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

      •   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.