2018-11-12 General Committee Meeting Agenda

GENERAL COMMITTEE MEETING AGENDA                                                     12 NOVEMBER 2018


             e.      The Eastern Beaches Locality retains its primary role as a residential area,
                     though continues to provide some visitor accommodation and a range of local
                     retail and commercial functions at Sunshine Beach, Sunrise Beach and
                     Peregian Beach;
                     i.        Emphasis is placed on the protection and retention of low cost
                               accommodation consistent with maintaining a diversity of accommodation
                               types for visitors to the locality;
             kk)     For the Detached Housing Zone—single detached housing prevails that
                     maintains—
                     i.        a low impact, low density development form of domestic scale;
                     ii.       a high level of residential amenity and design quality;
                     iii.      a coastal building style that integrates with the landscape and topography
                               and respects the local climatic conditions; and
                     iv.       landscaping amongst buildings, retaining trees and vegetation wherever
                               practical;
The proposed extension of the existing hostel at 106 Pacific Avenue is considered to be
generally consistent with the above outcomes. The proposal allows for the use of an existing
residential building and facilitates diversity of accommodation type via an expansion of the
existing low cost accommodation facility. The existing building is low scale and the proposed
cosmetic alterations will improve the appearance of the building from the streetscape whilst
maintaining its residential scale.
It is proposed that the exterior of the existing built form at 106 Pacific Avenue will require
cosmetic upgrades and as such is generally consistent with the Overall Outcomes, Specific
Outcomes and Probable Solutions of the locality.
In March 2017 Briggs and Mortar prepared a housing needs assessment for Noosa Council. The
assessment identified that should growth in the tourist market continue as it has been on average
over the preceding decade that there would be ongoing demand for visitor and tourist
accommodation of all types. The report noted that future demand may be filled by further use of
residential stock. The need to provide additional low cost visitor accommodation creates tension
with the planning scheme insofar as the availability of suitably sized and zoned land is limited. As
such, the expansion of existing facilities provides a possible alternative to resolving the demand
for low cost visitor accommodation so long as amenity impacts on surrounding properties is
mitigated. It is noted that the adjoining property to the north-west is used for commercial
purposes (vet clinic). An assessment of the amenity impacts of the proposed development is
detailed later in this report.
Further to the stated outcomes for the locality there are performance based criteria for the
development is assessed against. The table below details the proposal’s compliance with the key
development provisions of The Noosa Plan:
Criteria                    Planning Scheme                   Proposal                         Complies
Population density          1 Detached House per lot          (21 x 0.6 + 1 manager) = 13.6       X
Gross Floor Area            N/A                               Additional 154m2
                                                              Total 697m2
Site cover                  40%                               Existing = 41.5%                    No
                                                              Proposed = 41.5%                  change
Roof form                   >5 degree roof pitches            Existing flat roof
Boundary setbacks:
Frontage                    6 metres min                      6.0 metres to front wall            
                                                              4.5metres to open carport           X
Side                        1.5 metres up to 4.5 metres in    3 metres
                            height                                                                
Rear                        6 metres min                      5 metres to facade                  X


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