2018-11-12 General Committee Meeting Agenda

GENERAL COMMITTEE MEETING AGENDA                                              12 NOVEMBER 2018


Criteria             Planning Scheme                   Proposal                        Complies
Building height
- in storeys         2 Storeys max                     1 Storeys                          
- in metres          8 metres max                      4.50 metres                        
Kitchen and dining   5% of GFA (34.85m 2) min          78m2                               
Common rooms         7% of GFA (48.79m2) min           38m2                               X
Communal sitting     8% of GFA (55.76m 2) min          58m2 +                             
areas
Reception area       12m2 min                          26m2                               
Laundry              3% of GFA (20.91m2) min           9m2                                X
Car parking          1 per 10 beds @20 beds = 2        2 additional spaces provided       
The development demonstrates general compliance with the development provisions within the
Noosa Plan with the exception of density, front and rear setback and required areas for laundry
and common rooms.
Density
The Noosa Plan has a density requirement of 1 detached house per lot for the Detached Housing
Zone. The plan does not prescribe a person/hectare density for the Detached Housing Zone as
per other zones however 1 detached house generally contains 3 or more bedrooms which
equates to a density of 3.3 persons. The site has been developed for 3 x 1 bedroom units and
therefore currently exceeds the permissible density requirement, the units equate to a density of
5.1 persons. The adjoining property at 102 Pacific Avenue has a permissible density of 320
persons per hectare exclusively for the purpose of a visitor hostel. All sites identified within the
Noosa Plan for the purpose of visitor hostels are permitted a density of 320 persons per hectare.
The existing facility has been developed to a density of 293 persons per hectare and the
proposed density on the adjoining site of 13.6 persons equates to 268.8 persons per hectare
across both site. In light of the density permitted for a visitor hostel, when a consistent use, the
proposed density is considered to be reasonable.
Common rooms
The application is slightly deficient in common areas however the reading and recreation area
are located adjacent to a large dining area which can be used as a common area outside of meal
times. The combined area is significantly larger than the minimum required area. An additional
sitting area is also located adjacent to the reception.
Laundry Area
The proposed laundry area is capable of accommodating two washing machines, dryers and
bench space. The area provided is adequate for the scale and nature of the use on-site and
meets the Specific Outcome of the code.
Setbacks
There is no proposed change to the setbacks to the existing building, whilst modifications are
occurring to the carport there is no proposed change to the setback.
Amenity Impacts
The amenity of the surrounding residential properties is a key aspect to be considered when
assessing the application. Amenity was the primary issue raised in submissions received.
In response to amenity concerns raised in submissions the applicant has advised:
      The main area of complaints relates to the use of the rear courtyard of the three units by
      the residents of the units. The applicant advises that the existing three units are lawfully
      established on site with each unit currently rented out as a self-contained dwelling unit by
      related groups of people. The rear unit is generally rented by people who work both in town
      as well as the adjoining backpackers and is not part of Noosa Flashpackers.



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