Development Assessment Letter

Level of Assessment
Based on the Table of Assessment for the Medium density residential zone, Table 5.5.2, the application
is impact assessable and requires assessment against the whole of the Planning Scheme.

Strategic Framework
The strategic framework sets the policy direction for the Planning Scheme and forms the basis for
ensuring appropriate development occurs in the Planning Scheme area for the life of the Planning
Scheme. The most relevant parts of the Strategic Framework to this application, 3.2.4 & 3.3.3(n) are
discussed below.

Strategic Intent
The Strategic Intent for housing in the Noosa area includes a number of statements but that most
relevant to the application is as follows:

        “Given Noosa Shire's popularity as a destination for visitors accommodation is under increasing
        pressure from both residents and guests. Visitor accommodation areas at Noosa Heads,
        Noosaville and Noosa North Shore are protected for visitors to the exclusion of permanent
        occupants. The limited number of sites available for new resort development is protected for
        this purpose. Conversely, neighbourhoods of permanent residents are protected from influxes
        of short-term visitors whose interests and priorities are not compatible with residential amenity.
        Party houses are restricted from establishing in Noosa Shire”.

This Strategic Intent is supported by Strategic Outcomes 3.3.3(n) which is discussed below.

Strategic Outcomes
Strategic Outcome 3.3.3(n) for Housing Choice in the Planning Scheme states that:

        “Neighbourhoods of permanent housing are protected from short term visitor accommodation
        that would impact on the amenity enjoyed by residents, however residents may share their home
        with guests in a well managed fashion to limit potential impacts”.

Applicant’s Comments:
The proposal is not considered to compromise the Strategic Intent or Outcome for the following reasons:

            •      there are a number of properties used for short term accommodation within the local
                   area which are a well-established component of its character and amenity. As a result,
                   the character of the area is not purely a permanent residential neighbourhood;

            •      the property is located on the intersection of two of the main collector roads in Sunshine
                   Beach and as a result of the number of vehicles using these roads each day, the amenity
                   of the local area is very different to the adjoining neighbourhoods which are served by
                   the quieter, local road network. There are only 4 similar intersections within Sunshine
                   Beach so the location is relatively unique in this respect;

            •      the property comprises two bedrooms and will therefore appeal to small families rather
                   than large parties of unrelated guests. As mentioned above, implementation of the
                   Code of Conduct proposed as part of the Short Stay Letting Local Law will not allow
                   more than 4 people to stay at the property;

            •      the private open space area is located at the front of the dwelling unit and is separated
                   from the closest residential property to its west by the building. The properties on the
                   opposite side of both Pacific Avenue and Hill Street are at least 50m away and any
                   potential impacts on their amenity will be reduced by the boundary wall enclosing the
                   private open space, the separation distances and in some cases, the established
                   vegetation within the road reserve and public park. The private open space is also
                   separated from the adjoining duplex unit by a solid 1.8m high wall;