Planning Report IDAS Forms Cover letter, Owner's consent, Appendices 2- PLM minutes & 3 - Economic Needs - Email 1 of 4 MCU16/0153 & REC16/0041

Noosa Council documents



                  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.
                 FM6082/8-18/04/2013                                                                                                       Page 3 of 4
Document Set ID: 20218138
Version: 1, Version Date: 16/12/2016                                                                                       Print Date: 16 December 2016, 1:00 PM