Council Report 132007 2446 05 · 132007.2446.05

                      •    The additional gross floor area does not result in an increase in site cover.
                      •    There was no gross floor area limit when the development was originally approved.

               Visitor Accommodation code
               The Visitor Accommodation code seeks to ensure that accommodation is appropriately located
               and designed to meet visitor needs, enhance landscape and undertaken in manner that protects
               the amenity of surrounding premises.
               AO8.3 requires that accommodation is sited so as not to overlook living areas of neighbouring
               premises. The new building addition will be elevated and within proximity to neighbouring premises
               at 108 Pacific Ave and 27 and 29 Nebula Street.
               Visual privacy between properties will be maintained because all upper floor windows will be non-
               openable and screened externally. Pedestrian walkways to access the upper level will be from
               within the site and not adjacent to side boundaries. The design of the proposed level complies
               with A08.3.
               The addition of one additional car park adjacent to the Pacific Ave frontage will require a reduction
               in landscape width to 1.0 metre (in lieu of 3.0 metres). PO9 requires that adequate landscape area
               is provided for the benefit of guests and contributes to establishing an attractive and safe
               streetscape. Landscaping will still be provided adjacent to the car parking space however at a
               lesser width. Conditions are proposed within the recommendation which require planting within
               this area to ensure that a landscape buffer can still be maintained at the site frontage.
               The proposed reduction in landscape frontage width does not impact the amenity or privacy of
               adjoining residences.
               Coastal Communities local plan
               In accordance with the Local Plan code outcomes visitor accommodation is to be managed
               appropriately so as not to reduce the amenity of the surrounding permanent residents.
               PO14 encourages a diversity of types and styles of visitor accommodation near key tourist areas.
               PO15 reinforces that visitor accommodation is not located in areas which contain predominantly
               permanent residential dwellings.
               It is noted that the site is already approved for a 69-bed hostel and is supervised by an onsite
               manager.
               An acoustic report prepared by David Moore and Associates was submitted with the application
               and specifically addresses the upper-level expansion and has included recommendations to
               ensure acoustic amenity to adjacent properties is maintained. These measures include an
               increase in the existing acoustic fence along northern and eastern boundaries (Figure 6) as well
               as ensuring that the upper level contains non openable fixed windows. While the windows will
               provide a degree of natural light to the proposed upper floor level, overlooking, privacy between
               properties and the acoustic environment will be maintained. This acoustic report has been
               reviewed by Council’s consulting acoustic expert who has advised that they are supportive of the
               proposed acoustic strategies.
               The combination of an on-site manager (located directly downstairs from the proposed additional
               11 beds) and the abovementioned requirements will ensure maintenance of the residential amenity
               and acoustic environment for permanent residents as intended under the Local Plan code.

               Works Code - Driveways and Car Parking Code
               The Noosa Plan 2020 - Driveways and Car Parking Code requires 1 space per 12 beds, 1 space
               per staff member and 1 space for a courtesy minibus.
               The existing on site provision includes 8 car parking spaces which includes a minibus and PWD
               space.




Document Set ID: 23677433
Version: 13, Version Date: 31/07/2025