
arrangement (non-residential uses) of the proposed new operational work.
Privacy—Please refer to your assessment manager, referral agency and/or building certifier for further details on the
use of information recorded in this form.
OFFICE USE ONLY
Date received Reference numbers
The Sustainable Planning Act 2009 is administered by the Department of Infrastructure, Local Government and
Planning. This form and all other required application materials should be sent to your assessment manager and any
referral agency.
IDAS form 5—Material change of use assessable
against a planning scheme
Version 3.1—3 August 2015
Page 15
LAND OWNER'S CONSENT
Proposed Reconfiguration of a Lot (1 Lot into 29 Lots & Access Easement) and
Material Change of Use to establish Multiple Housing (26 x Type 4
Conventional! Units), Visitor Accommodation (20 x Type 4 Conventional Units)
and Shared Multiple Housing & Visitor Accommodation (12 x Type 4
Conventional Units)
215 David Low Way, Peregian Beach
Lot 77 on SP231615
{/we as Director/s and/or Director/Secretary of THOMCO (NO.2087) PTY LTD,
as registered land owner for the premises identified above, consent to the
making of a development application under the Sustainable Planning Act 2009
by ADAMS + SPARKES Town Planning + Development for the Proposed
Reconfiguration of a Lot (1 Lot into 29 Lots) and Material Change of Use to
establish Multiple Housing (27 x Type 4 Conventional Units), Visitor
Accommodation (20 x Type 4 Conventional Units) and Shared Multiple Housing
& Visitor Accommodation (14 x Type 4 Conventional Units).
SOLE DIRECTOR / DIRECTOR
MM (signature}
AYN. TALIY SCA Low (name)
Signed on the ‘A 6 day of DECEMABCEK, 2016.
DIRECTOR / SECRETARY
(signature)
(name)
Signed on the day of , 2016.
adams,
+SDark
TOWN PLANKIG +
astp
admins
SUNSHIN
PO?
Brightwater Corpor
Level 1 69 At
Mountain Creek
PC
Buddina
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PO?
W/45 Race
Hamilton
PO Box 10255, £
Brisbane &
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PO7
132 Vi
Rockhampton
Pp
Rockhampton
ADAMS SPAT
ABN $9
Act
Page 16
DEVELOPMENT APPLICATION FOR RECONFIGURING A LOT (1 LOT INTO 29 LOTS AND ACCESS EASEMENT); MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING (26 X TYPE 4 CONVENTIONAL UNITS), VISITOR ACCOMMODATION (20 X TYPE 4 CONVENTIONAL UNITS), AND SHARED MULTIPLE HOUSING (TYPE 4 CONVENTIONAL) AND VISITOR ACCOMMODATION (12 X TYPE 4 CONVENTIONAL UNITS) AT 215 DAVID LOW WAY, PEREGIAN BEACH LOT 77 ON SP231615 PREPARED FOR THOMCO (NO 2087) PTY LTD TOWN PLANNING REPORT DECEMBER 2016 REF: 161107
Page 17
DEVELOPMENT APPLICATION FOR RECONFIGURING A LOT (1 LOT INTO 29 LOTS AND ACCESS EASEMENT); MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING (26 X TYPE 4 CONVENTIONAL UNITS), VISITOR ACCOMMODATION (20 X TYPE 4 CONVENTIONAL UNITS), AND SHARED MULTIPLE HOUSING (TYPE 4 CONVENTIONAL) AND VISITOR ACCOMMODATION (12 X TYPE 4 CONVENTIONAL UNITS) THOMCO (NO 2087) PTY LTD TOWN PLANNING ASSESSMENT REPORT © ADAMS + SPARKES TOWN PLANNING +DEVELOPMENT All information contained within this document is provided in strict commercial confidence and is the property of ADAMS + SPARKES. This document and the information are solely for the use of the authorised recipient and this document may not be used, copied or reproduced in whole or part for any purpose other than that for which it was supplied by ADAMS + SPARKES. ADAMS + SPARKES makes no representation, undertakes no duty and accepts no responsibility to any third party who may use or rely upon this document or the information. This document is not to be disclosed or reproduced in part or in full, without express written authority from ADAMS + SPARKES.
Page 18
MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING & VISITOR ACCOMMODATION
215 DAVID LOW WAY, PEREGIAN BEACH 2
DOCUMENT CONTROL
PROJECT NO. 161107 ‐ AUTHORISED FOR ISSUE
Revision No. Date Revision Details Author Reviewer
A December 2016 Draft M. Lyell C. Adams
B December 2016 Final M. Lyell C. Adams
Author: Michael Lyell (Town Planner)
Signed:
Reviewer: Cameron Adams (Managing Director)
Signed:
Approved by: Cameron Adams (Managing Director)
Signed:
THOMCO (NO 2087) PTY LTD
DECEMBER 2016
Page 19
MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING & VISITOR ACCOMMODATION
215 DAVID LOW WAY, PEREGIAN BEACH 3
Contents
1 INTRODUCTION........................................................................................................................................................ 6
2 PROPOSED DEVELOPMENT .....................................................................................................................................10
2.1 APPLICATION DETAILS & LEVEL OF ASSESSMENT .............................................................................................. 10
2.2 SITE BACKGROUND .................................................................................................................................... 10
2.2.1 Court Approval ‐ Essence of Peregian ........................................................................................... 10
2.2.2 Development Permit –152010.672 ............................................................................................... 11
2.2.3 Development Permit – MCU13/0251 (Shopping Centre) .............................................................. 12
2.3 PRE‐LODGEMENT MEETING ......................................................................................................................... 13
2.4 PROPOSAL OVERVIEW ................................................................................................................................ 14
2.4.1 Reconfiguration of a Lot ............................................................................................................... 16
2.4.2 Material Change of Use ................................................................................................................ 16
2.4.2.1 Multiple Housing Units (detached) – Stage 1 ............................................................................... 17
2.4.2.2 Multiple Housing and Accommodation Units (attached) – Stage 2 .............................................. 18
2.5 TENURE ARRANGEMENTS ............................................................................................................................ 18
2.6 PROPOSED DESIGN, BUILT FORM & ARCHITECTURAL DETAIL .............................................................................. 19
2.7 ECONOMIC NEED ....................................................................................................................................... 21
2.8 TRAFFIC, ACCESS AND PARKING .................................................................................................................... 22
2.9 INFRASTRUCTURE SERVICES.......................................................................................................................... 23
2.10 WASTE MANAGEMENT ............................................................................................................................... 24
2.11 BUSHFIRE ................................................................................................................................................. 24
2.12 NOISE...................................................................................................................................................... 24
2.13 SUMMARY ................................................................................................................................................ 24
3 SITE DETAILS AND CHARACTERISTICS ......................................................................................................................26
3.1 LOCATION & REAL PROPERTY DESCRIPTION .................................................................................................... 26
3.2 LAND OWNERSHIP ..................................................................................................................................... 26
3.3 EASEMENTS, ENCUMBRANCES AND INTERESTS................................................................................................. 27
3.4 SITE AREA AND SHAPE ................................................................................................................................ 27
3.5 SITE CONTAMINATION ................................................................................................................................ 27
3.6 EXISTING AND SURROUNDING LAND USES ...................................................................................................... 27
4 STATUTORY FRAMEWORK ......................................................................................................................................29
4.1 SUSTAINABLE PLANNING ACT 2009 .............................................................................................................. 29
4.2 STATE PLANNING REGULATORY PROVISIONS ................................................................................................... 29
4.2.1 South East Queensland Regional Plan 2009‐2031 ........................................................................ 29
4.2.2 South East Queensland Koala Conservation ................................................................................. 30
4.3 STATE PLANNING POLICIES .......................................................................................................................... 31
4.3.1 State Interest – Water Quality ...................................................................................................... 32
4.3.2 State Interest ‐ Natural Hazards, Risk and Resilience ................................................................... 32
4.3.3 Strategic Airports and Aviation Facilities ...................................................................................... 33
4.3.4 Biodiversity ................................................................................................................................... 33
4.4 STATE INTERESTS (STATE ASSESSMENT REFERRAL AGENCY)................................................................................ 33
4.4.1 Unexploded Ordnance .................................................................................................................. 34
4.4.2 Heritage ........................................................................................................................................ 34
4.5 REFERRAL AGENCIES................................................................................................................................... 34
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5 LOCAL PLANNING INSTRUMENT – THE NOOSA PLAN 2006 ......................................................................................35
5.1 PLANNING ZONE AND LOCALITY .................................................................................................................... 36
5.2 OVERLAY AREAS ........................................................................................................................................ 36
5.2.1 Natural Hazard Overlay ‐ Bushfire and Acid Sulfate Soils Overlay ................................................ 36
5.3 LEVEL OF ASSESSMENT ................................................................................................................................ 37
5.4 RELEVANT CODES ...................................................................................................................................... 37
5.5 ASSESSMENT OF DEVELOPMENT APPLICATION ................................................................................................. 38
5.5.1 Eastern Beached Locality Code ..................................................................................................... 38
5.5.1.1 Inconsistent Land Use – Specific Outcome O73 ............................................................................ 38
5.5.1.2 Building Height – Probable Solution S4.1 ...................................................................................... 41
5.5.1.3 Setbacks – Probable Solution S5.1 ................................................................................................ 42
5.5.1.4 Site Cover, Gross Floor Area and Plot Ratio – Specific Outcome O6, O7 and O9 .......................... 43
5.5.1.5 Effects of Use – Probable Solution S75.1 and Specific Outcome O76 ........................................... 43
5.5.2 Visitor Accommodation Code........................................................................................................ 44
5.5.3 Residential Uses Code ................................................................................................................... 44
5.5.4 Reconfiguring a Lot Code .............................................................................................................. 44
5.5.5 Natural Hazards Overlay Code ...................................................................................................... 45
5.5.5.1 Bushfire Hazard – Probable Solution S4.2 ..................................................................................... 45
5.5.6 Landscaping Code ......................................................................................................................... 45
5.5.6.1 Private Open Space – Probable Solution S.10.1 ............................................................................ 45
5.5.7 Driveways and Car Parking Code .................................................................................................. 45
5.5.8 Transport, Roads and Drainage Code ........................................................................................... 45
5.5.9 Waste Management Code ............................................................................................................ 46
6 CONCLUSION AND RECOMMENDATIONS ................................................................................................................47
APPENDIX 1 – ARCHITECTURAL PLANS.............................................................................................................................48
APPENDIX 2 – PRE‐LODGEMENT MEETING MINUTES .......................................................................................................49
APPENDIX 3 – ECONOMIC NEEDS ANALYSIS.....................................................................................................................50
APPENDIX 4 – TRAFFIC IMPACT ASSESSMENT ..................................................................................................................51
APPENDIX 5 – ENGINEERING SERVICES REPORT ...............................................................................................................52
APPENDIX 6 – STORMWATER MANAGEMENT PLAN ........................................................................................................53
APPENDIX 7 – BUSHFIRE MANAGEMENT PLAN ................................................................................................................54
APPENDIX 8 – NOISE IMPACT ASSESSMENT .....................................................................................................................55
APPENDIX 9 – LANDSCAPING PLAN .................................................................................................................................56
APPENDIX 10 – TITLE SEARCH ..........................................................................................................................................57
APPENDIX 11 – CONTAMINATED/ENVIRONMENTAL MANAGEMENT REGISTER SEARCH ..................................................58
APPENDIX 12 – SURVEY PLAN ..........................................................................................................................................59
APPENDIX 13 – CODE ASSESSMENT .................................................................................................................................60
TABLES
TABLE 1 APPLICATION SUMMARY ....................................................................................................................................................... 7
TABLE 2 DEVELOPMENT STAGING AND LAND USE PARTICULARS............................................................................................................... 16
TABLE 3 REQUIRED AND PROVIDED CAR PARKING................................................................................................................................. 23
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1 INTRODUCTION
1. This Town Planning Report has been prepared in support of an Impact Assessable development
application for Reconfiguration of a Lot (1 Lot into 29 Lots and Access Easement) and Material Change
of Use to establish Multiple Housing (27 x Type 4 Conventional Units), Visitor Accommodation (20 x
Type 4 Conventional Units) and Shared Multiple Housing & Visitor Accommodation (14 x Type 4
Conventional Units). This documentation has been prepared by ADAMS + SPARKES Town Planning +
Development (hereafter; ‘ADAMS + SPARKES’) for and on behalf of the applicant’s, Thomco (no 2087)
Pty Ltd, over 215 David Low Way Peregian Beach, which is legally described as Lot 77 on SP231615.
2. The subject site is located within the Open Space Recreation Zone and Semi‐Attached Housing Zone of
the Eastern Beaches Locality of the Noosa Plan (hereafter the ‘Planning Scheme’).
3. The purpose of this report is to describe the site, the proposed development, and to address the
relevant town planning and design issues with respect to the proposal. To assist in the assessment of
the development application, this report addresses the relevant town planning issues relating to the
proposed development, including:
State Planning Regulatory Provisions;
State Planning Policy;
South East Queensland Regional Plan 2009 ‐ 2031;
Planning Scheme Planning Area Overall Outcomes;
Planning Scheme Overlays; and,
Planning Scheme Codes.
4. This report should be read in conjunction with the following supporting documentation:
Appendix 1 Proposal Plans prepared by Sprout Architects
Appendix 2 Pre‐lodgement Meeting Minutes
Appendix 3 Economic Needs Analysis prepared by Urban Economics
Appendix 4 Traffic Impact Assessment prepared by Pekol Traffic and Transport
Appendix 5 Engineering Services Report prepared by Covey & Associates
Appendix 6 Stormwater Management Plan prepared by Covey & Associates
Appendix 7 Bushfire Assessment prepared by JWA Ecological Consulting
Appendix 8 Noise Impact Assessment prepared by ASK Consulting Engineers
Appendix 9 Landscape Plans prepared by Mark Baldock
Appendix 10 Title Search
Appendix 11 Contaminated/Environmental Management Register Search
Appendix 12 Survey Plan prepared by Skyline Surveyors
Appendix 13 Code Assessment prepared by ADAMS + SPARKES
5. Table 1 provides an overview of the subject site and the development application particulars.
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Table 1 Application Summary
PROPOSAL DETAILS
PROPOSED DEVELOPMENT Development Permit for a Reconfiguration of a Lot (1 Lot into 29
Lots and Access Easement) and Material Change of Use to establish
Multiple Housing (26 x Type 4 Conventional Units), Visitor
Accommodation (20 x Type 4 Conventional Units) and Shared
Multiple Housing & Visitor Accommodation (12 x Type 4
Conventional Units)
APPLICANT Thomco (No 2087) Pty Ltd
CONTACT ADAMS + SPARKES TOWN PLANNING + DEVELOPMENT
Attn: Cameron Adams
PO Box 1000
Buddina QLD 4575
P: 07 5313 7705
E: [email protected]
PROJECT TEAM Town Planners ADAMS + SPARKES
Design Sprout Architects
Engineer Covey & Associates
Surveyor Skyline Surveyors
Landscaping Mark Baldock
Economist Urban Economics
Environment (Bushfire) JWA Ecological Consulting
Traffic Pekol Traffic and Transport
Acoustic ASK Consulting Engineers
LOCAL GOVERNMENT Noosa Shire Council
PLANNING SCHEME The Noosa Plan
LEVEL OF ASSESSMENT Impact Assessable
REFERRAL AGENCIES Unexploded Ordinances ‐ SARA
SITE DETAILS
ADDRESS 215 David Low Way, Peregian Beach
PROPERTY DESCRIPTIONS Lot 77 on SP231615
REGISTERED LAND OWNERS Thomco (No. 2087) Pty Ltd (Refer to Appendix 10)
EASEMENTS Easement A on SP156199
CURRENT SITE AREA 2.312 ha
CURRENT USE OF LAND Shopping Centre and Vacant Land
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SITE REGISTRATIONS
ENVIRONMENTAL MANAGEMENT Not listed on Register as searched on 8 December 2016 (Refer to
REGISTER Appendix 10)
CONTAMINATED LAND REGISTER Not Listed on Register as searched on 8 December 2016 (Refer to
Appendix 10)
UNEXPLODED ORDNANCE Listed on EMR and CLR search dated 8 December 2016 (Refer to
Appendix 10)
AUSTRALIAN HERITAGE PLACES Not Listed on Register (as searched on 7 December 2016)
INVENTORY
STATE INTERESTS
STATE PLANNING POLICY Water Quality
o Climatic Regions – Stormwater Management Design
Objectives
Natural Hazards Risk & Resilience
o Flood Hazard Area
Level 1 – Queensland Floodplain Assessment
Overlay
Local Government Flood Mapping Area
o Bushfire Hazard Area
Bushfire Prone Area
Strategic Airports and Aviation Facilities
o Obstacle Limitation Surface
Biodiversity
o Protected Area
o Wildlife Habitat
o Regulated Vegetation
o High Ecological Significance Wetlands
STATE PLANNING REGULATORY Adopted Charges
PROVISIONS South East Queensland Regional Plan 2009‐2031
SOUTH EAST QUEENSLAND Urban Footprint
REGIONAL PLAN
STATE ASSESSMENT REFERRAL Water Resources
AGENCY o Water Resource Planning Area Boundary
Coastal Protection
o Coastal Zone
Koala Conservation
o Koala assessable development area (for information
purposes only)
Native Vegetation Clearing
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o Category B regulated vegetation
SARA REFERRALS Unexploded Ordinance
THE NOOSA PLAN
ZONE Open Space Recreation Zone
LOCALITY Eastern Beaches Locality
OVERLAYS Natural Hazards Overlay:
o Acid Sulfate Soils
High Potential Acid Sulfate Area (0 to 5m AHD)
Low Potential Acid Sulfate Area (5 to 20m AHD)
o Bushfire
Medium Potential Bushfire Intensity
Potential Impact Buffer
APPLICABLE CODES Eastern Beaches Locality Code
Residential Uses Code
Reconfiguring a Lot Code
Landscaping Code
Driveways and Carparking Code
Transport, Roads and Drainage Code
Erosion and Sediment Control Code
Existing Services Code
Earthworks Code
Waste Management Code
Water Sensitive Design Code;
Water Supply and Sewerage Reticulation Code
Natural Hazards Overlay Code
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2 PROPOSED DEVELOPMENT
2.1 Application Details & Level of Assessment
6. This development application seeks a Development Permit for:
Reconfiguration of a Lot (1 Lot into 29 Lots and Access Easement); and
Material Change of Use to establish Multiple Housing (26 x Type 4 Conventional Units),
Visitor Accommodation (20 x Type 4 Conventional Units) and shared Multiple Housing
(Type 4 Conventional) & Visitor Accommodation (12 x Type 4 Conventional Units).
7. According to Division 10 – Assessment Tables for the Open Space Recreation Zone, Table 7.8, the
proposed development is subject to Impact Assessment and is therefore required to be assessed against
the entire planning scheme.
8. The following section of this Town Planning Report details the Site History, Proposal Overview, Tenure
Arrangements, Design, Built Form and Architectural Detail, Economic Need, Traffic, Access and Parking,
Infrastructure Services, Bushfire and Noise. The intent of this is to provide a complete picture of the
proposed development and the complex history associated with the site.
2.2 Site Background
9. The subject site has a complex history, with a number of Development Permits approved over the subject
site, including the ‘Essence of Peregian’ development, as well as a separate approval for a shopping centre
development. This section of the town planning report details the relevant approvals associated with the
subject site.
2.2.1 Court Approval ‐ Essence of Peregian
10. The subject site currently has an approval for a substantial development colloquially known as ‘Essence of
Peregian’, which was approved by Court Order on 12 February 2010 (Appeal 2587 of 2008). A subsequent
Permissible Change to this approval was approved by the Planning and Environment Court on 24 January
2012 (Appeal 4783 of 2011). It is noted that this development permit was scheduled to lapse in
September 2016, however an application was lodged with the Noosa Council on 7 of September 2016 to
extend the currency period of the development permit by an additional two (2) years. The request has not
been decided to date. Accordingly, the Court approval is still current in accordance with section 390
(Approval does not lapse until request is decided) of the Sustainable Planning Act 2009.
11. As demonstrated in Figure 1, and as detailed below, the current approval comprises a range of uses
including a supermarket, restaurant, visitor accommodation, duplex dwellings and residential dwellings.
The development is approved over three (3) stages, with the following land use components included in
the identified stages:
Stage 1:
Small supermarket with a GFA of 387m2
Restaurant with a GFA of 306m2 plus 70m2 of outdoor dining
800m2 of Visitor Accommodation comprising 14 rooms plus office and managers residence
Stages 2 and 3:
3 bedroom dual key apartments (32 in total)
o Building A comprising 2,098m2
o Building B comprising 2,089m2
Beach shacks (30 in total)
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o 2 x 4 bedroom (with disabled access) comprising 284m2 GFA
o 19 x 3 bedroom (stand alone and duplex arrangement comprising 2,356m2 GFA
o 9 x 2 bedroom (duplex) comprising 891m2 GFA
Figure 1 Site/Staging Plan (Source: Carl Brunskill Architects)
2.2.2 Development Permit –152010.672
12. In order to facilitate the Essence of Peregian approval, a Development Permit for Reconfiguring a Lot – 4
Lots into 1 into 3 Lots and Volumetric Easement (152010.672) was approved by Council on 1 November
2014. It is noted that this approval resulted in the creation of the Council reserve, which is located directly
west of the development area.
13. Since the time of the original approval, a number of changes have been made to the Development Permit,
with the latest change being approved by Council on 11 August 2016 (15201.627.03), which changed a
number of conditions, as well as the approval type from ‘Development Permit for Reconfiguring a Lot – 4
Lots into 1 into 3 Lots and Volumetric Easement’, to, ‘Development Permit for Reconfiguring a Lot (1 Lot
into 2 Lots).’ Figure 2 below indicates the approved lot configuration.
14. It is noted that a Plan Sealing application (PS16/0043) was lodged and approved by Council on the 2
December 2016. The signed survey plan is currently with the Titles Office for registration.
15. Accordingly, although this development application is lodged over Lot 77 on SP231615, this town planning
report will only address the areas directly associated with the proposed development (approved Lot 1). As
such, the approved environmental reserve located on approved Lot 900, will not be considered as part of
this application, other than any potential impacts on the reserve from the proposed development.
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Figure 2 Approved Reconfiguration of a Lot Plan ‐ Development Permit 152010.672 (Source: Skyline Surveyors)
2.2.3 Development Permit – MCU13/0251 (Shopping Centre)
16. A development permit for a Material Change of Use – Retail business Type 2, Shop, Entertainment and
dining business – Type 1 Food and beverages, Commercial Type 1 Office (MCU13/0251) was approved by
Council on 30 May 2014.
17. The approved development (MCU13/0251) varied the approved supermarket and altered the layout of all
Stages associated with the ‘Essence of Peregian’ development.
18. The approved shopping centre development (MCU13/0251) forms part of this development application,
with access to the development area obtained through the approved access easement associated with the
shopping centre from Sandpiper Court. As indicated in Figure 3 below, the approved shopping centre
development has now been constructed.
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Figure 3 Constructed Peregian Village Market (Source: Nearmap)
2.3 Pre‐Lodgement Meeting
19. A pre‐lodgement meeting (PLM16/0044) was held between Council’s Manager of Planning – Kerry Coyle,
and the project team on 14 December 2016.
20. Council indicated in‐principle support for the proposed development, with Council identifying that
affordable accommodation within Peregian Beach is limited and the proposed development has the
potential to increase the accommodation offerings within the area. It was determined that the provision
of short‐term accommodation was a suitable alternative to the previous use of the site as a Caravan Park.
21. It was also indicated that the previous approval included a significant setback to the National Park and
Council Reserve, which ensured development was located outside the flood effected area and minimised
edge effects. Further, at the meeting it was identified that an application would need to be supported by a
number of specialist reports including an economic needs assessment and a traffic study.
22. The proposed development has taken into account the comments made by Council in the pre‐lodgement
meeting by retaining the Council reserve associated with the current approval and providing all necessary
specialist reports addressing key design and engineering matters, including a Traffic Impact Assessment,
Acoustic Report, Bushfire Report, Economic Needs Analysis, Stormwater Management Report and
Engineering Services Report.
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2.4 Proposal Overview
23. The subject application seeks approval for a Reconfiguration of a Lot (1 Lot into 29 Lots and Access
Easement) and Material Change of Use to establish Multiple Housing (27 x Type 4 Conventional Units),
Visitor Accommodation (20 x Type 4 Conventional Units) and shared Multiple Housing & Visitor
Accommodation (14 x Type 4 Conventional Units) at 215 David Low Way, Peregian Beach.
24. The intention of the proposal is to develop the site as an integrated residential development, which
includes a number of residential accommodation types, including traditional units, detached dwellings
and short‐term accommodation, within close proximity to shops, public open space and public transport
associated with the Peregian Town Centre.
25. As demonstrated in Figure 4 below, the proposed development is integrated with the existing Peregian
Village Market development (Council Ref: MCU13/0251), with access to the development obtained via the
approved access point for the shopping centre and existing road infrastructure (Sandpiper Court).
26. Further, the proposed development will positively integrate with the planned ‘Rufus Street Public
Precinct’ (Figure 5 below), with the proposed development providing public footpaths that traverse
through the subject site and connect with the footpaths associated with the Rufus Street development.
An application for the ‘Rufus Street Public Precinct’ was approved by Council on 25 July 2016
(MCU16/0044), with a subsequent Operational Works application approved by Council on 14 December
2016 (OPW16/0246).
27. The applicant has been actively involved in Council’s master planning process, through attendance at
various workshops and providing formal input into the design and integration with the subject site.
Proposed
Development
Figure 4 Site Plan (Source: Sprout Architects)
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Subject Site
Figure 5 Approved Rufus Street Masterplan (Source: Sparks Architects)
28. As demonstrated by Figure 6 below, the proposed development is intended to be constructed over two
(2) stages, with Stage 1 involving the construction of all detached Multiple Housing Units, as well as all
necessary infrastructure, landscaping and communal facilities (communal swimming pool, landscaping
areas. etc) to service the development. Stage 2 will comprise the attached Visitor Accommodation and
Multiple Housing building.
29. The subject application also seeks to reconfigure the subject site into 29 Lots and an Access Easement,
with all detached units proposed to be located on individual standard format lots within a community title
scheme. Further, the proposed unit building and road reserve are proposed to be located on a separate
lot, within a community title format. Additionally, Peregian Village Market is to be subdivided off on a
separate title as part of this application.
Figure 6 Staging Plan (Source: Sprout Architects)
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2.4.1 Reconfiguration of a Lot
30. As identified above, the proposed development also seeks to Reconfigure a Lot (1 Lot into 29 Lots and
Access Easement). Figure 7 below indicates the proposed layout of the reconfiguration component of the
development application.
Figure 7 Reconfiguration Layout (Source: Sprout Architects)
2.4.2 Material Change of Use
31. As detailed above, the proposed development includes a number of residential unit types including
attached and detached Multiple Housing Units, and attached Multiple Housing Units and Visitor
Accommodation.
32. For completeness, Table 2 below breaks down the unit types and identifies the number of bedrooms,
bathrooms, gross floor areas (GFA) and private open space (POS) provisions for each unit type.
Table 2 Development Staging and Land Use Particulars
Unit Type Number of Units Number of Bathrooms GFA POS
Bedrooms
Stage 1: Detached Units ‐ Multiple Housing
1 5 3 1 bath, plus 133m2 (inclusive 40m2
ensuite of stairwell)
2 6 3 1 bath, plus 136m2 (inclusive 44m2
ensuite of stairwell)
3 10 Primary Dwelling: Primary Dwelling: Primary Dwelling: Primary Dwelling:
3 Bedrooms 1 bath, plus 117m2 78m2
ensuite
Secondary Secondary Secondary Secondary
Dwelling: Dwelling: Ensuite Dwelling: 31m2 Dwelling: 3m2
1 Bedroom
Camden House 5 3 1 bath, plus Residential: 75m2 13m2
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ensuite Office: 46m2
Stage 2: Attached Units – Visitor Accommodation
Short Term Stay 20 1 1 37m2 12m2
Stage 2: Attached Units – Multiple Housing and Visitor Accommodation
Long and Short 8 2 1 bath, plus 95m2‐96m2 12m2
Term Stay ensuite
Long and Short 4 1 1 bath 57m2 12m2
Term Stay
2.4.2.1 Multiple Housing Units (detached) – Stage 1
33. The proposed development includes a total of 26 x detached Multiple Housing Units, which are all
proposed to be constructed over two (2) storeys, with a maximum building height of 6.9 metres from
the finished floor level.
34. As identified above, the proposal also seeks to Reconfigure a Lot (1 Lot into 29 Lots and Access
Easement), with all detached Multiple Housing Units proposed to be located on septate lots. The intent
of this is for all detached Multiple Housing Units to operate as Detached Houses, with each unit to be
included on standard format lots within a community title scheme.
35. As demonstrated in Figure 8 below, the proposed detached Multiple Housing Units associated with
Stage 1, contain a total of four different layouts.
Figure 8 Multiple Housing Unit Layouts (Source: Sprout Architects)
36. Generally, house Types 1 and 2 contain similar components and layout, with both types containing a
kitchen, combined dining and living, study, double garage and outdoor area (courtyard or terrace)
located on the ground level, and 3 bedrooms (master containing ensuite) on the first floor.
37. House Type 3 contains a Primary Dwelling and Secondary Dwelling, with the Primary Dwelling
component including a kitchen, living, dining area and outdoor area on the ground level and 3 bedrooms
(master with ensuite) and a bath room on the first level. The Secondary Dwelling component is located
on the first level and utilises a secondary access point. The Secondary Dwelling includes a living area,
kitchen and bathroom. Each of the Secondary Dwellings will be on the same title as the detached
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dwelling and will be less than 35m2 in size.
38. The Camden House units contain a double garage plus separate business use car parking space and
46m2 of business area located on the ground level, with the residential component located on the first
level including 3 bedrooms (master with ensuite), bathroom, kitchen, combined living and dining area
and deck.
39. The intent of providing a Camden House is to facilitate opportunities for future residences to operate a
home office or other associated use. The proposed development application does not seek to impose
restriction on the potential uses allowed within these dwellings, with the intent that the Noosa Plan will
provide the future land use framework and any future use of this area will be subject to a separate
application.
2.4.2.2 Multiple Housing and Accommodation Units (attached) – Stage 2
40. The proposed development also includes a total of 32 x Multiple Housing and Visitor Accommodation
Units, which are proposed to be constructed over three (3) storeys, with a maximum building height of
12 metres. The car parking, reception and conference room are proposed to be located on the ground
level, with all units proposed to be located on levels 1 and 2. Access to levels 1 and 2 will be obtained by
a communal lift, as well as three (3) stairwells.
41. It is noted that this application has applied for both ‘Visitor Accommodation (20 x Type 4 Conventional
Units) and shared Multiple Housing & Visitor Accommodation (12 x Type 4 Conventional Units)’ for the
units within stage 2. The intent of applying for Multiple Housing and Visitor Accommodation for 12 units
is to provide flexibility and to enable the market to dictate the ultimate use of these units, being short‐
term or permanent accommodation.
42. The proposed accommodation units contain a number of different layouts, with the 20 Visitor
Accommodation Units containing a single bedroom, living area, bathroom, and balcony.
43. The shared Multiple Housing and Visitor Accommodation units reflect serviced apartments and contain
between one and two bedrooms, combined kitchen, living and dining area, as well as a balcony.
44. It is noted that it is intended that Scanlon Group will retain, operate and manage all of the attached
Visitor Accommodation and Multiple Housing Units.
2.5 Tenure Arrangements
45. The entire development is proposed to operate under a Community Title Scheme, which will control the
internal access road, landscaping, communal pool area, as well as all infrastructure and services located
under one lot.
46. The detached Multiple Housing Units associated with Stage 1 will be located on a Standard Format Lot.
47. The attached unit accommodation building associated with Stage 2 incorporates a varied tenure
arrangement, with the Visitor Accommodation, Conference Room and Reception Area located under a
single title, with only the units approved for both Multiple Housing and Visitor Accommodation intended
on being Strata Title.
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2.6 Proposed Design, Built Form & Architectural Detail
48. The proposed development presents a high quality, architecturally designed development containing a
total of 27 buildings, all to be located on separate lots under a community title scheme.
49. The design brief was to deliver a contemporary, integrated development that is consistent with the
character of the Peregian Beach locality. The design has achieved this trough incorporating coastal
finishes and treatments, including the use of lightweight materials, cladding, hip and gable roof forms,
balconies as well as generous use of glazing to ensure sufficient natural light within the units (as
demonstrated by Figures 9 to 13).
50. The proposed development presents as a low rise built from, with a maximum of three (3) storeys for the
Visitor Accommodation and Multiple Housing buildings and other buildings being a (2) storeys. Overall,
the development results in a total site cover of 37% (4,297m2), total gross floor area of 8,139m2, total
deep planting/landscaping of 24% and maximum building height of 12 metres.
51. Additionally, the proposed development is located behind the Peregian Beach Hotel, as well as the
Peregian Village Market. As such, the development is appropriately screened from the David Low Way and
will not impact upon the coastal character of Peregian Beach as viewed from the David Low Way. The
proposed development also takes advantage of the views over the Noosa National Park, which is located
directly west of the site.
52. As identified above, the proposed development has also been designed to integrate into the planned
‘Rufus Street Public Precinct’, as well as the existing Peregian Village Market. This has been achieved by
providing connecting public footpath linkages throughout the site and incorporating private open spaces
and window openings to footpaths, as well as internal communal areas that provide casual surveillance of
the communal open space areas, and CPTED design principles.
53. It is also noted that the proposed development represents a superior land use and design outcome, with
the development containing a scale, height and intensity that is less than and more appropriate to the
current approval of the site.
Figure 9 House Type 1 Elevations (Source: Sprout Architects)
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Figure 10 House Type 2 Elevations (Source: Sprout Architects)
Figure 11 House Type 3 Elevations (Source: Sprout Architects)
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Figure 12 Camden House Elevations (Source: Sprout Architects)
Figure 13 Attached Units Elevations (Source: Sprout Architects)
2.7 Economic Need
54. An Economic Needs Analysis has been prepared in support of the development application. A review of
the Economic Needs Analysis prepared by Urban Economics (Appendix 3), has indicated that there is a
‘limited supply’ of short‐term accommodation establishments, as well as residential offerings available in
the Peregian Beach area, and there is a need for an additional 220 short‐term accommodation rooms,
within the Noosa Shire between 2016 and 2025.
55. It is Urban Economics’s opinion that the proposed development would not have a significant impact on
the existing network of commercial accommodation within Peregian, but rather would add value to the
mix of short term accommodation solutions in contributing to the role of Noosa as a premier tourist
destination on the Sunshine Coast and in maintaining the boutique and village nature of Peregian Beach
as a specialist destination within Noosa Council.
56. Further, it is noted that there is a significant gap in the residential market within Peregian Beach, which
has resulted in a high median house price of $695,000. It is noted that this is 50% higher than the median
house price for the Local Government Area (LGA) of the Sunshine Coast, 37% greater than the Gold Coast
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and 22% greater than the median for the Brisbane LGA.
57. Additionally, the supply of vacant land within Peregian Beach is significantly constrained and supply led,
with the release of the Peregian Beach estate delivering to the market stock during 2015 and 2016, and
subsequent moderating pressure on median sales prices for vacant land products. However, there have
been limited opportunities for land release within the Peregian Beach area, which will continue to feature
within the residential property market in Peregian Beach.
58. Accordingly, there is a strong need and demand for the proposed short term, as well as permanent
residential development in Peregian Beach. Further the proposed development would have a net
economic and community benefit for the Peregian Beach community, complimenting and consolidating
the existing role of Peregian, whilst not having adverse impact on existing facilities in Peregian nor on the
role of Noosa as the premier tourist destination for the shire.
2.8 Traffic, Access and Parking
59. As demonstrated in Figure 14 below, the proposed development obtains access to the site via Sandpiper
Court, through the approved Peregian Village Marketplace, via an access easement. The attached Traffic
Impact Assessment (Appendix 4) demonstrates that the access driveway off Sandpiper Court is sufficient
to accommodate the traffic associated with both the shopping centre, as well as the proposed residential
development.
60. Further, it is noted that the existing Sandpiper Court intersection supports all traffic movements apart
from a right turn out of Sandpiper Court to the David Low Way (south). Despite this, vehicles seeking to
make a right turn out of Sandpiper Court are able to turn left onto David Low Way and then u‐turn at the
Heron Street roundabout.
61. The proposed internal road networks to have been designed to be of appropriate size to accommodate all
traffic movements, including Waste Collection Vehicle (WCV) and larger vehicle movements.
Figure 14 Road Layout and Car Parking Areas (Source: Sprout Architects)
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62. The proposed development provides a total of 115 car parking spaces (inclusive of one (1) PWD space),
with a total of 40 car parking spaces associated with the attached Multiple Housing and Visitor
Accommodation (Stage 2). It is also noted that a standing space for a Van is provided within the Multiple
Housing and Visitor Accommodation (Stage 2).
63. The balance of the parking spaces are located within dedicated parking spaces associated with the
detached units, as well as communal parking areas (8 visitor parking spaces). It is noted that all detached
units contain a minimum of two (2) parking spaces, with the exception of the Camden House units, which
containing an additional parking space, and the linear housing units (House Type 3), which provide a
tandem parking arrangement and a total of three (3) parking space per unit.
64. Table 3 below, demonstrates the proposed and required parking specified in the planning scheme.
Table 3 Required and Provided Car Parking
Land Use Number of Parking Rate Required Proposed
Units
Stage 1 – Detached Multiple Housing Units
3 Bedroom Units 16 2 spaces per unit 32 spaces 32 spaces
4 Bedroom Units ( 10 2 spaces per unit 20 spaces 30 spaces
inclusive of Secondary
Dwellings)
Visitor Parking 26 1 space per four units 6.5 spaces 8 spaces
Stage 2 – Visitor Accommodation
1 Bedroom Units 20 1 space per unit + 1 22 spaces Stage 2 collectively –
additional space per 10 40 spaces
units
Stage 2 ‐ Shared Visitor Accommodation and Multiple Housing
1 Bedroom Units 4 1 space per unit 4 spaces Stage 2 collectively –
40 spaces
2 Bedroom Units 8 1 space per unit + 1 10.7 spaces Stage 2 collectively –
space per 3 units 40 spaces
Visitor Parking 12 1 space per 4 units 3 spaces Stage 2 collectively –
40 spaces
Total 58 Units 99 spaces 115 spaces
2.9 Infrastructure Services
65. As detailed in the Stormwater Management Plan prepared by Covey & Associates (Appendix 5), the
subject site falls from east to west and discharges stormwater to the Lot 900 and ultimately the Noosa
National Park, which is located directly west of the site. It is noted that the application remains consistent
with the current approval, which allows the discharge of stormwater into the Noosa National Park.
66. Prior to discharging into the Nation Park, the stormwater is treated by three (3) bio retention basins,
which are sufficient to adequately treat the stormwater, so as to meet the pollutant targets required by
Noosa Council and the State Planning Policy.
67. The proposal will be connected to Unitywater’s sewer and water networks, with existing networks located
within close proximity to the site. It is noted that the existing infrastructure is sufficient to accommodate
the additional demand associated with the development.
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2.10 Waste Management
68. As detailed in the Traffic, Access and Parking section above, the proposed development has been
designed so that the waste can be internally serviced, with a WCV able to traverse the site.
69. All proposed detached Multiple Housing Units will contain sufficient area for the storage of wheelie bins
within the individual allotments, which will be screened from the internal access road. All bins being
serviced by WCV from the internal access road.
70. The proposed attached Multiple Housing Units and Visitor Accommodation Units will utilise a bulk bin
arrangement, with two (2) dedicated screened bin enclosures located on the ground level, in close
proximity to the central and southern stairwell. At refuse collection time, the bulk bins will be wheeled
out by the on‐site manager to a screened bin hardstand collection area located adjacent to the internal
access road. This will enable the efficient and effective servicing of waste, without impacting upon the
amenity of the development.
71. Further detail on how this facility will be serviced has been provided in the attached Traffic Impact
Assessment (Appendix 4).
2.11 Bushfire
72. As detailed in the Bushfire Management Plan prepared by JWA Ecological Consultants (Appendix 7) the
proposed development has been designed in accordance with the recommendations of the approved
Bushfire Management Plan prepared by DFS and approved by Council in October 2015.
2.12 Noise
73. As identified in the Noise Impact Assessment prepared by ASK Consulting Engineers (Appendix 8), the
subject site adjoins sites which contain noise generating uses, which may impact upon future
tenants/residences associated with the development including the Peregian Beach Hotel, Peregian Village
Market and Peregian Beach Community Kindergarten.
74. The Noise Impact Assessment includes a number of recommendations to mitigate noise associated with
the noise sources, including mitigating noise emissions associated with mechanical plant at the source,
using appropriate construction materials so as to mitigate noise associated with amplified music and
establish acoustic barriers.
75. Through the implementation of the recommended measures, the development will mitigate unreasonable
noise associated with the existing noise generators.
2.13 Landscaping
76. The proposed development results in a high‐quality landscaping outcome, which includes a total of
2,744m2 (27%) of the site. Than Landscaping Plans prepared by Mark Baldock Landscape Architect
(Appendix 9) identify the development containing a mix of large subtropical trees, a range of shade and
small trees, shrubs and ground cover.
77. The proposed landscaping outcome is consistent with the requirements of the Landscaping Code.
2.14 Summary
78. The nature and scale of the proposed development will not result in any adverse impacts upon
surrounding land uses and will provide a development outcome that positively contributes to site and the
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surrounding area. Overall, it has been identified that there is a demonstrated need for all components of
the development and it is consistent with the outcomes of both the previous court approval and the
community’s expectations of future land uses on the site.
79. The proposed development also presents an opportunity to strengthen the local economy through the
provision of additional permanent and visitor accommodation in close proximity to the Peregian Beach
local centre.
80. Lastly, the proposed development complies with the land use outcomes sought by the Strategic
Framework, Desired Environmental Outcomes, as well as the Overall Outcomes of the Eastern Beaches
Locality Code.
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3 SITE DETAILS AND CHARACTERISTICS
81. A site inspection was undertaken by ADAMS + SPARKES as part of the preparation of this Town Planning
Report. Observations from this site inspection have been incorporated into the following sections of the
report.
82. Table 4 below, provides a summary of the details applying to the subject site.
Table 4 Site Summary Table
Address 215 David Low Way, Peregian Beach
Property Description Lot 77 on SP231615
Tenure Freehold
Current Site Area 2.312ha
Locality Eastern Beaches
Zone Open Space Recreation
3.1 Location & Real Property Description
83. The subject site is located at 215 David Low Way, Peregian Beach, which is located approximately 130
metres to the Peregian Beach local centre and less than 300 metres to Peregian Beach, and is legally
described as Lot 77 on SP231615 (see Figure 15 below).
Subject Site
Figure 15 Location Map (Source: DILGP 2016)
3.2 Land Ownership
84. The registered owner of Lot 77 on SP231615 is Thomco (No. 087) Pty Ltd (refer to Appendix 10–
Certificate of Title). Consent of all land owners has been obtained to enable the lodgement of this
application.
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3.3 Easements, Encumbrances and Interests
85. The subject lot is owned in freehold tenure and is affected by Easement A on SP156199. The easement
is for stormwater purposes, with the benefited land being Lot 51 on SP156203, which is the Peregian
Beach Hotel.
3.4 Site Area and Shape
86. Figure 16 below illustrates that the subject site is irregular in shape and has a total area of 2.132ha. The
subject site’s eastern boundary has a street frontage of approximately 70 metres to both the David Low
Way and Sandpiper Court.
Subject Site
Figure 16 Smart Map (Source: Google Earth 2016)
3.5 Site Contamination
87. A search of the Environmental Management Register (EMR) and the Contaminated Land Register (CLR)
was undertaken on 8 December 2016, which confirms that the subject site is not listed on either of
these registrars (refer to Appendix 11).
3.6 Existing and Surrounding Land Uses
88. As detailed in section 2.4 of this Town Planning Report, the site directly adjoins a range of land uses
including existing permanent residential development, the Peregian Beach Motel, as well as a
Kindergarten and public open space (Rufus Street Public Precinct).
89. Further, the site is located within close proximity to shops, public open space and public transport
associated with the Peregian Town Centre, which is located approximately 95 metres east of the site. It
is also noted that Peregian Beach is located approximately 280 metres west of the site.
90. As demonstrated in Figure 17 below, the proposed development is located on the on the same site as
the Peregian Village Market, with access to the development obtained via the existing road
infrastructure located within the subject site off Sandpiper Court. The area the development is
proposed over is currently relatively clear (vacant land), with fragmented parcels of vegetation that
have been influenced through maintenance (mowing, pruning.etc), as well as the construction of the
shopping centre development.
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91. The subject site also adjoins the proposed ‘Rufus Street Public Precinct’, which is located directly north
of the site, with the development integrating public footpaths that traverse through the subject site and
connect with the footpaths proposed within the ‘Rufus Street Public Precinct’.
Rufus Street
Public Precinct
Council Subject Site Peregian Peregian Recreation
Reserve Beach Hotel Beach Local area and
Centre Beachfron
Peregian
Village Market
Hardware Store
Figure 17 Satellite Imagery of Surrounds (source: Nearmap 2016)
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4 STATUTORY FRAMEWORK
92. This section of the Town Planning Report describes the statutory planning framework applicable to the
existing development and the development application.
4.1 Sustainable Planning Act 2009
93. The Sustainable Planning Act 2009 (SPA) provides the overall statutory planning framework for
Queensland. The Planning Scheme provides the current planning and development assessment
framework for the proposed development of the subject site.
4.2 State Planning Regulatory Provisions
94. This development application must have regard to all relevant and applicable State Planning Regulatory
Provisions (SPRPs). SPRPs are used to regulate development. The following SPRPs are currently
operational within Queensland under the provisions of the SPA:
South East Queensland Regional Plan 2009 – 2031 SPRP;
Guragunbah SPRP;us
Adopted Charges SPRP;
Yeerongpilly Transit Oriented Development SPRP;
Off‐road motorcycling facility on State‐owned land at Wyaralong;
Adopted Charges SPRPs;
Adult stores SPRP; and,
South East Queensland Koala Conservation SPRP.
95. The SPRPs which are applicable to this development application includes the SPRP (Adopted Charges),
South East Queensland Regional Plan 2009 – 2031 and South East Queensland Koala Conservation
SPRPs. An assessment of the proposed development against the provisions of the South East
Queensland Regional Plan 2009 – 2031 SPRP and South East Queensland Koala Conservation SPRPs has
been undertaken in section 4.2.1 and 4.2.2 of this Town Planning Report. The Adopted Charges SPRPs
are applied to development, which has been approved, and as such, assessment against the SPRPs is
not required.
4.2.1 South East Queensland Regional Plan 2009‐2031
96. The South East Queensland Regional Plan 2009‐2013 (hereafter; SEQRP 2009‐2031) is the principal
planning document for managing growth and development within the South East Queensland region.
The subject site is located within the Urban Footprint designation of the SEQRP 2009‐2031 (refer to
Figure 18 below).
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Subject Site
Figure 18 SARA Mapping (Source: DILPG)
97. According to the SEQRP, the Urban Footprint comprises sufficient land to accommodate a full range of
acceptable urban uses, such as housing, industry, business, infrastructure, community facilities and
urban open spaces that can meet the region’s urban development needs to 2031. The Urban Footprint
is described as follows:
“The Urban Footprint focuses urban growth in locations that:
‐ provide reliable and cohesive transportation choices or otherwise reduce car use,
particularly for infill and redevelopment in and around existing urban centres, and
along high frequency public transport corridors
‐ physically connect to existing communities wherever possible, or otherwise provide
new development with direct transport linkages to established urban areas early in the
development
‐ promote cohesive communities that support a wide range of services and facilities
‐ include or have access to existing or planned employment centres.”
98. The proposed development satisfies this intent, by facilitating the provision of housing within the urban
footprint and within an established urban area. The proposed development delivers a type of
development that is consistent with the desired land use pattern for the local area, which takes
advantage of the site’s proximity to a major road. The site’s proximity to a range of existing and future
services, facilities and transport options ensures the proposed development provides a sustainable land
use outcome for the site.
99. The proposed development does not compromise this policy or its intent, and does not trigger
concurrence agency referral to the Department of Infrastructure, Local Government & Planning in
accordance with the relevant provisions of the South East Queensland Regional Plan 2009‐2031 State
Planning Regulatory Provisions. In addition, the proposed development delivers a type of development
that is consistent with the local area.
4.2.2 South East Queensland Koala Conservation
100. The subject site is located within the Priority Koala Assessable Development, as depicted in Figure 19
below. A detailed assessment of the proposed development against the relevant provisions of the South
East Queensland Regional Plan 2009 – 2031 SPRPs has been undertaken below.
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Figure 19 Koala Conservation in South East Queensland SPRP (Source: DERM)
101. The proposed development is required to be assessed against Division 7 of the South East Queensland
Koala Conservation State Planning Regulatory Provisions. The proposed development complies with
Division 7, as the development:
Does not result in the clearing of non‐juvenile koala habitat trees, due to the areas associated
with the development located in a relatively cleared portion of the site and the areas of
environmental significance contained within a Council reserve.
Provides safe koala movement opportunities due to the site containing a 5,276m2 environmental
reserve along the complete width of the lot adjacent to the Noosa National Park.
The construction phase will not result in clearing of non‐juvenile koala habitat trees and will not
result in risk of death or injury to koalas.
102. Accordingly, the proposed development does not compromise the South East Queensland Koala
Conservation SPRP.
4.3 State Planning Policies
103. On 2 December 2013, The Department of State Development, Infrastructure and Planning adopted
Queensland’s first consolidated State Planning Policy (SPP). The SPP identifies State interests, which are
to be represented in Local Government planning schemes and regional plans, and will need to be
considered for land designations regarding community infrastructure. In addition, development
applications must have regard to all relevant SPP requirements if the Local Government Planning
Scheme has not appropriately reflected the State Planning Policy.
104. The Noosa Plan has not appropriately reflected any elements of the State Planning Policy. In accordance
with section 117(1) of SPA, Part E – ‘Interim development assessment requirements’ of the SPP is
required to be addressed, and states the following:
‘1.) When the development assessment requirements apply to development; and
2.) What the development application must be assessed against.’
105. The following SPP mapping areas are located within the site:
Water Quality
o Climatic Regions – Stormwater Management Design Objectives
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Natural Hazards Risk & Resilience
o Flood Hazard Area
Level 1 – Queensland Floodplain Assessment Overlay
Local Government Flood Mapping Area
o Bushfire Hazard Area
Bushfire Prone Area
Strategic Airports and Aviation Facilities
o Obstacle Limitation Surface
Biodiversity
o Protected Area
o Wildlife Habitat
o Regulated Vegetation
o High Ecological Significance Wetlands
106. In accordance with Part E – Interim development assessment requirements of the SPP, the provisions of
the SPP applicable to the development are addressed in the below section.
4.3.1 State Interest – Water Quality
107. The proposed development is required to be assessed against the following interim development
assessment requirements:
Development:
(1) avoids or otherwise minimises adverse impacts on the environmental values of receiving
waters, arising from:
(a) altered stormwater quality or flows, and
(b) wastewater (other than contaminated stormwater and sewage), and
(c) the creation or expansion of non‐tidal artificial waterways, and
(2) by demonstrating it complies with the SPP code: Water quality (Appendix 3).
108. The provided Stormwater Management Plan prepared by Covey Associates Pty Ltd (Appendix 6)
demonstrates that the proposal minimises adverse impacts on environmental values through
minimising and treating stormwater flows in accordance with the requirements of the Noosa Plan as
well as the SPP. Accordingly, no further assessment against this component of the SPP is required.
4.3.2 State Interest ‐ Natural Hazards, Risk and Resilience
109. The proposed development is required to be assessed against the following interim development
assessment requirements:
Development:
(1) avoids natural hazard areas or mitigates the risks of the natural hazard to an acceptable or
tolerable level, and
(2) supports, and does not unduly burden, disaster management response or recovery capacity
and capabilities, and
(3) directly, indirectly and cumulatively avoids an increase in the severity of the natural hazard
and the potential for damage on the site or to other properties, and
(4) avoids risks to public safety and the environment from the location of hazardous materials
and the release of these materials as a result of a natural hazard, and
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(5) maintains or enhances natural processes and the protective function of landforms and
vegetation that can mitigate risks associated with the natural hazard, and
110. The proposed development complies with the requirements for natural hazards, as the development is
located on a portion of the site which:
Is located on a primarily clear portion of the site that contains the lowest mapped bushfire risk
as identified in the Bushfire Management Plan prepared by JWA Ecological Consultants
(Appendix 7); and,
Is located outside the modelled Q100 flood extent, as outlined in the Engineering Services
Report prepared by Covey Associated Pty Ltd (Appendix 5).
111. Accordingly, the development does not result in significant risk to persons and property, does not
impact upon the natural processes and protective function of landforms and vegetation on the site and
does not unduly burden disaster management response or recovery capacity and capabilities.
Accordingly, no further assessment against this component of the SPP is required.
4.3.3 Strategic Airports and Aviation Facilities
112. The proposed development does not compromise the Strategic Airports and Aviation Facilities Section
of the SPP, as the development does not include a building exceeding 12 metres high. Accordingly, no
further assessment against this component of the SPP is required.
4.3.4 Biodiversity
113. The proposed development is required to be assessed against the following interim development
assessment requirements:
Development:
(1) enhances matters of state environmental significance where possible, and
(2) identifies any potential significant adverse environmental impacts on matters of state
environmental significance, and
(3) manages the significant adverse environmental impacts on matters of state environmental
significance by protecting the matters of state environmental significance from, or otherwise
mitigating, those impacts.
114. The proposed development complies with the SPP, though the current ‘Essence of Peregian’ approval
and Peregian Village Market developments (MCU13/0251) requiring a 5,276m2 Council reserve that
includes significant vegetation. It is noted that all environmental works required by MCU13/0251 have
been completed and certified.
115. It is also noted that the development area is located within an area that is relatively clear and does not
contain significant vegetation. Accordingly, no further assessment against this component of the SPP is
required.
4.4 State Interests (State Assessment Referral Agency)
116. Following amendments to the SPA on 1 July 2013, the State Assessment and Referral Agency (SARA)
came into effect and replaced the various State referral agencies, which previously applied. As a result,
the purpose of SARA is to provide a single State agency lodgement and assessment point for
development applications, where the State has an interest under Schedule 7 of the Sustainable
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Planning Regulations (SPR) 2009. An overview of all applicable State interests has been provided in the
following sections.
117. A review of the Department of Infrastructure, Local Government and Planning mapping has indicated
that the subject sites are impacted by the following layers:
Water Resources
o Water Resource Planning Area Boundary
Coastal Protection
o Coastal Zone
Koala Conservation
o Koala assessable development area (for information purposes only)
Native Vegetation Clearing
o Category B regulated vegetation
118. In relation to the above‐identified layers, a review of the development has been undertaken against
Schedule 7 of the Sustainable Planning Regulation 2009, which has confirmed that the application is not
required to be referred to SARA.
4.4.1 Unexploded Ordnance
119. As detailed on the Environmental Management Register and Contaminated Land Register (Appendix
11), the site has been identified as having a ‘substantial’ potential to be affected by residual
Unexploded Ordinance (UXO). Accordingly, this application is required to be referred to SARA.
4.4.2 Heritage
120. A search of the Queensland Heritage Place Register on 7 December 2016 confirms that the subject site
is not listed as a heritage place, and therefore the proposed development does not trigger assessment
of heritage by the State.
4.5 Referral Agencies
121. As identified above, in accordance with the section 7, Table 3, Item 11 of the Sustainable Planning
Regulation 2009, this development application is required to be referred to the Department of Defense
through SARA.
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5 LOCAL PLANNING INSTRUMENT – THE NOOSA PLAN 2006
122. In accordance with Part 2 of the Planning Scheme, the proposed development is best defined as a
‘Multiple Housing (Type 4 Conventional)’ and ‘Visitor Accommodation (Type 4 Conventional)’, defined
as follows:
‘Multiple Housing’ means the use of premises for two or more dwelling units or
accommodation units as the case may be, occupied by permanent or semi‐permanent
residents, where the occupants may share common facilities on the site. The term includes
the following type:
‘Type 4 Conventional’ means the use of premises for dwelling units that do not fall
within Multiple housing Types 2, 3, or 5. The use includes units, townhouses, flats,
apartments, villas and small dwelling units.
‘Visitor Accommodation’ means accommodation that is designed and used for visitors to
the Shire and where social, recreational and dining services may be provided for visitors by
owners or staff. Resident guests stay for a temporary period of time (typically not
exceeding 3 consecutive months). The term includes the following type:
‘Type 4 Conventional’ means two or more dwelling units or accommodation units,
for the purpose of providing short‐term visitor accommodation. The use may
include common recreation or dining facilities and includes an ancillary dwelling
unit for onsite manager. The use includes a guesthouse, visitor hostel, motel, resort
and serviced rooms, but does not include Visitor accommodation Type 1 Home
hosted or Type 3 Rural as separately defined.
123. Further, in accordance with Division 2 of the Integrated Planning Act 1997, ‘Reconfiguring a Lot’, is
defined as follows:
‘Reconfiguring a Lot’ means:
(a) creating lots by subdividing another lot; or
(b) amalgamating 2 or more lots; or
(c) rearranging the boundaries of a lot by registering a plan of subdivision; or
(d) dividing land into parts by agreement (other than a lease for a term, including renewal
options, not exceeding 10 years) rendering different parts of a lot immediately available for
separate disposition or separate occupation; or
(e) creating an easement giving access to a lot from a constructed road.
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5.1 Planning Zone and Locality
124. The subject site is located within the Open Space Recreation Zone and the Semi‐Attached Housing
Zone of the Eastern Beaches Locality of The Noosa Plan (refer to Figure 20 below).
125. The purpose of the Eastern Beached Locality is to provide new uses, which are compatible with existing
uses and avoids significant adverse impacts on surrounding development. Further, the Eastern Beaches
Locality is to retain its primary role as a residential area, through providing some visitor
accommodation and a range of local and retail commercial functions at Sunrise Beach, Sunshine Beach
and Peregian Beach.
126. The proposed development advances the purpose of the Eastern Beaches Locality, with the
development providing an appropriately scaled development that does not impact upon surrounding
development, but rather integrated with the range of adjoining uses within the Peregian Beach
Business Centre and provides needed visitor and permanent accommodation offerings within Peregian
Beach.
Subject Site
Figure 20 Zone Map (Source: The Noosa Plan)
5.2 Overlay Areas
127. The Noosa Plan also includes a number of Overlays, which recognise features and constraints within
Noosa Shire and are addressed in the following sections.
5.2.1 Natural Hazard Overlay ‐ Bushfire and Acid Sulfate Soils Overlay
128. Figure 21 depicts that the subject site is identified within the Low Potential Acid Sulfate Soil Area (5‐
20m AHD) and the High Potential Acid Sulfate Soil Area (0‐5m AHD). It also depicts that the subject site
is identified as having Medium Potential Bushfire Intensity and Potential Impact Buffer. As such, an
assessment against the relevant provisions of the Natural Hazards Overlay Code is required.
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Subject Site
Figure 21 Bushfire and Acid Sulfate Soils Overlay (Source: The Noosa Plan)
5.3 Level of Assessment
129. As identified in section 2.1 of this Town Planning Report, the proposed development includes a number
of elements, specifically:
Reconfiguration of a Lot (1 Lot into 29 Lots and Access Easement); and
Material Change of Use to establish Multiple Housing (26 x Type 4 Conventional Units),
Visitor Accommodation (20 x Type 4 Conventional Units) and shared Multiple Housing &
Visitor Accommodation (12 x Type 4 Conventional Units).
130. For the Material Change of Use application, according to Division 10 – Assessment Tables for the Semi‐
Attached Housing Zone (Table 7.2), the proposed development is subject to Impact Assessment.
Further, according to Division 10 – Assessment Tables for the Open Space Recreation Zone (Table 7.8),
the proposed development is also subject to Impact Assessment. Therefore the Material Change of Use
is required to be assessed against the entire the planning scheme.
131. For the Reconfiguration of a Lot application, according to Division 12 – Assessment Tables for
Development other than Material Change of Use for the Eastern Beaches Locality (Table 7.10), the
proposed development is subject to Code Assessment and is therefore required to be assessed against
the applicable provisions of the planning scheme.
132. Due to the proposed development requiring both Code Assessment and Impact Assessment, the higher
level of assessment applies to the application. Accordingly, the entire development will be subject to
Impact Assessment.
5.4 Relevant Codes
133. The Planning Scheme includes assessment codes, which apply to the locality and zone, land use,
overlays, and general development parameters. As part of this development application, the following
codes have been addressed below:
Eastern Beaches Locality Code;
Residential Uses Code;
Visitor Accommodation Code;
Reconfiguring a Lot Code;
Natural Hazards Overlay Code;
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Landscaping Code;
Driveways and Carparking Code;
Transport, Roads and Drainage Code;
Erosion and Sediment Control Code;
Earthworks Code; and,
Waste Management Code.
5.5 Assessment of Development Application
134. The proposed development generally complies with the Probable Solutions and Specific Outcomes of all
applicable codes. The pertinent issues identified throughout the assessment of the application are
detailed below.
135. Where the below sections are silent in relation to an assessable element, the development complies
with that relevant assessment criteria and no further assessment is required.
5.5.1 Eastern Beached Locality Code
5.5.1.1 Inconsistent Land Use – Specific Outcome O73
136. The proposed development does not comply with Specific Outcome O74 of the code, with the
proposed Visitor Accommodation (Type 4) and Multiple Housing (Type 4) not being a consistent land
uses within the Open Space Recreational Zone.
137. A review of the Strategic Framework, Desired Environmental Outcomes, as well as Overall Outcomes
of the Eastern Beaches Locality Code has been undertaken, which has identified that the proposed
development complies with and advances the outcomes sought by the planning scheme. In order to
effectively demonstrate the proposal satisfies the outcomes sought by the planning scheme, the
justification will be broken down into these sections and justification provided.
Strategic Framework
138. The proposed development complies with the Strategic Framework of the Noosa Plan, through the
proposal providing needed visitor and residential accommodation within close proximity to Peregian
Business Centre. The visitor accommodation and permanent residential development has been
appropriately located to maximise exposure to natural assets, and the development ensures the
protection of natural assets through the retention of the Council reserve associated with the previous
approvals.
139. Accordingly, the development complies with the intent of the Strategic Plan as a whole, as well as
supporting a number of key specific elements of the Strategic Plan, which are highlighted below:
1.7.6 (Residential Development)
d) A variety of housing types is allowed for within higher densities being encouraged within
proximity to business centres, neighborhood centres or the village centres.
1.7.8 (Visitor Facilities)
d) Visitor attractions throughout Noosa Shire continue to be focused on natural assets such as the
beaches, national parks, watercourses, and foreshore parks. Other attractions such as the lakes,
mountains, trail network and coloured sands assist in decentralising visitor activities away from
the south‐east corner of the Shire and offering visitors different experiences.
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1.7.12 (Natural Environment Protection)
a) Through the use of zones and overlays the scheme identifies and seeks to protect areas of
remnant vegetation and encourages the rehabilitation of riparian corridors and wildlife corridors.
It also seeks to protect land of ecological, biophysical, scenic or cultural value, including the
mountains that dominate the landform and landscape.
Desired Environmental Outcomes
140. As identified in section 1.3 of the planning scheme the Desired Environmental Outcomes (DEO) of the
planning scheme reflect the Strategic Framework. The proposed development complies with the
relevant DEO’s of the planning scheme, being Open Space, Environment and Conservation Functions,
Residential Uses, and Tourism.
141. A review of the DEO’s has been undertaken, which has determined that the proposed development
does not compromise the intent of the DEO’s through the development:
Maintaining the environmental reserve from previous approvals, which protects and enhances
the environmental values associated with the site;
Proposing residential development within the urban growth management boundary;
Proposing a range of residential development housing options, which caters for safe, affordable
and secure housing opportunities within close proximity to the Peregian Beach Town Centre;
Assists in expanding the tourism industry, which provides a focus on the natural assets
associated with Peregian Beach and the Noosa National Park; and,
Offers visitors a range of visitor accommodation types, ranging from one (1) bedroom to two (2)
rooms on a short‐term basis.
Overall Outcomes – Eastern Beaches Locality Code
142. The following Overall Outcomes of the Eastern Beaches Locality Code have been identified, which
indicates support for the proposed development:
d) The Eastern Beaches Locality retains its primary role as a residential area, though continues to
provide some visitor accommodation and a range of local retail and commercial functions at
Sunshine Beach, Sunrise Beach and Peregian Beach;
f) The scale and form of buildings and other structures are—
designed to be responsive to the informal beachside character of the locality, being low rise
buildings, with pitched or curved roofs and building materials that blend with the dune and
coastal landscape;
in keeping with the surrounding streetscape and landscape qualities;
integrated into the topography and native vegetation of the dune system which dominates
the locality; and
consistent with the amenity and safety expectations of the community;
h) Emphasis is placed on the protection and retention of low cost accommodation consistent with
maintaining a diversity of accommodation types for visitors to the locality;
j) Areas of native remnant or regrowth vegetation, including their biodiversity and habitat values
are protected;
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t) For Peregian Beach—
i. Peregian Beach provides a mix of detached houses, Multiple housing and Visitor
Accommodation for residents and visitors;
ii. Multiple housing Type 2 Duplex and Visitor Accommodation Type 4 Conventional are
located in close proximity to the Peregian Beach neighbourhood centre shown in the
Neighbourhood Centre Zone;
iii. a wide range of local Retail, Commercial and Entertainment and Dining Uses within the
neighbourhood centre serve the immediate needs of residents and visitors of the locality;
iv. the neighbourhood centre provides an informal village‐like atmosphere, with a low key,
attractive and safe village square that engenders a ‘sense of place’ and a public focus for
local community interaction and activity; and
v. the sense of arrival to the coastal communities of Noosa from the south is emphasised and
enhanced;
143. Overall, it is concluded that the proposed development complies with the Overall Outcomes of the
Eastern Beaches Locality Code. To demonstrate compliance a statement on each relevant Overall
Outcome has been provide below, and for ease of reading, this has been broken down into topics
including Economic Need, Built Form, Environment and Community Expectations.
Economic Need/Land Use
The proposed development provides an excellent opportunity for increased residential and visitor
accommodation development within the Peregian Beach locality. Peregian Beach, contains limited
opportunities within existing areas for residential and visitor accommodation. This has been
confirmed by the Economic Needs Analysis (Appendix 3), which amongst other things states:
‘There is strong need for the proposed development including both short‐term
accommodation at the right mix and scale to ensure viability and residential dwellings; and
that the subject site represents a logical and strategic location for the proposed
development’.
…
‘The vacant land market within Peregian Beach is significantly supply constrained and supply
led, with the release of the Peregian Beach estate delivering to the market stock during 2015
and 2016, and subsequent moderating pressure on median sales prices for vacant land
products. However, there have been limited opportunities for land release within the
Peregian Beach area, which will continue to feature within the residential property market in
Peregian Beach.
…
The proposed development will introduce new, modern residential stock to Peregian,
contributing to improved choice and access to the Peregian Beach Village and its relative
lifestyle affordability. Ongoing lack of residential development will continue to flow through
to tighter residential markets in Noosa and Peregian Beach, with limited choice in residential
development, affordability of lifestyles and living arrangements’.
Built Form
The proposed development retains the beachside character of the Peregian Beach through
providing a low rise built form, which includes lightweight materials, cladding, pitched roofs, glass
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balustrades as well as an appropriate colour palette, which is consistent with existing
development, as well as the coastal landscape; and,
The proposed development provides a quality landscaping outcome that is consistent with the
landscaping qualities of the Peregian Beach area.
Environment
The proposed development retains and protects an area of 5,276m2 for environment and
conservation purposes. It is noted that this area was required to be dedicated as a reserve
associated with Court Approval (Appeal 2587 of 2008). Despite this, the development has not been
enacted upon and this development would replace the current Court Approval, should it be
approved.
Community Expectations (Residents and Local Businesses)
The proposed development is consistent with Council’s and the community’s expectations on the
site, due to the existing approved ‘Essence of Peregian’ development remaining current and
containing very similar land use elements, as well as built form/character.
144. Accordingly, based on the above, the proposed development complies with the Strategic Framework,
Desired Environmental Outcomes, as well as the Overall Outcomes of the Eastern Beaches Locality
Code. The Eastern Beaches Locality has been addressed in full and is included within Appendix 12 of
this Town Planning Report.
5.5.1.2 Building Height – Probable Solution S4.1
145. The proposed development generally complies with the preferred maximum building height of 8
metres specified within with code, with all detached units containing a maximum building height not
exceeding 7 metres in height, when considered from the finished ground level. When considered from
the Natural Ground Level, there are a number of roof forms associated with the detached Multiple
Housing Units that exceed the 8 metre height limit, as demonstrated in Figure 22 below.
Figure 22 Building Height Limit (Source: Sprout Architects)
146. Further, the Visitor Accommodation and shared Multiple Housing building, which is proposed to be
constructed in Stage 2, contains a total building height not exceeding 12 metres (as demonstrated in
Figure 23 below).
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Figure 23 Stage 2 Building Height (Source: Sprout Architects)
147. Despite the non‐compliance with Probable Solution S4.1, the proposed development provides an
overall outcome similar to the current Court Order approval (Appeal 2587 of 2008), which does not
negatively impact upon the amenity of the surrounding properties given the level of the subject site
compared to surrounding properties and David Low Way, and the distance of the proposed building
from nearby residential buildings.
148. Further, as detailed above, the proposed development includes a variety of heights, with all proposed
dwellings located along the sites boundaries being no higher than 7 metres (from finished ground
level) or 2 storeys. The proposed development transitions in height from the boundary from 2 storeys
to 3 storeys, with the existing Peregian Beach Hotel and Peregian Village Market screening the
development, so that it is not visible from the David Low Way.
149. Accordingly, the proposed development does not present any bulk or scale that will impact upon
adjoining land uses, or the character of the surrounding area, due to the slope of the site away from
David Low Way, which also prevents the proposed development being visually dominate at any point
and prevents overshadowing or privacy impacts on communal areas and surrounding land uses.
150. Accordingly, the proposed development complies with Specified Outcome O4 of the code.
5.5.1.3 Setbacks – Probable Solution S5.1
151. The proposed development does not comply with Specific Outcome S5.1 of the Eastern Beaches
Locality Code, as the proposed development does not comply with Council’s preferred setbacks for
development within the Open Space Recreation Zone, where adjoining land within a residential zone.
152. It is noted that the proposed development only seeks a setback relaxation for the eastern boundary,
adjoining the Peregian Beach Hotel, with the development providing a setback of 3 metres, which
does not comply with Council’s preferred setback between the Open Space Recreational Zone and the
Semi‐Attached Housing Zone of 10 metres. Despite this, it is noted that the proposed Multiple
Housing and Visitor Accommodation units is highly urban in nature and is reflective of development
within the semi‐attached housing zone or the attached housing zone rather than the Open Space
Recreational Zone, and the proposed setback is not out of character for the proposed and existing
land uses.
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153. Accordingly, the proposal compliance with the setbacks prescribed for the Semi‐attached Housing
Zone (adjoining zone), which requires a side boundary setback of 2 metres, is more appropriate for
the proposed development.
154. Based on the development complying with the setbacks for the Semi‐attached Housing Zone, the
proposed development complies with Specific Outcome O5 of the code, as the proposed
development contains buildings and structures that:
Provide amenity for uses of the premises, as well as preserve the visual and acoustic privacy of
adjoining and nearby properties, through providing setbacks that are consistent with those sought
for the semi‐attached housing zone;
Provides adequate distance between adjoining land uses;
Retains a significant portion of land, which contains environmental values associated with the
adjoining reserve associated with the Court Order approval (Appeal 2587 of 2008);
Provides sufficient setbacks to enable appropriate landscaping between buildings and boundaries
as demonstrated on the Landscape Plan (Appendix 9);
Maintains the visual continuity and pattern or buildings adjoining the David Low Way; and,
Does not compromise the natural character and visual amenity of the beachfront.
5.5.1.4 Site Cover, Gross Floor Area and Plot Ratio – Specific Outcome O6, O7 and O9
155. It is noted that there is no site cover, gross floor area or plot ratio limitations for development within
the Open Space Recreational Zone. Despite this, the proposed development does not result in an
overdevelopment of the site, with the proposed development resulting in a total site cover of
5,463m2 (39%), total GFA of 9,232m2 and 2,663m2 (24%) of the site as planting area. It is noted that
these calculations have been made based on the overall site area once the required land dedication
included in the Court Order approval (Appeal 2587 of 2008) and the Shopping Centre approval
(MCU13/0251) has being excluded.
156. Overall the proposed development does not represent an overdevelopment of the site, with the
building scale being compatible with the surrounding commercial development (e.g. Peregian Village
Marketplace). Additionally, the proposed development has been designed such that the detached
residential units maintain a scale that respects the surrounding development, to ensure that the
proposal does not have the appearance of bulk when viewed from the road and includes sufficient
deep planting area to ensure nearby commercial buildings are sufficiently screened from view.
Accordingly, the proposed development complies with Specific Outcome O6, O7 and O9 of the code.
5.5.1.5 Effects of Use – Probable Solution S75.1 and Specific Outcome O76
157. The proposed development does not comply with Probable Solution S75.1 of the code, as the
proposed development is not for a Caravan Park.
158. Despite this, the proposed development complies with Specific Outcome O75 of the code, as the
development provides for low cost accommodation needs. This was confirmed by Council at the Pre‐
lodgement meeting, with correspondence from Council indicating that a range of visitor
accommodation may be provided on the site and that a low to mid cost visitor accommodation being a
reasonable alternative to a caravan park.
159. As detailed in the Economic Needs Analysis prepared by Urban Economics (Appendix 3), the proposed
development provides an appropriate solution to a caravan park that will positively contribute to the
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Peregian Beach economy and that ‘there is a gap in the provision of short‐term accommodation
facilities, other than family holiday facilities, in the centres of Noosa and Peregian Beach’.
160. Further, it is identified that there is a significant gap in the residential market within Peregian Beach,
which has resulted in a high median house price of $695,000. It is noted that this is 50% higher than
the median house price for the Local Government Area (LGA) of the Sunshine Coast, 37% greater than
the Gold Coast and 22% greater than the median for the Brisbane LGA.
161. Additionally, the supply of vacant land within Peregian Beach is significantly constrained and supply
led, with the release of the Peregian Beach estate delivering to the market stock during 2015 and
2016, and subsequent moderating pressure on median sales prices for vacant land products.
However, there have been limited opportunities for land release within the Peregian Beach area,
which will continue to feature within the residential property market in Peregian Beach.
162. Accordingly, the proposed development will introduce new, modern residential stock to Peregian,
contributing to improved choice and access to the Peregian Beach Village and its relative lifestyle
affordability. Ongoing lack of residential development will continue to flow through to tighter
residential markets in Noosa and Peregian Beach, with limited choice in residential accommodation,
affordability of lifestyles and living arrangements.
5.5.2 Visitor Accommodation Code
163. The proposed development complies with all elements of the Visitor Accommodation Code, with the
development being appropriately serviced and containing sufficient area for parking and private open
space.
164. Accordingly, no further assessment is required against the Visitor Accommodation Code.
5.5.3 Residential Uses Code
165. The proposed development complies with all elements of the Residential Uses Code, with the
development being appropriately designed to ensure that access to and through the development is
easily identifiable, is appropriately located so as to not be impacted from incompatible land uses, and
ensure that the privacy of users is retained.
166. Accordingly, no further assessment is required against the Residential Uses Code.
5.5.4 Reconfiguring a Lot Code
167. The proposed development complies or can be conditioned to comply with all elements of the
Reconfiguring a Lot Code, with there being no minimum lot size for lots within the Open Space
Recreation Zone.
168. Accordingly, no further assessment is required against the Reconfiguring a Lot Code.
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5.5.5 Natural Hazards Overlay Code
5.5.5.1 Bushfire Hazard – Probable Solution S4.2
169. The proposed development complies with Probable Solution S4.2 of the code, as a site specific
bushfire hazard assessment has been prepared by JWA Ecological Consulting (Appendix 7), which
identifies the proposed development is in accordance with the recommendations of the Bushfire
Management Report prepared by DFS and approved by Council in October 2015.
170. Accordingly, no further assessment is required against the Natural Hazards Overlay Code.
5.5.6 Landscaping Code
5.5.6.1 Private Open Space – Probable Solution S.10.1
171. The proposed development complies with Probable Solution S4.2 of the code, for the detached
Multiple Housing Units, with all units complying with the minimum Private Open Space Requirements
as detailed below:
Detached Multiple Housing Units
House Type 1: 40m2 (Ground Level)
House Type 2: 44m2 (Ground Level)
House Type 3: 78m2 (Ground Level)
Camden House: 13m2 (Upper Level)
172. It is noted that the attached shared Multiple Housing Units and Visitor Accommodation Units do not
fully comply with the requirements of the code, with the units containing a Private Open Space area
of between 12m2 and 21m2.
173. Despite this, it is noted that there is no specific Private Open Space requirements for Visitor
Accommodation within the code. Accordingly, given that the units are to be utilised either for Visitor
Accommodation or Multiple Housing, it is considered that the provided Private Open Space are of an
adequate size and dimension to suit the needs of the future occupants.
174. Further, it is noted that the site contains communal areas that are capable of being utilised for
recreational use by future occupants, with the development proposing a pool area and associated
cabana, as well as a viewing platform to the National Park. Accordingly, the proposed development
complies with Specific Outcome O11 of the code.
5.5.7 Driveways and Car Parking Code
175. The proposed development complies with all elements of the Driveways and Car Parking Code, with
the proposed development exceeding the car parking requirements, as detailed in Table 3 of this
Town Planning Report. Further, the proposed development provided parking bays and maneuvering
areas that have been designed in accordance with the relevant standards, as detailed in the Traffic
Impact Assessment prepared by Pekol Traffic and Transport (Appendix 4).
176. Accordingly, no further assessment is required against the Driveways and Car Parking Code.
5.5.8 Transport, Roads and Drainage Code
177. The proposed development complies with the Transport, Roads and Drainage Code through the
development being located along a public transport corridor, providing active transport routes to and
through the site and the development not compromising the functions of the David Low Way or
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Sandpiper Court, as detailed in the Traffic Impact Assessment prepared by Pekol Traffic and Transport
(Appendix 4).
178. Accordingly, no further assessment is required against the Transport, Roads and Drainage Code.
5.5.9 Waste Management Code
179. The proposed development complies with the Waste Management Code, with the development
providing appropriate on‐site areas for the storage and collection of waste for all components of the
development. Further, it is noted that the storage areas have been designed to be easily accessible
and convenient for use and have unobstructed access for the collection of the waste by service
providers.
180. Accordingly, no further assessment is required against the Waste Management Code.
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6 Conclusion and Recommendations
181. This planning report demonstrates that approval of the proposed Development Permit for a
Reconfiguration of a Lot (1 Lot into 29 Lots and Access Easement) and Material Change of Use to
establish Multiple Housing (26 x Type 4 Conventional Units), Visitor Accommodation (20 x Type 4
Conventional Units) and Shared Multiple Housing & Visitor Accommodation (12 x Type 4 Conventional
Units) at 215 David Low Way, Peregian Beach is warranted, subject to reasonable and relevant
conditions on the following basis:
This application complies with the State Planning Regulatory Provisions and State
Planning Policies, where applicable;
The use of the site supports the intent and the description of the Urban Footprint of
the South East Queensland Regional Plan 2009‐2031;
The proposed complies with the Strategic Framework and all Desired Environmental
Outcomes of the planning scheme;
The proposed development complies with the Overall Outcomes of the Eastern
Beaches Locality Code;
The proposed development generally complies with all relevant planning scheme
codes;
The Economic Needs Analysis identifies that there is a need to for permanent and
visitor accommodation within Peregian Beach and within the Noosa Shire;
The proposed development presents as a contemporary architecturally designed built
form which provides a built form that reflects that coastal character of Peregian Beach,
promotes casual surveillance and complies with the CPTED principles;
The proposed development complies with or is capable of complying with all
applicable Acceptable Outcomes or Performance Outcomes of the relevant use codes;
and,
The proposed development will not impact upon the amenity of adjoining land uses.
182. On the basis of the assessment contained within this report, it is requested that Council favorably
consider the development proposal subject to reasonable and relevant conditions.
ADAMS + SPARKES
TOWN PLANNING + DEVELOPMENT
December 2016
Cameron Adams Michael Lyell
MANAGING DIRECTOR TOWN PLANNER
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APPENDIX 2 – PRE‐LODGEMENT MEETING MINUTES
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Noosa Council documents
PRE-LODGEMENT NOTES
PRELODGEMENT ADVICE SERVICES
PLANNING ASSESSMENT BRANCH
1. PLM DETAILS
Date 14/12/2016 Application No PLM16/0044
Applicant ADAMS & SPARKES TOWN PLANNING & DEVELOPMENT
Applicant Name Title/Organisation
Attendees CAMERON ADAMS ADAMS & SPARKES TOWN PLANNING
TONY SCANLON SCANLON PROPERTY GROUP
MARK DUNLEAVY
ANTHONY ROBINSON SPROUT ARCHITECTURE
Council Name Title/Branch
Attendees KERRI COYLE MANAGER PLANNING & ENVIRONMENT
GLEN CONFORTI DEVELOPMENT PLANNER
MARK LEWIS ENGINEERING OFFICER
2. PLANNING SCHEME INFORMATION
Development Type OPW ROL MCU
Level of Assessment Code Impact
Planning Locality Eastern Beaches
Zone Open Space Recreation
Overlays Natural Hazards – Medium Bushfire Hazard and Buffer
Natural Hazards - Low Potential Acid Sulfate Soils
3. PLM PROPOSAL
Street Address 215 DAVID LOW WAY PEREGIAN BEACH QLD 4573
Real Property Description LOT 77 SP 231615
Proposal Details MULTIPLE HOUSING TYPE 4 & VISITOR
ACCOMMODATION TYPE 4 CONVENTIONAL
(Use Type, Number of Units/Lots,
Retail GFA, Car Parking, etc)
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
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PLM Plans Revision Title Date
Supporting SD01 D Location/Site Plan, prepared by 11/11/2016
Information Sprout Architects
SD02 D Site/Rufous Street Overlay, 11/11/2016
(Provided by Applicant)
prepared by Sprout Architects
SD03 D Site/Floor Plan, prepared by 11/11/2016
Sprout Architects
SD04 D Site/First Floor Plan, prepared by 11/11/2016
Sprout Architects
SD05 D Site Cover/Deep Soil Planting 11/11/2016
Plan, prepared by Sprout
Architects
4. ADVICE & INFORMATION
Planning Officer Name: Glen Conforti
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
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The proposed Visitor Accommodation Type 4 (where not located in conjunction with a
caravan park) and Multiple Housing Type 4 are both inconsistent uses in the Open Space
Recreation zone and any application would therefore be required to follow an impact
assessable process with Council ultimately deciding the application.
Proposed uses
The Open Space Recreation zone in Peregian Beach specifically seeks to protect and retain
the site for low cost visitor accommodation needs reflective of the site’s previous use as a
caravan park, but also acknowledges that a range of visitor accommodation may be provided
where integrated with budget accommodation. There is no support given to permanent
residents on the site.
It is noted that the current approval included only visitor accommodation, with no permanent
resident accommodation proposed. This approved development was supported by Council
through an appeal process as it was acknowledged that it included low to mid cost visitor
accommodation being a reasonable alternative to the Planning Scheme’s intent to retain the
caravan park.
It is considered the current proposal does not meet the Planning Scheme’s intent for the site
as there is a lack of and a limited range of visitor accommodation proposed (20 units visitor
only and 14 units for both visitor/permanent).
Given the proposal conflicts with the planning scheme, a needs analysis should be submitted
as part of any application package, which should demonstrate sufficient community and
economic need for the proposal. The needs analysis should review the need for further visitor
accommodation, examining the type of accommodation and the amounts. This will assist in
determining the appropriate mix of permanent (if any) and visitor accommodation.
Use conflicts
Concerns were raised in regard to the proposed residential uses adjoining noisy and well lit
commercial activities (hotel and the IGA back of house/delivery area). Reports that address
these matters should be submitted as part of the application package.
Concerns were also raised in regard to the potential conflicts between visitor and permanent
residential uses on site.
Layout/Design
The amenity of the narrow lot housing in regard to light and noise was discussed and further
detail would be required to justify this housing choice.
Potential conflicts were also discussed with the timing of building construction for the narrow
lot housing. It is preferred that this type of development proceed in a planned construction
manner rather than proceed adhoc with individual houses built separately.
No gross floor area calculations were provided. The bulk and scale of development would
need to be consistent with the established character of Peregian Beach.
Building setbacks to Rufous Street were discussed and should be reviewed in conjunction
with a vegetation survey to retain and/or minimise impact on trees in the vicinity of the
buildings.
Bushfire
A bushfire management plan would be required for the proposal as the site is affected by the
Bushfire Hazard Overlay.
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
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Civil Engineering Officer Name: Mark Lewis
Traffic
A traffic study will be necessary as part of any application to demonstrate the Sandpiper Court
(previously Road 151) and the David Low Way intersection improvements have the capacity
to satisfactorily accommodate the proposal and existing shopping centre development.
Stormwater
Stormwater quality devices were not indicated on the proposal plans. The design would need
to incorporate stormwater management in accordance with the planning scheme and the
relevant standards.
Acid Sulfate Soils
The site is affected by the Acid Sulfate Soils Overlay. Should excavation exceed more than
100m³ of material at or below 5m AHD, an acid sulfate soils management plan would be
required.
5. INFRASTRUCTURE CHARGES
A request for written advice for an Infrastructure Contributions Estimate relevant to your
proposal may be obtained for a fee of $211.
6. FURTHER ADVICE TO BE SOUGHT
You are advised to contact Unitywater and any relevant Queensland Government
Agencies for their specific requirements in respect of your proposal.
7. FOLLOW UP MEETING
Confirmation Email Sent YES NO
(Highlight Applicable)
Date of Booking:
8. PLM NOTES ACKNOWLEDGEMENT (To be signed at end of PLM)
Council Project Director Glen Conforti and Kerri Coyle
This document is a record of prelodgement discussions and will not be made available for public viewing. Prelodgement
discussions are conducted to explore development options and requirements, identify issues and provide guidance to prospective
applicants about Council’s policies for development. The recorded discussion items and outcomes in no way imply or commit to an
approval of the proposal on the part of Council or Council officers, nor guarantee that all potential issues associated with a
development proposal have been raised / identified. When a formal development application is lodged, the proposal will be
assessed on its planning merits in accordance with Council’s policy framework existing at the time of the assessment.
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MATERIAL CHANGE OF USE TO ESTABLISH MULTIPLE HOUSING & VISITOR ACCOMMODATION
215 DAVID LOW WAY, PEREGIAN BEACH
APPENDIX 3 – ECONOMIC NEEDS ANALYSIS
Prepared by Urban Economic
THOMCO (NO 2087) PTY LTD
DECEMBER 2016
Page 70
Economic Needs Analysis:
Essence of Peregian Beach
Development
Urban Economics
Level 10, 87 Wickham Tce
Spring Hill QLD 4000
(ph) 07 3839 1400
[email protected]
Page 71
Prepared on behalf of:
Scanlon Group
Prepared by:
Kerrianne Meulman
Managing Director
Joshua Binkley
Consultant
December 2016
16075
Warranty
This report has been based upon the most up to date readily available information at this point in time, as
documented in this report. Urban Economics has applied due professional care and diligence in accordance with
generally accepted standards of professional practice in undertaking the analysis contained in this report from
these information sources. Urban Economics shall not be liable for damages arising from any errors or omissions
which may be contained within these information sources.
As this report involves future market projections which can be affected by a number of unforeseen variables, they
represent our best possible estimates at this point in time and no warranty is given that this particular set of
projections will in fact eventuate.
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TABLE OF CONTENTS
1.0 INTRODUCTION ...........................................................................................................................1
1.1 BACKGROUND..................................................................................................................................... 1
1.2 STUDY OBJECTIVES AND METHODOLOGY.................................................................................................. 1
2.0 THE PROPOSED DEVELOPMENT .......................................................................................................3
2.1 SUBJECT SITE ...................................................................................................................................... 3
2.2 THE PROPOSAL ................................................................................................................................... 4
2.3 PLANNING FRAMEWORK ....................................................................................................................... 5
3.0 ACCOMMODATION MARKET ..........................................................................................................7
3.1 TRENDS IN SHORT-TERM ACCOMMODATION ............................................................................................ 7
3.2 SUNSHINE COAST & NOOSA MARKET...................................................................................................... 9
3.3 PEREGIAN BEACH .............................................................................................................................. 10
3.3.1 EXISTING SUPPLY ...................................................................................................................................... 10
3.3.2 PROPOSED FACILITIES ................................................................................................................................ 12
3.3 IMPLICATIONS FOR THE SUBJECT SITE..................................................................................................... 12
4.0 DEMAND ANALYSIS ....................................................................................................................14
4.1 DEMAND DRIVERS ............................................................................................................................. 14
4.2 VISITOR MARKETS ............................................................................................................................. 16
4.3 DEMAND FOR SHORT-TERM ACCOMMODATION ...................................................................................... 17
5.0 RESIDENTIAL MARKET.................................................................................................................21
5.1 PEREGIAN BEACH .............................................................................................................................. 21
5.2 POPULATION AND HOUSEHOLD GROWTH............................................................................................... 23
6.0 NEEDS ANALYSIS .......................................................................................................................24
7.0 CONCLUSIONS ...........................................................................................................................31
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1.0 INTRODUCTION
1.1 BACKGROUND
Located 12 km south of Noosa Heads and just north of Coolum, Peregian Beach is a community-
oriented slice of beach, ideal for those who want a more tranquil lifestyle or stay at the Sunshine
Coast. Peregian Beach is situated east of Lake Weyba National Park and north of the Peregian
Environmental Park. Scanlon Group is proposing a development in Peregian Beach for both short-
term and permanent residential accommodation.
The subject site is described as Lot 77 on SP231615 on David Low Way, Peregian Beach. The
Applicant has sought approval to be assessed by Noosa Shire Council. Included in the proposed
development is a 20-unit motel development, 12 accommodation units, and the remainder of
the development to comprise permanent residential. Urban Economics has been commissioned
by Scanlon Group to undertake a Needs Analysis for the Essence of Peregian Beach development,
exploring the need for short-term accommodation in Peregian Beach relative to permanent
residential forms, and the implications for the subject development.
Urban Economics is a specialist economic and market research consultancy, dedicated to the
provision of professional, independent, objective and timely advice to the property sector. Our
research experiences span more than 20 years consulting throughout Australia and New Zealand.
Based in Brisbane, we are specialists in South East Queensland’s dynamic market.
We have considerable experience in examining need for and analysis of the impacts of a broad
range of developments including hotels, eco-resorts, convention centres, theme parks,
residential estates, retirement villages, worker’s accommodation, multi-level mixed use
developments, golf courses, island resorts, airports, shopping centres, aged care facilities, office
and industrial parks, caravan parks, medical and child care centres etc.
1.2 STUDY OBJECTIVES AND METHODOLOGY
The overall objective of this Needs Analysis is to explore the need and demand for short-term
accommodation in Peregian Beach relative to permanent residential forms. In meeting this
objective, Urban Economics has undertaken the following approach:
Inspected the site of the proposed development and surrounding network of
accommodation facilities;
Reviewed plans for the proposed development;
Identified the mix of short-term accommodation facilities available in Peregian Beach and
surrounding communities;
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Critiqued the performance of existing short-term accommodation facilities in Peregian
Beach;
Identified any other relevant, proposed or approved short-term accommodation
facilities;
Critiqued key trends in the Noosa and Sunshine Coast Tourism Region short-term visitor
markets;
Estimated the annual visitor market to Noosa and Peregian Beach and projected the
growth of overnight visitors;
Analysed key visitor target markets for short-term accommodation in Peregian Beach and
reviewed the accommodation needs of these target markets;
Analysed the demand for short-stay accommodation facilities and assessed any gaps in
the short-term accommodation provision;
Assessed the need for short-term accommodation facilities relative to the need for
permanent residential forms; and
Critiqued the economic benefits of the proposed development for Peregian Beach and
the Noosa Shire.
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2.0 THE PROPOSED DEVELOPMENT
2.1 SUBJECT SITE
The subject site is located on a central thoroughfare through Peregian Beach at 215 David Low
Way, also described as Lot 77 on SP231615. As illustrated in FIGURE 2.1, the site will adjoin the
Peregian Village Market, which offers an IGA, pharmacy, and several other specialty shops. It also
adjoins the Peregian Beach Hotel, a drive through bottle shop, a childcare centre and the Noosa
National Park, which boasts numerous walking tracks that extend to Noosa Heads.
FIGURE 2.1: The Subject Site
Source: Nearmap showing 22nd September 2016
The site is located within easy walking distance (300m) of Peregian Beach, as well as proximate
to numerous cafes, restaurants, specialty stores and services (including a medical centre,
hardware retailer and realtor) along David Low Way, Heron Street and Kingfisher Drive,
consolidating residential and short term accommodation facilities within the core of Peregian.
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2.2 THE PROPOSAL
Scanlon Group proposes a residential community to include a 20-unit motel development, 4 1-
bedroom accommodation units and 8 2-bedroom accommodation units, with the remainder of
the site to be utilised primarily for the development of permanent residential structures,
comprising a variety of housing types being 10 4-bedroom dwellings and 16 3-bedroom dwellings.
The proposed development is demonstrated in FIGURE 2.2.
FIGURE 2.2: Proposed Development
Residents and guests will have access to the site via a private internal road, which will be
accessible via the shopping village entrance. The development integrates pedestrian linkages to
the shopping village and Rufous Street Public Precinct and takes advantage of views toward the
National Park. The development also includes a pool and cabana area as well as conference
facilities as part of the motel component.
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2.3 STRATEGIC FRAMEWORK
There are several key planning and tourism documents and strategies which outline the goals
and direction in which the tourism industry and regional development should expand throughout
South-East Queensland and more specifically, the Sunshine Coast. In this section, Urban
Economics outlines key goals of these strategic frameworks, having particular regard to Noosa
and Peregian Beach.
SOUTH EAST QUEENSLAND REGIONAL PLAN (SEQRP)
The South-East Queensland Regional Plan (SEQRP) 2009-2031 is a statutory document which
outlines the Queensland Government’s vision to shape South East Queensland over a 20-year
period. It outline’s the State’s strategy to manage expanding population and issues such as
housing affordability, congestion and climate change. Specifically, the vision for the Sunshine
Coast region is defined as follows:
“The Sunshine Coast seeks a diversified, viable, interdependent and self-sufficient urban and rural
economic base that maximises local job creation and employment options, and builds economic
strength and resilience. Innovation, knowledge-based and creative industries, research and
development, health, tourism and sport are all essential to the Sunshine Coast’s economic
development.”
It is noted that SEQRP is currently under review with a draft of the new version released in 2016.
The Draft outlines some key planning assumptions and intentions for Noosa including the
provision of some 11,800 additional jobs and 8,100 additional dwellings in the Shire between
2011 and 2041, as well as population growth of around 9,500 persons between 2015 and 2041.
THE NOOSA PLAN
The Noosa Plan provides the planning framework to guide sustainable economic growth within
the region over the coming decades, as well as desired environmental outcomes, land uses, and
development standards. The existing version was created in 2006, and was most recently
amended in October 2016, though it is noted that the Noosa Council is currently preparing a new
planning scheme, which is currently in the process of public consultation.
The Plan highlights that the goal in respect to the tourism sector is to ensure that “The community
and tourism industry of Noosa Shire works so well together that Noosa is internationally
recognised as an innovator in achieving interdependent economic, social and environmental
sustainability”. With respect to residential development, the strategy emphasises that “A variety
of housing types is allowed for, with higher densities being encouraged in proximity to business
centres, neighbourhood centres or village centres”.
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The Noosa Plan divides the Shire area into separate localities, with the Subject Site situated in
the ‘Eastern Beaches’ locality. FIGURE 2.3 illustrates the subject site which adjoins residential,
business/commercial and community uses within the Peregian Beach Village locality.
FIGURE 2.3: Planning Scheme Zones
Source: Noosa Plan
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3.0 ACCOMMODATION MARKET
3.1 TRENDS IN SHORT-TERM ACCOMMODATION
The international accommodation industry has seen several changes, disruptions and emerging
trends over recent years. Investment in accommodation has largely been driven by demand from
Asia, with 33% of global hotel investments in 2015 coming from Asian investors, according to
Ernst & Young’s 2016 Global Hospitality Insights report. The sharing economy has also had a
significant impact upon the market. With more than 1.5 million peer-to-peer listings across 190
countries, Airbnb has significantly increased competition particularly for low cost
accommodation providers, although there is debate as to whether this disruption is likely to help
or hinder the accommodation industry.
Recent growth in the Australian tourism and hotel sectors has been extremely strong, with
international visitation growing 8.2% and domestic tourism increasing 7% in 2015 according to
Deloitte Access Economics’s ‘Tourism and Hotel Market Outlook 2016’ report. Furthermore,
overall occupancy rates for Australian hotels were 68.4% in 2015 according to data from STR
Global. This is expected to grow to 71.8% by 2018 based upon forecasted growth demand for
accommodation and expected increase in supply.
The relative maturity of the Australian tourism market, the age of accommodation stock and lack
of significant investment post the 2000 Olympic Games, the upcoming 2018 Commonwealth
Games on the Gold Coast, coupled with concessions offered by councils such as Brisbane City
Council, has stimulated interest from international operators. This level of investment and
commitment to the Australian market will have a significant impact on the quality and nature of
the accommodation stock available, and the markets that the Queensland tourism sector can
target, including the growing Asian travel markets.
Much of Queensland’s tourist accommodation infrastructure is dominated by small, privately run
enterprises as well as older accommodation stock in need of renewal and redevelopment.
Investment in the hotel and tourism industry typically comes in waves, with incentives in the
Brisbane CBD for instance, attributed to the announcement of several new hotel and short-term
accommodation facilities.
The significant new development of hotels and resorts in Brisbane, including boutique hotels,
coupled with investment in new infrastructure such as the upgrade to the Sunshine Coast Airport,
is expected to have a flow-on effect to other destinations such as the Gold and Sunshine Coasts,
attracting new visitor markets to Brisbane, who will then seek to extend their stay in other
destinations.
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Relatively strong occupancy rates across Australia’s short term accommodation market, and a
domestic market underpinned by strong economic activity, have attracted significant new
investment and activity including the entry of new, international brands, the expansion of the
chains and operators within Australia and the range of brands they are offering to the short stay
market. This level of investment and mooted upcoming activity is at levels not seen at least for
more than 10 years, particularly in Queensland.
Boutique hotels are an emerging trend, which recognises that visitors are seeking more
personalised experiences and that the accommodation facility is just as important as the
destination for attracting custom. This is particularly the case for younger persons, singles and
couples, seeking out hotels which are ‘Instagram-worthy’ and can combine a visit to a hotel with
unique experiences in dining, wellness and activities.
Forming a niche sector of the short term accommodation market, boutique hotels are offering
distinct and curated experiences for visitors who are seeking more localised and individualised
experiences and stays. Boutique hotels do not necessarily need a CBD or major city location, but
taking advantage of the local features of their surrounds, including both natural environment and
lifestyle amenities is critical to the individualisation and boutique nature of these short term
accommodation options.
This trend is evidenced in Airbnb’s recent release of its ‘Experiences’ section and numerous
boutique hotels seeking to cater to this market such as Halcyon House at Cabarita Beach, 10
Hastings Street at Noosa Heads, and the TRYP and Limes hotels in the Fortitude Valley.
Halcyon House, 10 Hastings and Limes Hotel
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3.2 SUNSHINE COAST & NOOSA MARKET
The Sunshine Coast and Noosa Shire cater to several distinct tourism and visitor markets. Whilst
these markets have differences, they also share numerous commonalities which define the
provision of accommodation within the Region including:
Primarily domestic visitation;
Family holiday destinations;
Natural attractions such as beaches, the hinterland, national parks and waterways.
Limited investment into visitor accommodation facilities over the past decade across the
Sunshine Coast Tourism Region (SCTR) (FIGURE 3.1) has however seen the Region’s ‘star fade’ as
a tourism destination. The key visitor accommodation markets within the Region are
Noosa/Noosa Heads and Mooloolaba which include the greatest quantity and diversity of
facilities.
Short-term accommodation facilities are dominated by serviced apartments within the SCTR. The
ABS Survey of Tourist Accommodation indicates that as at the June Quarter 2016, serviced
apartments comprised 67.2% of the available short-term accommodation rooms on the Sunshine
Coast. By comparison, serviced apartments made up 40.1% of Brisbane and 39.4% of the Gold
Coast Tourism Region’s offering.
FIGURE 3.1: Peregian Beach, Noosa Shire and the Sunshine Coast Tourism Region
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TABLE 3.1: Sunshine Coast TR Short-Term Accommodation
Establishments Rooms
Hotels and resorts 10 1,111
Motels, private hotels and guest houses 31 899
Serviced apartments 109 4,110
Short Term Accommodation 150 6,120
Source: ABS Survey of Tourist Accommodation 2015-16
The Noosa sub-region which has been defined geographically as the Noosa local government area
(LGA) comprises approximately one-third of the short-term accommodation rooms within the
SCTR. Notably, key accommodation facilities within Noosa have a ‘resort’ orientation such as
Sofitel Noosa Pacific Resort, RACV Noosa Resort and Peppers Noosa Resort & Villas.
3.3 PEREGIAN BEACH
3.3.1 EXISTING SUPPLY
Currently, there are only a limited number of short-term accommodation establishments
available in the Peregian Beach area, as detailed in TABLE 3.2. Most of these facilities are located
at the northern end of Peregian Beach, approximately 2km from the Peregian Beach Village
precinct. All the facilities have at least a 3.5-star rating and moderate rates, although only Sails
Lifestyle Resort allows for stays of less than 2 nights.
TABLE 3.2: Short-Term Accommodation
No. of Price Range Rating
Facility Address
Rooms ($) (TripAdvisor)
388 David Low
Glen Eden Beach Resort 33 135-230 4
Way
390 David Low
The Retreat Beach Houses 17 205-336 4.5
Way
380 David Low
Peregian Court Resort 24 110-171 3.5
Way
Sails Lifestyle Resort 43 Oriole Ave 22 115-192 4
Horizons at Peregian 45 Lorikeet Dr 15 161-297 4
Hideaway Noosa Men's 386 David Low
10 110-146 -
Resort Way
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Proposed to incorporate 20 motel units and 12 Dual Use Accommodation Apartments, Essence
of Peregian represents a similar scale of development to existing short term accommodation
facilities in Peregian, and would essentially increase the total number of rooms by some 26%,
whilst introducing a modern and new facility within proximity to the Peregian Village and
surrounding neighbourhood centre and recreational facilities. More particularly, the proposed
development would deliver to Peregian a comparable level and scale of development whilst
improving choice in style and location of short term accommodation.
A key feature of the Peregian accommodation market is the quantum of holiday rental properties
in the locality. Urban Economics notes that these properties are predominantly managed by LJ
Hooker Peregian Beach. TABLE 3.3 summarises LJ Hooker’s Holiday Rental listings which outlines
some 107 properties available within the locality.
TABLE 3.3: LJ Hooker Peregian Beach Holiday Rental Summary
Location Apartment Duplex House Townhouse Unit
Castaways Beach 1
Coolum Beach 1
Marcus Beach 1 1 7 1
Noosaville 1
Peregian Beach 20 7 50 23 7
Sunshine Beach 1
Yandina Creek 2
Source: peregianbeachholiday.com.au
Other holiday rentals are provided by operators such as Nest Holidays, Zinc Properties Noosa and
some individual premium property owners, typically for stays of at least 3 days. Prices range from
$100 per night for small units and apartments to $500 per night for prestige houses in the low
season; and from $300 to over $1,000 per night in peak seasons such as Christmas.
Holiday rental managed by LJ Hooker Peregian Beach
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A facility at 2201 David Low Way known as ‘Calypso Sands’ formerly provided nightly holiday
apartments within the locality, but has since ceased operation as a short-term accommodation
facility.
3.3.2 PROPOSED FACILITIES
There are currently no proposed facilities in the Peregian Beach region, but there are several
proposed accommodation facilities in surrounding localities.
Westin Coolum Resort & Spa – The Westin Coolum Resort & Spa is a $100 million 5-star hotel
proposed to open in 2021 in Yaroomba Beach, which would be Westin’s first Australian beach
resort. It is proposed to include 220 rooms with dining available on site, a spa, pool, workout
studio, and children’s area.
Twin Waters has recently been sold to Hainan Airlines following the unsuccessful attempt to
include some 160 5-star resort apartments under the Pullman brand. The sale reflects a strategy
to target increased international visitation by the buyer, via the future upgrade of the Sunshine
Coast Airport.
Other proposals with the potential to add modern short-term accommodation facilities within
the SCTR include the redevelopment of the Mooloolaba Wharf, a premium hotel within the Sun
Central CBD in Maroochydore, Badderam Eco Luxe Resort and Spa and the major ACTVE
waterpark development at Glenview.
These developments are all anticipated to include large scale hotel and resort developments that
will be positioned differently to the proposed boutique motel and accommodation units at
Essence of Peregian, therefore catering for different visitor segments than are typically attracted
to Peregian and for which the proposed development by virtue of its location and scale is
targeting.
3.3 IMPLICATIONS FOR THE SUBJECT SITE
The subject site is ideally positioned to include some short-term accommodation, capitalising on
its location which is proximate to the Peregian Beach Village precinct and its eclectic mix of shops,
cafes and restaurants; as well as the adjoining Peregian Village Market, Peregian Beach Hotel and
community facilities. However, this is a market dominated by considerable choice in holiday
home and short term accommodation letting with opportunities to also consolidate choice in
housing types proximate to the Peregian Village centre precinct.
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Existing accommodation facilities across the Sunshine Coast Tourism Region and within Peregian
Beach are limited in their potential to accommodate markets outside of the family holiday
makers and longer term stays. As is evidenced by the low and declining occupancy rates of the
existing family resorts in Peregian Beach, and the numerous proposals for modern, branded and
luxury hotel facilities across the Sunshine Coast TR; there is a need to provide product diversity
to the market, which may attract alternative target markets, although this is untested.
Key trends influencing visitor accommodation such as increasing visitation from Asia, and the
appetite for personalised, boutique and experiential facilities, present the opportunity to
introduce a “missing” accommodation product to the Peregian Beach locality.
Moreover, there are major, upmarket developments proposed to the south of Noosa which may
impact on the performance of short term accommodation in Peregian and the overall role of
Noosa as a premier tourist destination, without investment in development, positioning or
promotional strategies. Notwithstanding this, such investment coupled with the existing mix of
short term accommodation in Peregian, suggests that the opportunity for new short term
accommodation in Peregian is limited in ensuring that impacts on existing facilities in Peregian
and Noosa would not be significant.
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4.0 DEMAND ANALYSIS
4.1 DEMAND DRIVERS
At the time of the 2011 Census, approximately 2.4% (7,679) of all persons counted in the
Sunshine Coast Tourism Region were visitors from elsewhere in Australia, most whom were from
the Brisbane Tourism Region. The Census also identified 6,715 international visitors within the
Region at the time, of which 30% were within the Noosa Shire sub-region.
The International Visitor Survey (IVS) and National Visitor Survey (NVS) are administered by
Tourism Research Australia (TRA). Key data from these surveys estimate the number of
international and domestic overnight visitors as well as domestic day-tripper numbers. FIGURE
4.1 outlines the overnight visitor numbers to the SCTR since 2005 and highlights the attraction of
the Region for domestic tourists and limited international visitation which has only averaged
between 7% and 10% of all overnight stays. Conversely, the NVS indicates that the Sunshine Coast
is a key market for day visitors which averaged some 5.1 million visitors per annum between 2005
and 2015 and included more than 6million visitors in 2015/16.
FIGURE 4.1: Sunshine Coast Visitor Nights
3,500,000
3,000,000
2,500,000
2,000,000
1,500,000
1,000,000
500,000
-
Domestic International
Source: Tourism Research Australia - IVS, NVS; QGSO
The Sunshine Coast Airport is to undergo a $350million expansion which will increase the capacity
of the Region to attract additional domestic and international flights and visitation. TABLE 4.2
details the increasing passenger movements through the Sunshine Coast Airport since 2005 and
the addition of international flights and visitors since 2012/13. Completion of the Airport
expansion by 2020 is anticipated to significantly increase overnight visitor numbers to the
Sunshine Coast and the demand for short-term accommodation facilities.
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TABLE 4.1: Sunshine Coast Airport Passenger Movements
Domestic International
2005-06 786,168 -
2006-07 880,822 -
2007-08 919,393 -
2008-09 916,845 -
2009-10 812,406 -
2010-11 914,175 -
2011-12 791,109 -
2012-13 802,430 6,553
2013-14 893,307 8,026
2014-15 837,678 10,228
2015-16 941,184 16,935
Source: BITRE
Commercial accommodation occupancy rates on the Sunshine Coast as illustrated in FIGURE 4.3
are distinctly seasonal and linked to the type of accommodation that is available which targets
families and holiday periods. The ABS Survey of Tourist Accommodation (STA) also breaks down
the occupancy of commercial accommodation by SA2, highlighting the comparable performance
of Peregian whereby occupancy rates are now consistently 25-30% lower than the greater region,
indicative of relative decreasing demand for commercial accommodation in Peregian.
FIGURE 4.3: Occupancy Rates
70%
65%
60%
55%
Occupancy Rate
50%
45%
40%
35%
30%
25%
20%
Peregian Sunshine Coast (TR) Linear (Peregian) Linear (Sunshine Coast (TR))
Source: ABS Survey of Tourist Accommodation
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More particularly it would appear that there is an increasing divergence between the
performance of facilities in Peregian relative to the broader Sunshine Coast market. There are a
number of reasons that can explain this relative performance including:
the age of some of the commercial stock within Peregian
the competition between the commercial stock and considerable choice in the pool of
holiday homes/apartments
the target markets that are visiting Peregian compared with those in other areas of the
Sunshine Coast
the development of other stock in other areas of the Sunshine Coast
the distance of the commercial stock in Peregian from the “core” Peregian Village precinct
4.2 VISITOR MARKETS
The Sunshine Coast including Peregian Beach, is an attractive destination for numerous key
visitor markets. Whilst the Region is known as a popular family holiday market, which is well
serviced by existing accommodation establishments; other visitor markets such as the short-
break, international and smaller travel parties (singles/couples) are less well accommodated
across the Sunshine Coast.
TABLE 4.2 breaks down the latest (2012) results of the National Visitor Survey (NVS) which define
visitation by travel party type to the Sunshine Coast compared to Queensland. Most notably, at
the time of the Survey, smaller travel parties including adult couples, those travelling alone and
business travellers comprised 50% of all domestic overnight visitors to the Sunshine Coast.
TABLE 4.2: Overnight Visitors by Travel Party Type – Sunshine Coast
Domestic International
Travel party (visitors) # % # %
Adult couple 795,000 33% 74,000 32%
Family Group 731,000 30% 19,000 8%
Alone 351,000 15% 114,000 48%
Friends and/or relatives travelling together 446,000 19% 25,000 10%
Business associates travelling together 46,000 2% n.p. n.p.
School/sporting group/community group 34,000 1% n.p. n.p.
Source: Tourism and Events Queensland
The Sunshine Coast is gifted with a host of natural attractions and experiences. These features
are a key driver of visitation by ‘experiential’ visitors seeking to enjoy these natural attractions
in combination with experiences such as with food and wine, cultural activities, heritage, natural
and ‘ecotourism’.
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Short-break visitors to the Sunshine Coast Tourism Region are defined as those that can typically
reach their destination within 2-hours of travel (by air or driving) and stay for between one and
three days. This market has been driven by increasing access to low cost airfares, modest foreign
exchange rates and socio-economic issues such as dual-working households with higher incomes
but decreasing free time for extended holidays. Being within a 2-hour drive from Brisbane and
accessible from most population centres on Australia’s east coast by air; the Sunshine Coast is
ideally positioned to meet the needs of short-break visitors.
4.3 DEMAND FOR SHORT-TERM ACCOMMODATION
Urban Economics has determined that overall, demand for short-term accommodation across
the Sunshine Coast Tourism Region is being met; however, the existing supply of facilities in the
Region has not adjusted sufficiently to meet the needs of visitor markets, outside of family
holiday makers. This is reflected in the occupancy rates of facilities which are dominated by
serviced apartments, and is particularly apparent within Peregian Beach which is dominated by
serviced apartment and holiday home accommodation.
Whilst short-term accommodation occupancy rates across Queensland have declined following
the peak in resource sector activity, the Sunshine Coast has recently reversed this trend,
suggesting a turnaround in domestic tourism and overnight visitation.
The Sunshine Coast Tourism Region Destination Tourism Plan 2013-2020 summarises visitor
projections for the Region based on data for Queensland provided by Tourism Research Australia
(TRA). The Plan forecasts that the SCTR will experience an increase in visitor nights of 1.6% per
annum between 2013 and 2020 with commercial accommodation facilities having an occupancy
rate of approximately 63% as illustrated in FIGURE 4.4.
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FIGURE 4.4: Sunshine Coast Tourism Region Visitor Forecasts
Source: Sunshine Coast Tourism Region Destination Tourism Plan 2013-2020
Subsequent visitor projections from 2016 for Queensland toward 2025 similarly estimate an
increasing number of overnight visitors within the State, particularly for the key holiday market
of the Sunshine Coast TR.
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FIGURE 4.5: Visitor Nights by Purpose of Visit 2005-2025 – Queensland
90,000
80,000
70,000
60,000
50,000
40,000
30,000
20,000
10,000
-
Holiday Visiting Friends and Relatives Business Other
Source: Tourism Research Australia
Adopting the growth projections in visitor nights for the Sunshine Coast TR of 2% per annum
between 2016 and 2025, and assuming that one third of this growth is directed to facilities within
the Noosa Shire, TABLE 4.3 estimates the growth in demand for short-term accommodation on
the Sunshine Coast and Noosa Shire over this period and approximate occupancy rates, assuming
no other significant supply additions.
TABLE 4.3: Short Term Accommodation Demand 2015-2025
Sunshine Coast TR Noosa Shire
Room Nights Est. Occupancy Room Nights Est. Occupancy
Rate Rate
2015-16 1,228,590 55% 409,120 57%
2016-17 1,253,162 56% 417,303 58%
2017-18 1,278,225 57% 425,649 59%
2018-19 1,303,790 58% 434,162 60%
2019-20 1,329,865 60% 442,845 61%
2020-21 1,356,463 61% 451,702 63%
2021-22 1,383,592 62% 460,736 64%
2022-23 1,411,264 63% 469,951 65%
2023-24 1,439,489 64% 479,350 66%
2024-25 1,468,279 66% 488,937 68%
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Based on the anticipated growth in overnight visitors alone and maintaining occupancy rates, the
Noosa Shire would have demand for an additional 220 short-term accommodation rooms
between 2016 and 2025. Without additional supply, occupancy rates would continue to rise as
estimated within the previous table, but by 2024/25 would only be approaching Australia-wide
hotel occupancy rates recorded in 2015. Furthermore, this makes no allowance for any removal
of stock from the market through obsolescence or re-use. This also has no allowance for changing
occupancy rates as a result of increased choice or diversity of commercial accommodation forms
within Noosa.
Notwithstanding this, much of the additional demand for accommodation rooms is likely to be
directed to the tourism centres of Noosa Heads and Noosaville, however, it is Urban Economics’s
opinion that there is a gap in the provision of short-term accommodation facilities other than
family holiday facilities, in other centres of Noosa such as Peregian Beach. There is an
opportunity to complement the primary tourism centres with a mix of supporting experiences
and accommodation facilities.
The development of large scale commercial short term accommodation facilities is therefore
likely to have a significant ongoing impact on overall occupancy rates for facilities within Noosa
Shire, however, there appear to be opportunities for redevelopment, repositioning and boutique
scale facilities.
Concentrating and consolidating short term and visitor accommodation proximate to existing
infrastructure meets the needs of visitors and contributes to the overall viability of infrastructure
and the commercial accommodation facilities.
Growing visitor markets such as short-break visitors and smaller traveller groups are not as well
catered for across the SCTR and the opportunity exists to provide ‘boutique’ sized hotel/motel
type accommodation such as is proposed at the subject site.
Sails Lifestyle Resort, Peregian Beach
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5.0 RESIDENTIAL MARKET
5.1 PEREGIAN BEACH
Reported data on the Peregian Beach residential market has in recent times been augmented by
the Peregian Breeze estate, which whilst being defined within the Peregian Beach locality, is more
closely linked to, and part of the Peregian Springs locality thereby influencing reported sales rates
and mix.
FIGURE 5.1 illustrates the median house and unit sale prices and volumes within Peregian Beach
since 2001 which is largely commensurate with the locality.
FIGURE 5.1: Median House and Unit Sales – Peregian Beach
$800,000 160
$700,000 140
$600,000 120
$500,000 100
$400,000 80
$300,000 60
$200,000 40
$100,000 20
$0 0
Oct '02 - Sep '03
Oct '03 - Sep '04
Oct '04 - Sep '05
Oct '05 - Sep '06
Oct '06 - Sep '07
Oct '07 - Sep '08
Oct '08 - Sep '09
Oct '09 - Sep '10
Oct '10 - Sep '11
Oct '11 - Sep '12
Oct '12 - Sep '13
Oct '13 - Sep '14
Oct '14 - Sep '15
Oct '01 - Sep '02
Oct '15 - Sep '16
House (RHS) Unit (RHS) House (LHS) Unit (LHS)
Source: PriceFinder
Despite the relieving pressure of stock within the Peregian Breeze, the median house price within
Peregian Beach was approximately $695,000 in the year to September 2016 whilst units were
$422,000. By comparison, the REIQ’s Market Monitor outlines median house prices to be 25%
higher at Peregian Beach compared to Peregian Springs and unit prices to be some 30% higher
as at the June Quarter 2016.
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Comparatively, median house prices for Peregian Beach ($767,500) as reported by the REIQ’s
June Market Monitor for the 12 months ending June 2016, were the third largest in Noosa Shire,
after Sunshine Beach and Noosa Heads, and significantly, were some 50% higher than the median
house prices for the LGA of the Sunshine Coast, 37% greater than the Gold Coast and 22% greater
than the median for the Brisbane LGA. The introduction of additional housing choice and
diversity in housing will contribute to relative housing affordability in Peregian Beach.
Significantly, over the 5 year period ending June 2016, median house prices in Peregian Beach
increased by some 26%, representing the largest growth rate in Noosa Shire during this 5 year
period and indicative of reducing levels of affordability for housing in Peregian Beach. Over the
same period, median house prices in Peregian Springs increased by only 11.4%, demonstrating
the differential between the Peregian Springs estate and the Peregian Beach locality. Growth
rates for Noosa Shire itself during this period were reported to be 4.8%, indicative of reducing
affordability in Peregian Beach relative to other localities.
Comparatively, FIGURE 5.2 illustrates the market effects of the Peregian Breeze estate on median
price and volume of vacant land sales with the release of new lots in this expansion area of
Peregian Springs. Without this estate, the volume of vacant land sales are nominal in the Peregian
Beach locality itself.
FIGURE 5.2: Median Vacant Land Sales – Peregian Beach
$1,400,000 140
$1,200,000 120
$1,000,000 100
$800,000 80
$600,000 60
$400,000 40
$200,000 20
$0 0
Oct '01 - Sep '02
Oct '02 - Sep '03
Oct '03 - Sep '04
Oct '04 - Sep '05
Oct '05 - Sep '06
Oct '07 - Sep '08
Oct '08 - Sep '09
Oct '09 - Sep '10
Oct '10 - Sep '11
Oct '11 - Sep '12
Oct '12 - Sep '13
Oct '13 - Sep '14
Oct '14 - Sep '15
Oct '15 - Sep '16
Oct '06 - Sep '07
Vacant Land (#) Vacant Land ($)
Source: PriceFinder
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The vacant land market within Peregian Beach is significantly supply constrained and supply led,
with the release of the Peregian Beach estate delivering to the market stock during 2015 and
2016, and subsequent moderating pressure on median sales prices for vacant land products.
However, there have been limited opportunities for land release within the Peregian Beach area,
which will continue to feature within the residential property market in Peregian Beach.
The REIQ Market Monitor defines Noosa Shire as a “Tight” rental market, with a 2.4% vacancy
rate as at the June Quarter 2016, indicative of more limited choice in housing availability in Noosa
Shire generally.
The proposed development will introduce new, modern residential stock to Peregian,
contributing to improved choice and access to the Peregian Beach Village and its relative lifestyle
affordability. Ongoing lack of residential development will continue to flow through to tighter
residential markets in Noosa and Peregian Beach, with limited choice in residential development,
affordability of lifestyles and living arrangements.
5.2 POPULATION AND HOUSEHOLD GROWTH
Between 2005 and 2015, the population of Noosa Shire increased from an estimated 47,635 in
2005 to 53,515 persons in 2015; or by less than 6,000 persons at approximately 1.2% per annum
over this period. The Peregian Beach-Marcus Beach locality by comparison increased by some
1,060 persons over this same period at approximately 2.7% per annum; representing 18% of all
new residents within the Noosa Shire over the decade.
Population projections prepared by the Queensland Government Statistician’s Office (QGSO)
estimate that population growth will continue within the Noosa Shire, albeit at the very modest
rate of just 0.7% per annum between 2016 and 2036 to include some 61,940 persons by 2036.
The Peregian SA2 is projected to include an additional 2,700 persons between 2016 and 2036,
much of which will be accommodated within Peregian Springs. The Peregian Beach Study Area
with limited opportunities for residential development, is anticipated to have a growth profile
more closely aligned with the Noosa Shire.
Building approvals for the Peregian SA2 included more residential dwelling approvals than the
entire Noosa Shire through 2015/16, however the SA2 includes the Peregian Springs estate, with
data at the Peregian Beach locality not separately available. This reflects more limited
development in Noosa Shire and Peregian Beach in itself, again limiting choice for those seeking
to downsize and remain within their locality, to enjoy the Noosa and Peregian lifestyle or
upgraders seeking a more modern living environment.
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6.0 NEEDS ANALYSIS
It is Urban Economics’s opinion that there is strong need for the proposed development including
both short-term accommodation at the right mix and scale to ensure viability and residential
dwellings; and that the subject site represents a logical and strategic location for the proposed
development. Need includes a variety of iterations including community need, economic need
and planning need, which have been discussed in more detail below.
More particularly, there is an opportunity to consolidate activity in Peregian Beach in
contributing to the vitality and vibrancy of the Peregian Village precinct, and to the Peregian
lifestyle for both visitors and permanent residents.
Balancing demand and need with potential impacts on existing facilities and operations is in part
a planning solution and in part a market-led solution. In considering the potential impacts of a
proposed development, it is not simply about protecting existing operations and facilities, rather
it is analysing whether on balance:
potential adverse impacts of a development may otherwise be mitigated
the proposed development is an appropriate outcome for the area
there is a community need for the proposed development
there are community and economic benefits of the proposed development that may
mitigate potential negative impacts
As outlined in Chapter 4, Peregian has demonstrated declining occupancy rates for commercial
short term accommodation facilities as a result of both demand and supply factors, suggesting
that existing facilities are not necessarily meeting the needs of current and emerging visitor
markets and that there is a need for new and additional facilities at the right type and scale in
order to remain viable and in order for Peregian to retain its relevance and competitiveness in
the Coast’s tourist and visitor markets. Emerging visitor markets for the Sunshine Coast are not
necessarily well represented or catered for in Noosa Shire and Peregian Beach.
Moreover, with investment in major new short term accommodation facilities and infrastructure
to the south, such as Coolum, Mooloolaba and Maroochydore, presenting improved choice in
short term accommodation, there is a need for sustainable and strategic investment in Noosa
and Peregian accommodation markets in maintaining the region’s relevance for the ever-
evolving tourist sector.
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This need should also be weighed against potential impacts and implications for the existing
Peregian and Noosa markets. It is Urban Economics’s opinion that there is need and demand for
the proposed short term and permanent residential development in Peregian Beach and that the
proposed development would have a net economic and community benefit for the Peregian
Beach community, complimenting and consolidating the existing role of Peregian whilst not
having a significant adverse impact on existing facilities in Peregian nor on the role of Noosa as
the premier tourist destination for the Shire.
The addition of 20 short term motel rooms and 12 accommodation units to the commercial
accommodation market in Peregian Beach would increase the overall commercial short term
accommodation stock by 26%. However, the proposed rooms would be positioned differently to
the existing commercial stock, target different visitor market sectors, and represent only a small
number of additional rooms particularly when including the overall stock of holiday homes in the
area, and would therefore not have a significant impact on the existing commercial visitor
accommodation market.
Economic Need
There is strong and growing demand for short-term accommodation facilities that cater
to the short-break and smaller travel group visitor markets within the Sunshine Coast
Tourism Region and Noosa Shire, including niche experiences and visitor segments.
Increasing short-term accommodation occupancy rates on the Sunshine Coast and in key
centres such as Noosa and Mooloolaba, are not being matched by other locations which
lack the diversity of facilities. The proposed development would introduce a modern,
alternative, short term accommodation facility to the Noosa Shire/Peregian Beach,
contributing diversity to the market and to the mix of visitors attracted to the Region.
The accommodation component of the development will complement the scale and mix
of short term accommodation facilities in Peregian, offering boutique style short term
accommodation to support a limited number of short term visitors and a style of
accommodation likely to appeal to alternative and emerging target markets. On this basis,
the proposed short term accommodation facilities will cater for emerging visitor
accommodation markets without significantly impacting on the role, performance and
mix of commercial accommodation facilities in Peregian.
It is considered that there is insufficient need and demand to support a major large scale
short term accommodation facility in Peregian in light of major new developments
emerging in nearby locations, as well as the scale of holiday home options available and
the overall number of visitors to Peregian Beach, but that there is a niche market and
need for boutique style short term accommodation to cater for emerging and unmet
needs for short term accommodation in Peregian and Noosa Shire.
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Existing commercial short term accommodation facilities are demonstrating declining
occupancy rates suggesting some level of stress in the short-term accommodation market
in Peregian. The proposed boutique style accommodation component of the proposed
development will provide a mix of short term accommodation facilities to cater for visitors
including emerging and unmet visitor markets, without having an undue level of impact
on existing accommodation facilities. More particularly, it is Urban Economics’s opinion
that the proposed development of modern, new boutique visitor accommodation
including conference centre, would be a viable business model which would positively
contribute to the overall tourist and visitor market for Peregian with opportunities to
arrest occupancy rates for existing facilities in Peregian Beach.
Similarly, the proposed short term accommodation would complement the mix of
accommodation facilities in Noosa and the role of Noosa as the premier tourist
destination in Noosa Shire and the northern Sunshine Coast region, whilst not significantly
impacting on the performance of short term accommodation facilities in Noosa Shire.
The proposed development would positively contribute to visitation and growth within
Peregian Beach, which would have flow on effects for local businesses and potentially the
range of services that can viably be provided for visitors and the local community alike.
The proposed short term accommodation component reflects emerging trends in the
accommodation market for boutique, customer-centric developments that are tailored
to local experiences and expectations.
More particularly, the proposed permanent residential and short term visitor
accommodation facilities will house potentially some 100 persons who would generate
demand for convenience retail, takeaway food, dining facilities, entertainment etc. The
proposed development is adjacent to and within walking distance of the core retail and
lifestyle facilities of the Peregian Village precinct.
The proposed development would also complement the mooted Digital Hub and
community centre redevelopment at Peregian, providing additional conference and
meeting spaces as well as short-term accommodation for business visitors to the Hub.
Residential development opportunities across the Noosa Shire are dwindling and land
supply is very limited. Thus, housing affordability in the Region and more particularly
Peregian Beach, has decreased as land prices have increased. The proposed development
would provide some 26 residential dwellings within Peregian Beach contributing to supply
and choice within the Peregian area.
The Peregian Beach residential market is demonstrating significant growth in median
house and unit prices, reducing the relative affordability for residents seeking a Peregian
Beach lifestyle.
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Community Need
The subject site presents a strategic opportunity to improve the access to short-term
accommodation facilities for businesses and visitors to and through the eastern beaches
of Noosa. Proximate to an established and evolving neighbourhood centre and the
natural attraction of Peregian Beach, the subject site offers improved levels of
convenience and accessibility for numerous visitor types, including short-break visitors.
The proposed motel accommodation would improve choice in operator, accommodation
style and location for those seeking short-term accommodation in Noosa Shire.
The proposed short term accommodation facilities would cater for a limited sector of the
overnight visitor market.
The proposed permanent residential component of the development will increase access
to choice in living and lifestyles for residents seeking a Peregian Beach living environment
with access to the Peregian Beach Village precinct.
The residential component also presents the opportunity for downsizing households to
enjoy the convenience of the Peregian lifestyle, whilst remaining within the Noosa and
Peregian Beach locality.
The proposed residential component will introduce 26 permanent residential dwellings
offering a modern, conveniently located opportunity for those households seeking a
Peregian Beach lifestyle. There is limited choice in new residential development in
Peregian Beach.
The proposed development will introduce much needed new stock to Peregian Beach in
seeking to address in part decreasing relative affordability and availability of residential
choice in Peregian Beach.
The proposed development will contribute to the diversity of housing choice in Peregian
Beach including 3 and 4 bedroom homes for residents.
Planning Need
There is a clear gap in the provision of modern accommodation including hotel/motel
type facilities within the Noosa Shire. The subject site is conveniently and strategically
located to cater for visitors, businesses, workers and residents within Peregian Beach and
would contribute to the economic vitality of the locality.
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Strategically located less than 20km from the Sunshine Coast Airport, 10km from Noosa
Heads and less than a 2-hour drive from Brisbane, the subject site represents a convenient
location to cater for the short-term accommodation needs of different target markets;
including the short-break and weekender market as well as the growing international
visitor market.
The scale of the proposed short term accommodation facility complements and maintains
the village nature of Peregian Beach by offering a boutique style accommodation facility.
The subject site presents the opportunity to consolidate residential development with
convenient access to the Peregian Village precinct, generating opportunities for
integration with surrounding businesses and for flow on economic and employment
benefits to the existing business precinct.
The proposed accommodation facility would define a clear planning boundary between
short-term accommodation and residential housing within Peregian Beach, whereby the
visitor accommodation base has been eroded and blurred by the substantial quantum of
holiday rentals which have established.
Residential dwellings provided as part of the development would help to meet the
Planning Scheme goal of providing residential development which includes a variety of
housing types and higher densities in proximity to neighbourhood centres.
There is limited capacity to deliver new residential choice in Peregian Beach, with the
subject development offering the opportunity to deliver some 26 permanent residential
dwellings proximate to the Peregian Village precinct.
The inclusion of residential dwellings and diversity of housing choice proximate to the
Peregian Beach Village precinct will contribute to the meeting of draft SEQRegional Plan
targets for some 8,100 additional dwellings in Noosa Shire between 2011 and 2041.
Economic and Community Benefits
Therefore, it is Urban Economics’s opinion that the proposed development would generate a
range of economic and community benefits for Peregian:
Increase the relative capacity for Peregian Beach and Noosa Council to capture emerging
and unmet visitor markets by introducing new boutique accommodation to the area.
Contribute to the diversity of employment opportunities in Peregian Beach.
Contribute to the diversity of short term and residential accommodation forms in
Peregian.
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Generate flow-on demand for surrounding local businesses and enterprises within the
Peregian Beach Village precinct.
Support some 100 residents and visitors on site in a range of lifestyle environments.
Contribute to choice in residential environments and housing forms for those seeking a
modern, Peregian Beach lifestyle.
Contribute to addressing declining housing affordability in Peregian Beach through the
introduction of 26 new residential dwellings and improved choice in stock.
Present opportunities for residents of Peregian Beach and surrounding localities to
downsize to modern, lifestyle oriented residential dwellings conveniently located to retail
and commercial facilities.
Contribute to mitigating the ongoing decline of Peregian Beach accommodation facilities
and the effects of major new accommodation developments.
Generate on-site employment opportunities for some 20 workers.
Return to Noosa investment in tourist infrastructure.
Net Outcomes
It is therefore Urban Economics’s opinion that the proposed development would not have a
significant impact on the existing network of commercial accommodation solutions within
Peregian, but rather would add value to the mix of short term accommodation solutions in
contributing to the role of Noosa as a premier tourist destination on the Sunshine Coast and in
maintaining the boutique and village nature of Peregian as a specialist destination within Noosa
Council.
There is a community and economic need for the proposed development, and a planning need
for the proposed development on the subject site in contributing to economic and community
outcomes for Peregian Beach that would outweigh any impacts of the proposed development on
the surrounding commercial facilities, and mitigate any significant impacts that may otherwise
ensue from a larger short term accommodation development on site.
More particularly, the opportunity for short term accommodation on the subject site lies in
developing a boutique accommodation facility that will be positioned differently from existing
facilities in Peregian in tapping into unmet needs and emerging visitor market segments, thereby
adding value to the Peregian and Noosa visitor infrastructure without significantly impacting on
a short-term accommodation market which is demonstrating some signs of stress and need for
rejuvenation.
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The inclusion of permanent residential development on site would therefore have a net positive
impact and benefit for surrounding retail, commercial and community facilities introducing much
needed choice in modern residential dwelling stock for Peregian Beach and opportunities for
residents to downsize their living and upsize their Peregian lifestyles.
Importantly, there is a clear and pressing need for improved choice and stock in residential
lifestyles that will in part address the declining affordability of the Peregian Beach and Noosa
lifestyle, and contribute to residential choice in living and lifestyles in Peregian Beach, including
choice in type and location of residential dwellings.
Opportunities for residents to downsize to modern residential dwellings whilst maintaining
connectivities with local Peregian Beach and Noosa lifestyles are limited, with the subject site
and proposed development offering dwelling solutions that will contribute to the relative
affordability of a Peregian Beach lifestyle proximate to day-to-day services and conveniences for
residents, including downsizing households.
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7.0 CONCLUSIONS
The proposed Essence of Peregian development will offer a unique and boutique development
for Peregian Beach that will positively contribute to the local Peregian economy, whilst
maintaining the integrity of the Peregian Beach Village precinct and the primacy of Noosa as the
region’s premier overnight visitor destination.
Offering a mix of short term and permanent resident accommodation facilities, the proposed
development will cater for unmet community and economic needs within Peregian, and the
subject site represents a logical and strategic location from which to enhance economic and
community benefits for Peregian.
Declining occupancy rates for existing commercial accommodation facilities and a divergence of
performance of facilities in Peregian relative to other Sunshine Coast areas, are indicative of
some demand supply mismatch for short term accommodation in Peregian. The boutique scale
of the overnight or short term accommodation facilities proposed on the subject site and the
opportunity to target niche markets however, would not have a significant impact on the role
and performance of the existing short term commercial accommodation facilities in Peregian,
but would complement the existing array of accommodation facilities and introduce a new
product to the Peregian market.
There are emerging visitor markets for the Sunshine Coast and Noosa, for whom commercial
accommodation facilities are in limited supply. The proposed development will contribute to the
supply of boutique accommodation facilities that are likely to appeal to these emerging visitor
markets and complement existing accommodation in Peregian.
The proposed development would also contribute to the Peregian Beach Village precinct by
offering permanent residential opportunities on site. The broader Peregian area has been an
important residential growth market for Noosa Shire, with the proposed development
incorporating a limited mix of permanent residential opportunities contributing to improved
choice in living and lifestyles within Peregian, and opportunities for downsizing or upgrading
households to access modern, conveniently located residential dwellings whilst maintaining
connectivities to the Peregian Beach and Noosa lifestyle.
The proposed residential component of Essence of Peregian will contribute to improved housing
choice and to addressing declining affordability of the Noosa and Peregian Beach lifestyles by
providing some 26 modern residential dwellings within proximity of the Peregian Beach Village
precinct. More particularly, the proposed residential component will contribute to housing
choice and diversity around the Peregian Beach Village precinct, contributing to the vitality and
vibrancy of the Village precinct.
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Page 104
The proposed development would consolidate activity in and around the existing Peregian retail,
commercial and community facilities with flow-on benefits to surrounding businesses and
facilities in contributing to activity and vibrancy for these businesses, with potentially some 100
residents and short term visitors supported on site at peak periods.
The realisation of economic and community benefits, including localised employment
opportunities for Peregian and flow-on employment opportunities, can therefore be maximised
through the development of both permanent residential and boutique short term
accommodation facilities on the subject site, catering for unmet and emerging visitor markets,
consolidating the Peregian Beach Village precinct and improving choice in living and visitor
lifestyles.
32 | Page
Page 105
IDAS form 7—Reconfiguring a lot
(Sustainable Planning Act 2009 version 3.2 effective3 August 2015)
This form must be used for development applications or requests for compliance assessment for reconfiguring a lot.
You MUST complete ALL questions that are stated to be a mandatory requirement unless otherwise identified on this
form.
For all development applications, you must:
complete IDAS form 1—Application details
complete any other forms relevant to your application
provide any mandatory supporting information identified on the forms as being required to accompany your
application.
For requests for compliance assessment, you must:
complete IDAS form 32—Compliance assessment
Provide any mandatory supporting information identified on the forms as being required to accompany your
request
Attach extra pages if there is insufficient space on this form.
All terms used on this form have the meaning given in the Sustainable Planning Act 2009 (SPA) or the Sustainable
Planning Regulation 2009.
Mandatory requirements
1. What is the total number of existing lots making up the premises? 1
2. What is the nature of the lot reconfiguration? (Tick all applicable boxes.)
subdivision—complete questions 3–6 and 11
boundary realignment—complete questions 8, 9 and 11
creating an easement giving access to a lot from a constructed road—complete questions 10 and 11
dividing land into parts by agreement—please provide details below and complete questions 7 and 11
3. Within the subdivision, what is the number of additional lots being created and their intended final use?
Intended final use of new lots Residential Commercial Industrial Other—specify
Number of additional lots 28 1 Community Title
created
4. What type of approval is being sought for the subdivision?
Development permit
Preliminary approval
Compliance permit
Page 106
5. Are there any current approvals associated with this subdivision application or request?
(E.g. material change of use.)
No Yes—provide details below
List of approval reference/s Date approved (dd/mm/yy) Date approval lapses (dd/mm/yy)
15210.672 11/08/2016 11/08/2016
MCU13/0251 30/05/2016 30/05/2020
6. Does the proposal involve multiple stages?
No—complete Table A Yes—complete Table B
Table A
a) What is the total length of any new road to be constructed? (metres)
b) What is the total area of land to be contributed for community purposes? (square N/A
metres)
c) Does the proposal involve the construction of a canal or artificial waterway?
No Yes
d) Does the proposal involve operational work for the building of a retaining wall?
No Yes
Table B—complete a new Table B for every stage if the application involves more than one stage
a) What is the proposed estate name? (if known and if applicable)
b) What stage in the development does this table refer to?
c) If a development permit is being sought for this stage, will the development permit result in additional residential
lots?
No Yes—specify the total number
d) What is the total area of land for this stage? (square metres)
e) What is the total length of any new road to be constructed at this stage? (metres)
f) What is the total area of land to be contributed for community purposes at this stage?
(square metres)
g) Does the proposal involve the construction of a canal or artificial waterway?
No Yes
h) Does the proposal involve operational work for the building of a retaining wall?
No Yes
7. Lease/agreement details—how many parts are being created and what is their intended final use?
Intended final use of new parts Residential Commercial Industrial Other—specify
Number of additional parts created
IDAS form 7—Reconfiguring a lot
Version 3.2—3 August 2015
Page 107
8. What are the current and proposed dimensions following the boundary realignment for each lot forming
the premises?
Current lot Proposed lot
Lot plan description Area Length of road frontage Lot number Area (square Length of road frontage
(square metres)
metres)
77/SP231615 23,120m2 70m to David Low Way 1 160m2 10m (internal)
70m to Sandpiper Court
2 160m2 10m (internal)
3 160m2 10m (internal)
4 160m2 25m (internal)
5 160m2 26m (internal)
6 160m2 10m (internal)
7 160m2 10m (internal)
8 160m2 10m (internal)
9 160m2 10m (internal)
10 160m2 10m (internal)
11 160m2 10m (internal)
12 160m2 10m (internal)
13 160m2 10m (internal)
14 160m2 10m (internal)
15 160m2 10m (internal)
16 160m2 10m (internal)
17 246m2 6.7m(internal)
18 229m2 6.7m (internal)
19 229m2 6.7m (internal)
20 229m2 6.7m (internal)
21 229m2 6.7m (internal)
22 228m2 6.7m (internal)
23 228m2 6.7m (internal)
24 228m2 6.7m (internal)
25 228m2 6.7m (internal)
26 228m2 6.7m (internal)
27 1830m2 118m (internal)
28 5,960m2 140m (70 to David Low
Way and 70 to
Sandpiper Court)
29 2,050m2 Internal access road
9. What is the reason for the boundary realignment?
IDAS form 7—Reconfiguring a lot
Version 3.2—3 August 2015
Page 108
10. What are the dimensions and nature of the proposed easement? (If there are more than two easements
proposed please list in a separate table on an extra page and attach to this form.)
Width (m) Length (m) Purpose of the easement (e.g. pedestrian What land is benefitted by the
access)? easement?
10m 52m Access and Services 1-27 and 29
Mandatory supporting information
11. Confirm that the following mandatory supporting information accompanies this application or request
Mandatory supporting information Confirmation of Method of
lodgement lodgement
All applications and requests for reconfiguring a lot
Site plans drawn to an appropriate scale (1:100, 1:200 or 1:500 are the Confirmed
recommended scales) which show the following:
the location and site area of the land to which the application or request
relates (relevant land)
the north point
the boundaries of the relevant land
any road frontages of the relevant land, including the name of the road
the contours and natural ground levels of the relevant land
the location of any existing buildings or structures on the relevant land
the allotment layout showing existing lots, any proposed lots (including
the dimensions of those lots), existing or proposed road reserves,
building envelopes and existing or proposed open space (note:
numbering is required for all lots)
any drainage features over the relevant land, including any
watercourse, creek, dam, waterhole or spring and any land subject to a
flood with an annual exceedance probability of 1%
any existing or proposed easements on the relevant land and their
function
all existing and proposed roads and access points on the relevant land
any existing or proposed car parking areas on the relevant land
the location of any proposed retaining walls on the relevant land and
their height
the location of any stormwater detention on the relevant land
the location and dimension of any land dedicated for community
purposes
the final intended use of any new lots.
For a development application – A statement about how the proposed Confirmed
development addresses the local government’s planning scheme and any
other planning documents relevant to the application.
For a request for compliance assessment – A statement about how the
proposed development addresses the matters or things against which the
request must be assessed.
A statement addressing the relevant part(s) of the State Development Confirmed
Assessment Provisions (SDAP). Not applicable
IDAS form 7—Reconfiguring a lot
Version 3.2—3 August 2015
Page 109
Notes for completing this form
For supporting information requirements for requests for compliance assessment, please refer to the relevant
matters for which compliance assessment will be carried out against. To avoid an action notice, it is recommended
that you provide as much of the mandatory information listed in this form as possible.
Privacy—Please refer to your assessment manager, referral agency and/or building certifier for further details on the
use of information recorded in this form.
OFFICE USE ONLY
Date received Reference numbers
The Sustainable Planning Act 2009 is administered by the Department of Infrastructure, Local Government and
Planning. This form and all other required application materials should be sent to your assessment manager and any
referral agency.
IDAS form 7—Reconfiguring a lot
Version 3.2—3 August 2015