132007.2446.05 - Request For An Other Change To An Existing Development Permit For Material Change Of Use - Visitor Accommodation Type 4 Conventional (Visitor Hostel) To Include 11 Additional Beds At 102 Pacific Avenue Sunshine Beach · Attachment 2 - 132007.2446.05 - Officer'S Report

                                                                   To be conditioned
                                one space per two dwellings,       to provide 1 space.
 End of Trip Facilities*
                                accommodation units
 *(required only where 5 +      or guestrooms. = 2 additional
 spaces are required)           spaces required

                                Not applicable.


Noosa Plan 2020
Low Density Residential zone code
The overall outcomes sought for the Low-Density Residential zone seek to ensure that residential
neighbourhoods are home to permanent residents with minimal impact of visitors and that the area
is predominantly detached housing on a range of lot sizes. Development maintains high levels of
residential amenity having regard to traffic, noise, dust, odour, lighting and other impacts.
PO3 and AO3 of the code refer to Visitor accommodation and Short-Term Accommodation. AO3.2
and AO3.3 require that development does not include party houses and ensures that noise does
not unreasonably impact on residential amenity. Buildings are designed and orientated so that
most outdoor living areas face away from the habitable areas of adjoining dwellings.
The proposal is not a party house as defined by Noosa Plan 2020 and complies with this
requirement.
Whilst the proposed use is inconsistent with the current zoning the use has been lawfully
established across both sites. The initial approval was issued under the Noosa Plan 2006, at which
time the use was identified as a consistent use for the specific site. The Other Change which
permitted the visitor accommodation use on the adjoining site was approved by Council at the
November 2018 Ordinary Meeting. While short-term accommodation is not typically supported
within the Low Density Residential Zone, the presence of an existing approved visitor
accommodation use on the site, combined with the minor nature of the proposed alterations and
the effective mitigation of potential impacts, provides sufficient justification to support the proposal
in this instance.
Comment was also sought from Council’s Strategic Planning Branch who have no objection to the
proposed expansion of the visitor accommodation use provided noise, parking and operating hours
are mitigated. It was also noted that the supply of backpacking accommodation across the Shire
was limited and provides an affordable choice of visitor accommodation.
The building layout has been mindful of the schemes amenity requirements by including stair
access and corridors at the upper floor that are located on the southern side of the building and
are therefore not adjacent to site boundaries and neighbouring residents which could have resulted
in ongoing amenity concerns.
The proposed development does not change the existing communal areas within the site itself and
includes one additional car park adjacent to Pacific Avenue as required by the Driveways and
Carparking code.
The proposed development does not exceed maximum building height of 8.0 metres, complies
with side and rear setbacks, does not increase site cover, and demonstrates that acoustic amenity
between adjoining properties can be managed.
Whilst the total amount of gross floor area exceeds the 500m2 permitted under the zone code it is
considered reasonable on the following grounds:
      •   The site area of 1,519m2 is significantly larger than surrounding lots and most lots within
          the zone and can accommodate the increased gross floor area without presenting as
          excessive bulk to the surrounding area.
      •   The development is broken up into 3 blocks each being well below the 500m2
          requirement.