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211118 - 11-19 Hastings Street, Noosa TP Report · MCU21/0201
Town Planning
Assessment Report
9 - 11 Hastings Street, Noosa Heads
Lot 2 on SP263999 and Lot 4 on RP893438
Material Change of Use (Development Permit)
Short Term Accommodation
Prepared by Plan A Town Planning Pty Ltd
For JVL Investment Group
Version 1.0
November 2021
Level 3, 16 McDougall Street, Milton Q 4064 p 07 3846 0807 abn 17 634 960 937
PO Box 1661 Milton Q 4064 e [email protected] www.planatownplanning.com.au
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TABLE OF CONTENTS 1.0 SUMMARY _________________________________________________________________________ 3 1.1 SITE DEVELOPMENT HISTORY ______________________________________________________ 4 2.0 APPLICATION DETAILS ____________________________________________________________ 6 2.1 SITE AND DEVELOPMENT APPLICATION DETAILS _____________________________________ 6 2.2 SITE ANALYSIS ___________________________________________________________________ 7 3.0 TOWN PLANNING STATUTORY CONSIDERATIONS _______________________________________ 8 3.1 STATE GOVERNMENT CONSIDERATIONS ____________________________________________ 8 3.1.1 Planning Act 2016 __________________________________________________________________ 8 3.1.2 South East Queensland Regional Plan _________________________________________________ 8 3.1.3 State Planning Policy _______________________________________________________________ 8 3.1.4 State Development Assessment Provisions ______________________________________________ 9 3.2 LOCAL GOVERNMENT CONSIDERATIONS ____________________________________________ 9 3.2.1 Zoning ___________________________________________________________________________ 9 3.2.2 Neighbourhood/ Local Plan ___________________________________________________________ 9 3.2.3 Defined Use ______________________________________________________________________ 9 3.2.4 Level of Assessment _______________________________________________________________ 10 3.3 GROUNDS FOR APPROVAL________________________________________________________ 10 4.0 PLANNING SCHEME ASSESSMENT ___________________________________________________ 11 4.1 APPLICABLE PLANNING SCHEME CODES ___________________________________________ 11 4.1.1 Noosa Heads Local Plan Code _______________________________________________________ 12 4.1.2 Tourist Accommodation Zone Code ___________________________________________________ 20 5.0 CONCLUSION _____________________________________________________________________ 52 6.0 APPENDICES ______________________________________________________________________ 53 2 Material Change of Use (Development Permit) Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
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1.0 SUMMARY This Town Planning Report has been prepared to accompany an application to Noosa Shire Council for the purpose of a Material Change of Use for Short Term Accommodation, prepared by Plan A Town Planning Pty Ltd on behalf of JVL Investment Group over land located at 9 - 11 Hastings Street, Noosa Heads described as Lot 2 on SP263999 and Lot 4 on RP893438. The Applicant is seeking a Development Permit for a Material Change of Use. Council’s mapping indicates that the site is located within the Tourist Accommodation Zone of Noosa Plan 2020. The proposal includes: • Extension to Short Term Accommodation The information contained in this report demonstrates compliance with the relevant Noosa Plan 2020 Development Codes and the proposals suitability for the site. The proposal at hand seeks to convert an existing Retail Shop level (level 1 of the existing building located on Lot 4 on RP893438) into Short Term Accommodation, along with the addition of a third storey also being used for Short Term Accommodation. This represents an extension to the wider Seahaven site. Hastings Street is a main street of Noosa, serving as a major visitor centre with a diverse mix of retail and entertainment activities. The proposal at hand will contribute to the character of the street by maintaining the retail / food and drink outlet tenancies on the ground floor. The proposal at hand contributes to the range of well-designed buildings along Hastings Street which incorporate retail on the ground floor, activating the street and adding to the vibrant atmosphere. The proposal updates the design of the existing building on site which currently lacks interaction with the streetscape. Buildings directly fronting the street typically involve low to medium rise-built form with a contemporary high- quality design which incorporates appropriate acoustic treatments to facilitate late night operation. The proposal at hand involves a low-rise, high-quality built form and will contribute to the character of the street. Several existing buildings along Hastings Street address the streetscape with a larger bulk and scale, including the ‘Maison Noosa’ building at 5 Hastings Street. The existing building at 5 Hastings Street, which adjoins the proposal at hand, was approved with 4 storeys fronting Hastings Street. The proposal at hand provides a transition back to the typical low-rise built form of Hastings Street. The proposal at hand will ensure to retain the low-scale form of the streetscape by incorporating appropriate articulation, including curved corners and a mixture of high-quality finishes and materials to reduce bulk and scale. By utilizing the existing design elements of the wider Seahaven site, the proposal is also able to tie the building back into the wider development and ensure character is retained. The proposed development is an extension to the wider Seahaven site and providing for a variety of accommodation types and enhancing the current offerings of Noosa. In addition to the proposed Short Term Accommodation, it is also proposed to provide a pedestrian link from the existing building at 9 Hastings Street to the wider site (11 Hastings Street). This pedestrian link will ensure appropriate the operation of the wide site in conjunction with the Short Term Accommodation. 3 Material Change of Use (Development Permit) Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
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The existing building at 9 Hastings Street (Lot 4 on RP893438) has retail tenancies on both levels. The original approvals did not require carparking to be provided. However, the approval (TPC 2576) dated 5/11/1993 required 3 off-street carparking spaces to be provided in addition to a payment in lieu of further off-street carparking. This approval was then lawfully enacted. The proposal at hand involves the conversion of existing first floor retail tenancies to Short Term Accommodation, along with the addition of a third storey, to be used for Short Term Accommodation also. The lawfully operating uses currently within the existing building on 9 Hastings Street (Lot 4 on RP893438) are consistent with the current Noosa Plan 2020 definition of a Shop. As per the Driveways and Parking Code of the Noosa Plan 2020, a Shop is required to provide carparking at the following rates. • one space per 20m² Short Term Accommodation use (motel) is required to provide carparking at the following rates. • one space per accommodation unit / cabin; and • one space per 10 accommodation units / cabins The existing retail tenancies on the first floor (the tenancies being converted to Short Term Accommodation) of the building at 9 Hastings Street (Lot 4 on RP893438) have an approximate GFA of 300m2. As per the above rates, the existing retail on the first floor requires 15 carparking spaces. The proposal at hand involves 4 new units and as per the above rates, would be required to provide 5 carparking spaces. This represents a significant reduction in carparking demand for the site when comparing the demand of the proposal at hand to the existing first floor uses. The wider Seahaven site can easily cater for the demand of 4 extra units with the existing parking provided on site. It is considered that the proposal at hand is not required to provide any further carparking to meet peak demand. As opposed to the existing shops on level 1, the proposal at hand will not result in any off-site carparking, significantly reducing the demand of on-street carparking (being a major issue on Hastings Street). The proposal at hand will ultimately result in a positive outcome, retaining the current activation of Hastings Street while updating the design and providing high-quality building materials and finishes, contributing to the character of the street. 4 Material Change of Use (Development Permit) Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
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1.1 SITE DEVELOPMENT HISTORY
1.1.1 11 Hastings Street, Noosa Heads (Lot 2 on SP263999)
Currently existing at 11 Hastings Street, Noosa Heads is the wider Seahaven Resort. Multiple development
approvals exist over the site which result in the current built form, including the following.
Decision Date Description of Development Approval Approval Number Approval Type
20/11/1991 Reconfiguration of Lot – 1 to 2 S 2596 *
5/11/1993 Multiple Dwelling (12 Units), Accommodation TPC 2577 *
building (4 Units) and addition to existing
Multiple Dwelling units, Central Management
areas, Shop & Restaurant
01/06/1994 16 Units (Seahaven) 111994.326 Building Works
22/03/1995 Pool 111995.110 Building Works
15/04/1996 Conversion of 4 Multiple Dwelling Units from TC 02303 *
2 bedrooms to 1 bedroom
9/10/1997 Conversion of shop to additional reception TC 11857 *
and lobby area and subdivision of a shop into
2 shops
30/09/2005 Lot Reconfiguration – Lease of Carparking 152004.5825 Reconfiguring a Lot
Spaces
24/04/2015 Tenancy Fitout - Toscani's PC14/0091 Building Works
12/03/2014 Tenancy Fitout (T3) and Firewall PC14/0230 Building Works
13/08/2014 Tenancy Fitout PC14/0664 Building Works
* Continuing Approvals - Issued under the repealed Local Government (Planning & Environment) Act 1990
1.1.2 9 Hastings Street, Noosa Heads (Lot 4 on RP893438)
Over 9 Hastings Street, Noosa Heads is an existing 2 storey building associated with the Seahaven Resort.
Multiple development approvals exist over the site which result in the current built form, including the following.
Decision Date Description of Development Approval Approval Number Approval Type
June 1984 Conversion of premises to Refreshment TPC 1676 *
Service (Restaurant)
29/04/1986 Commercial Premises TPC 1798 *
20/11/1991 Reconfiguration of Lot – 1 to 2 S 2596 *
5/11/1993 Alteration & increase in floor area of existing TPC 2576 *
shops, professional offices and commercial
services
21/04/1994 Extension to existing Restaurant by an TPC 2684 *
Outdoor Dining Area
01/06/1994 Additions to Shops 111994.313 Building Works
27/10/1994 Indoor Entertainment (Commercial Art Gallery TPC 2759 *
& Studio)
27/04/1995 Shop Fitout 111995.289 Building Works
19/12/1995 Shop Fitout 111995.1811 Building Works
24/07/1996 Shop Fitout 111996.857 Building Works
31/10/1997 Canvas Awning 111997.1381 Building Works
15/09/1998 Shop Fitout 111998.11731 Building Works
27/08/2009 Office Fitout 112009.1141 Building Works
21/01/2009 Office Fitout 112009.74 Building Works
* Continuing Approvals - Issued under the repealed Local Government (Planning & Environment) Act 1990
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Material Change of Use (Development Permit)
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2.0 APPLICATION DETAILS
2.1 SITE AND DEVELOPMENT APPLICATION DETAILS
SITE DETAILS
Site Address 9 -11 Hastings Street, Noosa Heads
RPD Lot 2 on SP263999 & Lot 4 on RP893438
Site Area 4,718m2
Current Land Use Retail / Tourist Accommodation
Local Government Noosa Shire Council
Planning Scheme Noosa Plan 2020
Planning Scheme Zoning Tourist Accommodation Zone
Planning Scheme Overlays Land Subject to Acid Sulfate Soils Overlay
Flood Hazard Overlay
Landslide Hazard Overlay
Planning Scheme Local Plan Noosa Heads Local Plan
Planning Scheme Local Plan Precinct Hastings Street Mixed Use Precinct
APPLICATION DETAILS
Approval Sought Material Change of Use (Development Permit)
Description Short Term Accommodation
Level of Assessment Impact Assessable
Applicant JVL Investment Group
c/- Plan A Town Planning Pty Ltd
PO Box 1661
MILTON QLD 4064
Contact Person: Josh Dixon
Phone: (07) 3846 0807
Email: [email protected]
File Reference 21-161
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Material Change of Use (Development Permit)
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2.2 SITE ANALYSIS
Site Description
Site Improvements The has existing retail uses fronting Hastings Street, with the wider site
being the Seahaven Resort, providing tourist accommodation.
Topography The subject site is generally flat and has a gentle uphill slope from south
to north of approximately 3m.
Shape of the Site The site is rectangular in shape.
Site Dimensions The site has street frontage to Hastings Street of approximately 93m.
Surrounding Development in the Development surrounding the site is used predominantly tourist
Locality accommodations and retail activities at the street level.
Infrastructure All necessary services and infrastructure is already provided to the site.
No new facilities are required by this proposal as the site has previously
been developed.
Access Access to the site will remain as existing.
Vegetation The site does not contain any significant vegetation.
Flooding The site is identified on Council mapping as being with the Flooding and
Inundation Extent of the Flood Hazard Overlay Map.
Easements There are no easements affecting the site.
The below is an aerial photo extract that shows the location of the site –
Figure 1 – Aerial photo of subject site (Source: Nearmap)
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Material Change of Use (Development Permit)
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3.0 TOWN PLANNING STATUTORY CONSIDERATIONS 3.1 STATE GOVERNMENT CONSIDERATIONS 3.1.1 Planning Act 2016 In accordance with the provisions of the Planning Act 2016, the application is for Material Change of Use (Development Permit). The subject application is subject to Impact Assessment. 3.1.2 South East Queensland Regional Plan Under the South East Queensland Regional Plan, the subject site is included within the Urban Footprint. The Urban Footprint identifies land predominantly allocated to provide for the region’s urban development needs. The Regulatory provisions of the South East Queensland Regional Plan do not apply to the site as it is contained within the Urban Footprint. 3.1.3 State Planning Policy The current state interests detailed within the State Planning Policy are listed below: Liveable communities and housing: - Liveable communities - Housing supply and diversity Economic growth: - Agriculture - Development and construction - Mining and extractive resources - Tourism Environment and heritage: - Biodiversity - Coastal environment - Cultural heritage - Water quality Hazards and safety: - Emissions and hazardous activities - Natural hazards Infrastructure: - Energy and water supply - State transport infrastructure - Strategic airports and aviation facilities - Strategic ports As identified in Noosa Plan 2020, the Planning Minister is satisfied that the State Planning Policy (SPP) dated July 2017 is appropriately integrated in the Noosa Council's planning scheme in accordance with the above. 8 Material Change of Use (Development Permit) Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
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3.1.4 State Development Assessment Provisions
The proposed development has been assessed against the State Development Assessment Provisions listed
below:
- State Code 1. Development in a State-Controlled Road
- State Code 2: Development in a Rail Environment
- State Code 3: Development in a Busway Environment
- State Code 4: Development in a Light Rail Environment
- State Code 5: Development in a State-Controlled Transport Tunnel Environment
- State Code 6: Protection of State Transport Networks
- State Code 7: Maritime Safety
- State Code 8: Coastal Development and Tidal Works
- State Code 9: Great Barrier Reef Wetland Protection Areas
- State Code 10: Taking or Interfering with Water
- State Code 11: Removal, Destruction or Damage of Marine Plants
- State Code 12: Development in a Declared Fish Habitat Area
- State Code 13: Unexploded Ordnance
- State Code 14: Queensland Heritage
- State Code 15: Removal of Quarry Material from a Watercourse or Lake
- State Code 16: Native Vegetation Clearing
- State Code 17: Aquaculture
- State Code 18: Constructing or Raising Waterway Barrier Works in Fish Habitats Protection
- State Code 19: Category 3 Levees
- State Code 20: Referable Dams
- State Code 21: Hazardous Chemical Facilities
- State Code 22: Environmentally Relevant Activities
- State Code 23: Wind Farm Development
- State Code 24: Urban Design
- State Code 25: Development in South East Queensland Koala Habitat Areas
A copy of the SDAP Mapping Search is attached to this report. The mapping search indicates that no modules
are applicable to the subject site and therefore the application does not require referral to any state agencies.
3.2 LOCAL GOVERNMENT CONSIDERATIONS
Noosa Plan 2020 is the relevant Planning Scheme for the Local Government Area of the Noosa Shire Council.
This section provides an assessment of the proposal against the applicable Development Codes under the
Planning Scheme.
3.2.1 Zoning
The subject site is included within the Tourist Accommodation Zone of Noosa Plan 2020.
The purpose of the Tourist accommodation zone is to provide for:
(a) shortterm accommodation; and
(b) community uses, and small-scale services, facilities and infrastructure, to support short-term
accommodation and tourist attractions.
3.2.2 Neighbourhood/ Local Plan
The subject site is contained within the Noosa Heads Local Plan area.
3.2.3 Defined Use
The proposal is for Extension to Short Term Accommodation, which is defined under Noosa Plan 2020 as
follows:
“Short Term Accommodation
a) means the use of premises for
i) providing accommodation of less than three (3) consecutive months to tourists or travellers; or
ii) a manager’s residence, office, or recreation facilities for the exclusive use of guests, if the use is
ancillary to the use in subparagraph (i); but
b) does not include a hotel, nature-based tourism, resort complex or tourist park
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Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
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3.2.4 Level of Assessment
The application is seeking approval for Material Change of Use (Development Permit) for the purpose of a Short
Term Accommodation within the and is subject to Impact Assessment.
3.3 GROUNDS FOR APPROVAL
The proposed development is considered appropriate for the site and beneficial to the sites future use. Reasons
that the proposal should be granted approval are as followed:
• The proposed use is consistent with uses in along Hastings Street and is considered appropriate for the site;
• The proposal at hand incorporates high-quality architectural materials and finishes, addressing the
streetscape with a character sensitive design;
• The proposal at hand involves a reduction in carparking demand of the existing site and proposes a use
which will ultimately reduce the demand on the on-street parking of Hastings Street;
• The proposal at hand involves an extension to an existing building and the character of Hastings Street will
not be impacted by the proposal at hand;
• The proposal will retain the existing retail uses on the ground floor and as such will continue to contribute to
the activation of Hastings Street;
• The proposal at hand will not compromise any views and vistas contributing to the setting and character of
the Noosa Heads area;
• The proposal will add to the variety of building styles in the streetscape, contributing to the vibrant
streetscape;
• Sufficient carparking is provided onsite and is able to cater for the demand of the proposed extension. This
carparking is existing on site, associated with the wider Seahaven site;
• The proposal is generally compliant with the provisions of the Noosa Plan 2020.
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Material Change of Use (Development Permit)
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4.0 PLANNING SCHEME ASSESSMENT 4.1 APPLICABLE PLANNING SCHEME CODES The following provides an assessment of the proposal against the relevant Planning Scheme Codes identified above. For details of the proposal, please refer to the Proposal Plans included in the Appendix. • Noosa Heads Local Plan Code; • Tourist Accommodation Zone Code; • Visitor Accommodation Code; • Works Codes; • Acid Sulfate Soils Overlay Code; • Flood Hazard Overlay Code; and • Landslide Hazard Overlay Code. 11 Material Change of Use (Development Permit) Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
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4.1.1 Noosa Heads Local Plan Code
Performance Outcomes Acceptable Outcomes Proposed Solutions
Development in the Noosa Heads Local Plan Area generally (All Zones)
PO1 PO1 Complies
Development enhances the role of No acceptable outcome provided The proposal at hand is for an
Noosa Heads as the principal focus extension to Short Term
for visitor accommodation and Accommodation and will enhance
services in Noosa Shire with high the role of the Noosa Heads as
levels of accessibility to outdoor the principal focus for visitor
recreational pursuits and urban accommodation and more
services. specifically Hastings Street as the
main street.
PO2 PO2 Complies
Development contributes to the No acceptable outcome provided The proposal at hand is for an
lifestyle and amenity of residents of extension to Short Term
Noosa Heads and its surroundings Accommodation and will service
and services coastal communities the needs of tourists and
to the south-east. residents while contributing to the
lifestyle of Noosa Heads.
PO3 AO3.1 AO3.1 Not Applicable
Development contributes to the Development adjacent to a The proposal at hand is not
establishment of attractive gateway or special place or on located adjacent a gateway or
streetscapes to enhance the land identified as a key corner in special place.
character of Noosa Heads. Figure 7.2.5.4 (Noosa Junction
Framework and Character plan)
or Figure 7.2.5.5 (Hastings Street
Framework and Character plan):
1. incorporates architectural
and landscape treatments
which emphasise the corner
location as shown in Figure
AP3-10A and Figure AP3-
10B; and
2. incorporates building
materials such as varied roof
forms, changes in materials
and variations in projected
and recessed elements and
facades.
AO3.2 AO3.2 Complies
Development adjacent to a The proposal at hand is adjacent
primary streetscape treatment to a primary streetscape
area on Figure 7.2.5.4 (Noosa treatment area and will enhance
Junction Framework and and add to the existing
Character plan) or Figure 7.2.5.5 streetscape finishes with the
(Hastings Street Framework and proposed additional storey to the
Character plan) provides existing building.
streetscape improvements which
are appropriate to the location,
setting and context of the
development and complement
existing or proposed streetscape
works in the local area.
AO3.3 Not Applicable
AO3.3 The proposal at hand is not
Development on Key located on a site identified as
Development Sites identified on
Figure 7.2.5.4 (Noosa Junction being a Key Development site.
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Material Change of Use (Development Permit)
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Framework and Character Plan)
incorporates a high standard of
architectural design and
landscape treatment consistent
with the streetscape character.
Editor’s Note— For further guidance and
context in interpreting the Framework and
Character Plans please refer to PSP7 -
Framework and Character Plans.
PO4 AO4 AO4 Not Applicable
The visual amenity and character Development adjacent to the The proposal at hand adjoins
surrounding the major road network major road network, particularly Hastings Street which is not
and entrance roads, is protected Sunshine Beach Road, Eenie considered to be a major road.
and enhances the entrances to Creek Road, Noosa Drive and
Noosa Heads. Noosa Parade incorporates
landscaping that complements the
natural species occurring in the
local area, protects existing
vegetation within the road reserve
and incorporates design elements
that add visual interest to the
streetscape.
PO5 AO5 AO5 Not Applicable
Development retains enhances the Development retains and The proposal is located on a
existing mature trees and character enhances existing mature trees previously developed site and
vegetation contributing to the and character vegetation there is no vegetation on site.
vegetated backdrop, character and contributing to the vegetated Further, the proposal at hand will
habitat values of the local area. backdrop, character and habitat not alter any of the existing street
values of the local plan area, trees.
including:-
1. Noosa National Park and
Weyba Creek conservation
areas;
2. the vegetated hills which
frame Noosa Heads, Laguna
Bay, Noosa Inlet and
Hastings Street;
3. the foreshore areas of the
Noosa River, Lake Weyba,
Weyba Creek and their
associated riparian
communities;
4. Noosa Spit/Noosa Woods;
5. street trees along Hastings
Street;
6. the vegetated drainage lines
through residential estates;
and
7. other character vegetation
where identified in Figure
7.2.5.4 (Noosa Junction
Framework and Character
plan) or Figure 7.2.5.5
(Hastings Street Framework
and Character plan)
PO6 AO6.1 AO6.1-AO6.4 Not Applicable
Development retains significant Development does not intrude The proposal at hand is for the
views and vistas contributing to the upon important gateways and purpose of a Material Change of
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Material Change of Use (Development Permit)
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setting and character of the local sightlines including: Use and will not have any affect
plan area. 1. significant views to the on the existing sightlines or views.
ocean, Noosa River and
coastal lowlands from
streets, beaches and other
public places;
2. the vegetated backdrop of
Noosa Hill as seen from
Noosa Main Beach and the
Hastings Street area;
3. views from Hastings Street
to Main Beach;
4. vistas over Laguna Bay and
to the Noosa National Park
and the vegetation stands
and hills within Little Cove;
5. the scenic view of Noosa
National Park and Weyba
Creek from Cooloola and
Weyba Park Estates; and
6. vistas across Noosa River
from Noosa Sound.
AO6.2
For Noosa Junction Major Centre
and Hastings Street Visitor
Centre, buildings and structures
do not significantly interrupt or
encroach upon key contextual
views as identified on Figure
7.2.5.4 (Noosa Junction
Framework and Character plan)
and Figure 7.2.5.5 (Hastings
Street Framework and Character
plan) and shown in Figure 7.2.5.7,
Figure 7.2.5.8, and Figure
7.2.5.10.
AO6.3
Buildings and other structures
visible from the beach or public
spaces use materials and finishes
that complement the beachside
character and integrate with the
surrounding natural landscape
and skyline vegetation.
AO6.4
Views of building or structures
from the beach are framed or
filtered through vegetation.
Editor's note— Refer to Figure
AP3- 3A
Built Form and Streetscape
PO7 AO7.1 AO7.1-A07.5 Complies
Buildings, structures and Development takes the form of The proposed additional storey is
landscaping is integrated with the small separate buildings rather considered to be consistent with
natural landscape and reflect the than large single bulky buildings, surrounding development and
beachside, riverside or hillside stepping down slopes where does not dominate the
character and setting of the local applicable and not visually streetscape. The proposal
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Material Change of Use (Development Permit)
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plan area in terms of form, dominating the street, beachfront, includes variation through
composition and protection of riverfront, adjacent properties, articulation and incorporates
neighbourhood amenity. surrounding spaces or the balconies for outdoor living. No
existing skyline. vegetation is proposed to be
removed.
AO7.2
Buildings and structures have a
scale and building height
consistent with development on
adjoining and surrounding land.
AO7.3
Buildings and structures preserve
the amenity of adjoining land
including sunlight to neighbouring
properties.
AO7.4
Development respects the scale
of surrounding vegetation and
maximises the opportunity for
retention of existing vegetation
and incorporates soft landscaping
between buildings.
AO7.5
Buildings and structures:
1. incorporate articulated roof
forms which are visible from
the street;
2. incorporate a mix of
lightweight and textured
external building materials or
materials that reflect the
natural environment such as
timber and rock face;
3. provide variation through
articulation, texture and
detailing;
4. incorporate verandahs, open
balconies or shaded patios
for outdoor living, with open,
transparent or semi-open
balustrades;
5. use understated colour
schemes and low-reflective
roofing and cladding
materials.
Editor's note— Refer to Figure AP3-3A
Centres and Services
PO8 PO8 Complies
The Noosa Heads local plan area is No acceptable outcome provided The proposal at hand will not
serviced by the following centres compromise the functioning of the
that provide business, existing centres.
entertainment and community
activities consistent with the Noosa
Shire Centres Hierarchy:
1. Noosa Junction Major centre;
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2. Quamby Place
Neighbourhood centre; and
3. Hastings Street Visitor centre.
PO9 AO9.1 AO9.1-AO9.2 Not Applicable
Noosa Junction is a major activity Development in Noosa Junction is The proposal at hand is not
centre servicing the coastal part of to be generally in accordance with located in the Noosa Junction.
Noosa Shire providing a wide range Figure 7.2.5.4 ( Noosa Junction
of centre activities and employment Framework and Character Plan).
including:
1. retail uses of supermarkets AO9.2
and specialty retail; The redevelopment of the former
2. commercial and professional Bowls site in Noosa Junction
office space; includes the dedication of land
3. creative industries; zoned Recreation and Open
4. education; Space Zone with a minimum area
5. health and wellbeing; of 1,000m2 to be located generally
6. entertainment activities; in accordance with Figure 7.2.5.4
7. small dwellings in mixed-use (Noosa Junction Framework and
format; Character Plan).
8. high quality open space and
public realm; and
9. a transport hub.
PO10 AO10 AO10 Not Applicable
Development reinforces the main Development on Sunshine Beach The proposal at hand is located
street character of Hastings Street, Road between Noosa Drive and on Hastings Street.
Sunshine Beach Road, Arcadia Berrima Row, Arcadia Street, the
Street and the northern side of northern side of Lanyana Way
Lanyana Way with a pedestrian and Hastings Street is attractive,
scale of development and visual vibrant and pedestrian friendly.
linkages to open space and natural
areas such as Noosa National Editor's note— Refer to Figure 7.2.5.6
and Figure 7.2.5.9 for character and built
Park, Noosa Hill and Noosa Main form outcomes for Hastings Street and
Beach and Pinaroo Park. Sunshine Beach Road.
PO11 AO11 AO11 Complies
Development in a Centre zone or Development: The proposal at hand respect the
Tourist Accommodation zone in character of the streetscape and
Hastings Street: 1. respects the layout, scale will not have an adverse impact
1. is sympathetic to the existing (including height and on any adjoining sites.
character, streetscape and setback) and character of
built form; development on adjoining The proposal at hand involves
2. contributes to the variety of sites; appropriate articulation and
low set and walk up building 2. includes detailing and provides a fine scale built form.
styles in the streetscape; articulation for horizontal The proposal retains the existing
3. creates vibrant and active emphasis; ground floor retail tenancies
streets and public spaces; and 3. provides a fine scale of built contributing to the activation of
4. provides integrated and form; the street.
functional car parking and 4. provides active street
access arrangements that do frontages where identified as
not dominate the street. primary active street
frontage on Figure 7.2.5.4
(Noosa Junction Framework
and Character plan) or
Figure 7.2.5.5 (Hastings
Street Framework and
Character plan) that
incorporate shopfronts,
indoor/outdoor cafes and
restaurants and other
activities that are likely to
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foster casual, social and
business interaction for
extended periods. Refer to
Figure AP3-8A for design
outcomes for active
streetscapes.
5. has building openings
overlooking the street and
addressing key corners as
indicated on Figure 7.2.5.4
(Noosa Junction Framework
and Character plan) or
Figure 7.2.5.5 (Hastings
Street Framework and
Character plan) and Figure
AP3-7A; and
6. includes the provision of
landscaping, shaded seating
and consistent and simple
paving materials on
footpaths consistent with the
character of its setting
including where shown as
primary streetscape
treatment area on Figure
7.2.5.4 (Noosa Junction
Framework and Character
plan) or Figure 7.2.5.5
(Hastings Street Framework
and Character plan).
PO12 PO12 Not Applicable
Development in the Neighbourhood No acceptable outcome provided The proposal at hand is not
Centre zone at Quamby Place located at Quamby Place.
provides dining options and lower
order goods and services to
support the day-to-day needs of
residents and visitors.
PO13 AO13.1 AO13.1-AO13.3 Not Applicable
Development is high quality, low Pedestrian pathways in and The proposal at hand is located
rise and pedestrian focussed around Hastings Street are on Hastings Street however, does
reinforcing the character of maintained for pedestrians as the not change any of the pedestrian
Hastings Street as a principal focal priority and business activities or vehicle movement
point for visitors. extending to pathways is limited in arrangements. The proposal does
extent. not decrease the amount of public
open space in or around Hastings
AO13.2 Street.
There is no decrease in the
amount of public open space in or
around Hastings Street.
AO13.3
Vehicular access to Hastings
Street is gained via Noosa Drive
only.
PO14 PO14 Not Applicable
Development within the Community No acceptable outcome provided The proposal at hand is located
Facilities zone contributes to within the Tourist Accommodation
community infrastructure, utilities Zone
and services.
PO15 PO15 Not Applicable
17
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 18
Office and retail businesses in No acceptable outcome provided The proposal at hand is for Short
Noosa Heads are typically of a Term Accommodation.
smaller scale while large floorplate
and land intensive uses including
showrooms, bulky goods and
outdoor sales are more
appropriately located in Noosaville.
Housing Choice
PO16 AO16 AO16 Not Applicable
Residential development within the Residential dwellings within the The proposal at hand is not
Major Centre zone incorporates Major Centre zone: located within the Major Centre
small dwellings that provide long 1. do not exceed a floor area Zone.
term housing for employees and of 100m2; and
students. 2. are part of a mixed-use
development with non-
residential uses at the
ground level.
PO17 AO17 Not Applicable
Sites currently used or approved for No acceptable outcome provided The proposal at hand does not
residential care facilities continue to include residential care facilities
provide such services into the
future.
PO18 A018 Not Applicable
Development in the Low Density No acceptable outcome provided The proposal at hand is not
Residential zone maintains a high located in the Low Density
level of residential amenity for Residential zone
permanent residents.
Visitor Facilities
PO19 PO19 Complies
Development in the Tourist No acceptable outcome provided The proposal at hand is for
Accommodation zone and other additional Short Term
resort complexes provide visitor accommodation supporting Noosa
accommodation into the future to intention to preserve and support
preserve and support the role of the role of Noosa Heads as a
Noosa Heads as a tourism focus tourism focus area.
area.
Noosa River
PO20 No acceptable outcome provided. PO20 Not Applicable
Commercial development on or The proposal at hand is not
adjacent to the Noosa River: located on or adjacent the Noosa
1. provides for uses for marine River.
facility purposes only,
including water transport and
boat hire;
2. is compatible with the scenic
values of the waterway;
3. provides a high level of
amenity, including ensuring
low ambient noise levels;
4. does not increase the overall
scale and intensity of
commercial operations;
5. ensures no net increase in
gross floor area of building
and structures;
6. uses materials, natural
finishes and colours that blend
with the surrounding natural
landscape; and
18
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 19
7. reflects the character and
setting of the waterfront
locality (such as timber and tin
construction with a traditional
pitched roof design).
PO21 AO21.1 AO21.1-AO21.2 Not Applicable
Commercial development on and No additional commercial leases The proposal at hand is not
adjacent to the Noosa River is not are created on or adjacent to the located on or adjacent the Noosa
increased or expanded beyond Noosa River. River.
existing building footprints and
structures within existing lease AO21.2
areas. Development does not increase
the overall building footprint,
gross floor area or height of
buildings or structures associated
with commercial jetties.
PO22 PO22 Not Applicable
The loading and unloading of No acceptable outcome provided. The proposal at hand does not
passengers and boat docking is involve the loading or unloading of
confined to the commercial lease passengers from a boat.
areas of the respective commercial
operation.
Access & Connectivity
PO23 AO23 AO23 Not Applicable
Development integrates with and Development on land including or The proposal is not located
extends the existing street and adjoining a key pedestrian/cycle adjoining a Key Pedestrian or
pathway networks including but not link shown on Figure 7.2.5.4 Cycle Link.
limited to those identified on Figure (Noosa Junction Framework and
7.2.5.4 (Noosa Junction Framework Character plan) and Figure
and Character plan) and Figure 7.2.5.5 (Hastings Street
7.2.5.5 (Hastings Street Framework Framework and Character plan)
and Character plan) such that facilitates these connections.
connections to and between key
local destinations are provided and
reinforced.
PO24 AO24 AO24 Not Applicable
Development of Lot 3 on A link road is constructed to The proposal at hand is not
RP884396, being the former Noosa Council's specifications as part of located on the identified site.
Heads bowls club, provides a new the first stage of re-development
road link connecting Noosa Drive of Lot 3 RP884396 generally in
near Pinnaroo Park to Lanyana accordance with Figure 7.2.5.4
Way to improve local connectivity. (Noosa Junction Framework and
Character Plan) and is dedicated
to Council at no cost.
PO25 PO25 Complies
Development: No acceptable outcome provided The proposal at hand is for a
Material Change of Use for Short
1. avoids the generation of Term Accommodation and is not
excessive traffic or amenity expected to generate any
impacts on Hastings Street, significant amounts of traffic or
Noosa Parade or Noosa Drive; have any adverse impacts on the
2. avoids through traffic on road network.
residential streets;
3. maintains Hastings Street as a
narrow traffic way;
4. minimises the potential for
conflict between pedestrian
and vehicular traffic by
consolidating, rather than
19
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 20
increasing vehicular access
points across footpaths; and
5. ensures car parking does not
dominate the streetscape.
Environment, natural resources and recreation
PO26 AO26 AO26 Not Applicable
Development has no significant Connecting Habitat Areas as The site is not located within a
adverse impacts on biodiversity, identified on Map SFM-4 - Connecting Habitat Area identified
natural vegetation, native fauna Biodiversity (Strategic on Map SFM-4 – Biodiversity
habitat, landscape quality, water Framework) are protected from (Strategic Framework).
quality or cultural heritage values, fragmentation and encroachment
including those related to— by development.
1. changes to natural drainage;
2. disturbance to any wetland
system;
3. management of fire risk;
4. erosion and the transport of
sediments off site;
5. unmanaged public access;
6. changes to fauna habitat and
behaviour.
PO27 AO27 AO27 Not Applicable
Development maintains and Open space corridors identified as The site is not located within an
protects an integrated open space Ecological Linkages and Major identified Open Space Corridor.
network to— Recreation areas on Map SFM-1 -
1. provide passive and active Settlement and Map SFM-4 -
recreational pursuits; Biodiversity (Strategic
2. provide connectivity for Framework) are enhanced and
pedestrians and cyclists; protected from fragmentation and
3. provide habitat connectivity for encroachment by development.
wildlife and fish passage;
4. protect watercourses and
drainage lines;
5. protect vegetation on steep
slopes; and
6. form a scenic backdrop for
residential development.
4.1.2 Tourist Accommodation Zone Code
Performance Outcomes Acceptable Outcomes Proposed Solutions
Role and function
PO1 PO1 Complies
Development provides a focus for No acceptable outcome provided. The proposal at hand is for an
visitor accommodation and a range extension to Short Term
of ancillary retail, food and Accommodation, providing a
beverage and entertainment uses focus on visitor accommodation.
that contribute to the tourism focus
of Noosa Shire.
PO2 AO2 AO2 Complies
Development provides for a range Development provides for one or The proposal at hand is for Short
of visitor accommodation activities more of the following activities Term Accommodation
and non-residential uses which may be in conjunction with
accommodated in mixed-use non-residential uses in a mixed-
buildings, where such activities are use building format:
compatible with and ancillary to the
predominant functions of the zone 1. resort accommodation;
as visitor accommodation. 2. short-term accommodation.
PO3 AO3.1 AO3.1-A03.2 Complies
Business uses are secondary to Businesses offer food and drink The proposal at hand is for Short
20
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 21
accommodation uses and support outlets, small scale retail and Term Accommodation and retains
recreational activities and entertainment activities to the existing uses on the ground
surrounding accommodation residents and visitors. floor, contributing to the activation
facilities without compromising or of the streetscape.
competing with Major Centres or AO3.2
District Centres. Banks, professional offices,
supermarkets, discount
department stores, showrooms,
hardware stores and health care
services do not establish in the
Tourist accommodation zone.
PO4 PO4 Complies
Development fronting Hastings No acceptable outcome provided The proposal at hand is for an
Street, Duke Street and parts of extension to Short Term
Gympie Tce, reinforces the role of Accommodation and is
Noosa Shire as a major coastal considered appropriate for the
tourism destination and visitor location. The existing tenancies
accommodation area, providing a on the ground floor are being
range of small-scale boutique retail retained as part of the application
and outdoor dining experiences at hand.
with accommodation above, and
strong visual and pedestrian
linkages with the beach and Noosa
River foreshore area and nearby
community uses.
Noosaville
PO5 AO5 AO5 Not Applicable
Development is predominantly of a Non-residential uses are limited to The proposal at hand is located
residential nature to accommodate Gympie Terrace, Weyba Road on Hasting Street.
visitors with ancillary uses limited to and Thomas Street, where:
Gympie Terrace, Thomas Street
and Weyba Road. 1. Development has a non-
residential activity
component of no more than
20% of the gross floor area
on the site;
2. Uses on the ground floor
are commercial with uses
above the ground floor
predominately residential;
and
3. For sites not designated as
having a primary active
street frontage as shown on
Figure 7.2.4.4 (Noosaville
Framework and Character
Plan), the number of non-
residential tenancies
developed on a site does not
exceed the rate of one per
12 accommodation units or
dwellings, provided that non-
residential uses with a use
area over 100m² are
calculated as one tenancy
per 100m2 or part thereof.
Hastings Street Mixed Use AO6.1 PO6.1-AO6.2 Complies
Precinct The number of non-residential The proposal at hand is for an
PO6 tenancies developed on a site extension to Short Term
For Hastings Street Mixed Use provides a ratio of at least 20 Accommodation. The proposal
21
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 22
Precinct uses above the ground accommodation units or dwellings provides additional
floor are predominantly of a to one non residential tenancy, accommodation units above
residential nature to accommodate provided that non-residential uses existing ground floor business
visitors. with a use area over 100m² are uses.
calculated as two tenancies.
AO6.2
New non-residential uses are
limited to the ground floor. Refer
to Figure 6.3.4.4 showing the
mixed-use character outcomes for
the Hastings Street Mixed Use
Precinct.
PO7 PO7 Complies
The following sites are protected for No acceptable outcome provided The proposal at hand is located at
the purpose of a resort complex or 9 -11 Hastings Street, Noosa
short-term accommodation to the Heads and is within the Hastings
general exclusion of permanent Street Mixed.
residents:
The proposal represents an
1. located within the Hastings extension to the existing
Street Mixed Use Precinct; Seahaven resort. The proposal at
2. on Lot 1 SP286680, 215 David hand protects the intent of the
Low Way, Peregian Beach; Hastings Street Precinct by
3. all lots on SP151409 and providing for tourist
SP190823, 3-5 Morwong accommodation and retaining the
Drive, Noosa Heads, (Viridian existing retail tenancies on the
Noosa Resort); ground floor.
4. on Lots 10 or 11 SP195871,
3–7 Serenity Close, Noosa
Heads (Settlers Cove resort
site);
5. on Lot 203 SP267424, 94
Noosa Drive, Noosa Heads
(RACV Resort );
6. on Lots 201, 8000 and
common property on
SP290680, 75 Resort Drive,
Noosa Heads (Parkridge
Noosa);
7. on GTP102758, 73 Hilton
Terrace, Noosaville (Ivory
Palms Resort);
8. on SP115731, 3 Hilton
Terrace, Tewantin (Noosa
Lakes Resort);
9. on Lot 2 RP135678, 1 Beach
Road, Noosa North Shore;
10. on Lot 2 SP186169, 30 Beach
Rd, Noosa North Shore;
11. at Lot 500 SP215779, Lot 500
SP186174 or is not any of the
Beach Road Holiday Homes,
90 Beach Road, Noosa North
Shore;
12. Lot 2 on RP865533, 2 Halse
Lane, Noosa Heads (Halse
Lodge).
22
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 23
13. Lot 4 on SP178340 at 61
Noosa Springs Drive, Noosa
Heads.
PO8 PO8 Not Applicable
Lot 1 SP286680, 215 David Low No acceptable outcome provided The proposal at hand is over land
Way, Peregian Beach provides for located at 9-11 Hastings Street,
a diversity of short-term Noosa Heads.
accommodation types, including
low-cost visitor accommodation, to
cater for a range of visitor
accommodation experiences.
Built form
Building Height
PO9 AO9.1 AO9.1-AO9.2 Complies
Buildings and other structures: Buildings and other structures The proposal at hand seeks
have a building height of no more approval for a 3 storey building.
1. are low rise and present a than:
building height consistent with The existing building at 5
structures on adjoining and 1. Noosa Heads– 12 metres Hastings Street, which adjoins the
surrounding premises; with the exception of: proposal at hand, was approved
2. do not visually dominate the 2. with 4 storeys fronting Hastings
street or surrounding areas; 1. Lots 10 and 11 Street, dominating the
3. preserve the amenity of SP195871, Serenity streetscape.
surrounding premises Close where building
including privacy, views and height is no more than The proposal at hand provides a
access to sunlight; 15 metres; and transition back to the typical low-
4. respect the scale of any 2. Lot 3 SP126203, Lot rise built form of Hastings Street.
nearby vegetation, retaining a 203 SP267424, and
vegetated skyline; any lot on SP203415 or The proposal at hand will ensure
5. respond to the topography of SP203417, 94 - 142 to retain the low-scale form of the
the site; Noosa Drive; and Lot 2 streetscape by incorporating
6. have a maximum building on RP865533, 2 Halse appropriate articulation, including
height of: Lane where building curved corners and a mixture of
1. Noosaville– three storeys height is no more than high-quality finishes and materials
and appear no more than 8 metres; and to reduce bulk and scale.
three storeys from any 3. the northern side of
elevation; or Hastings Street: By utilizing the existing design
2. Coastal Communities – 1. within 7 metres of elements of the wider Seahaven
1. Sunshine Beach– the Hastings St site, the proposal is also able to
three storeys ; alignment – tie the building back into the wider
2. Peregian Beach- building height is development and ensure
two storeys; or no more than 6 character is retained.
3. Noosa Heads—three metres;
storeys with the 2. balance area of
exception of: the site – building
1. Lots 10 and 11 height is no more
SP195871, Serenity than 15 metres
Close where a with a 12 metres
maximum height of presentation to the
four storeys is beach; and
permitted; 4. the southern side of
2. Lot 3 SP126203, Hastings Street:
Lot 203 SP267424, 1. within 10 metres
and all lots on of the Hastings St
SP203415 or or Noosa Drive
SP203417, 94 - 142 alignments –
Noosa Drive; and building height of
Lot 2 on RP865533, no more than 6
2 Halse Lane where metres;
a maximum height
23
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 24
of two storeys is 2. balance area of
permitted; the site – building
3. the northern side of height of no more
Hastings Street than 15 metres; or
within 7 metres of 3. Noosaville and Sunshine
the Hastings St Beach – building height of no
alignment – two more than 12 metres; or
storeys; and 4. Noosa North Shore,
balance area of site Peregian Beach, Boreen
four storeys Point and Tewantin– building
excluding where height of no more than 8
fronting the beach metres.
where buildings
have a three storey AO9.2
presentation to the Where excavation is required, the
beach; or maximum portion of the exposed
4. the southern side of external façade of the building
Hastings Street cannot exceed the building height
within 10 metres of in AO9.1
the Hastings St or
Noosa Drive Editor's note—refer to figure AP3-13A
alignments – two
storeys; and Alternative provision to the
balance area of the QDC
site – four storeys;
or
4. Noosa North Shore,
Boreen Point and
Tewantin – two storeys.
Building Scale and Bulk
PO10 PO10 Complies
Development: No acceptable outcome provided The proposal at hand is
considered to be appropriate
1. is of a scale compatible with scale compatible with surrounding
surrounding development and development and does not
the particular circumstances of present an appearance of bulk to
the site; and adjacent properties, roads or
2. does not present an other area.
appearance of bulk to
adjacent properties, roads or
other areas in the vicinity of
the site.
PO11 AO11 AO11 Not Applicable
The maximum site cover does not For a dwelling house, site cover The proposal at hand is not for
exceed: does not exceed 40% of the site the purpose of a dwelling house.
1. 45% in the Hastings Street area.
mixed use precinct ; or
2. 45% where a mixed use Alternative provision to the
development incorporating QDC
non-residential uses with
frontage to:
1. 185-207 Gympie Terrace
or, 235-257 Gympie
Terrace, Noosaville; or
2. Thomas St, Noosaville;
or
3. Duke Street, Sunshine
Beach; or
3. 40% where not listed above.
PO12 AO12.1 AO12.1-AO12.2 Not Applicable
24
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 25
The maximum plot ratio does not For a dwelling house on Noosa The proposal at hand is not for
exceed: North Shore there is no increase the purpose of a dwelling house.
in gross floor area beyond
1. In Noosa Heads – buildings in existence on the date
1. 1.12:1 of the site area if of the commencement of the
in the Hastings Street planning scheme.
mixed use precinct;
2. 1:1 of the site area if on OR
Lots 10 and 11
SP195871, Serenity AO12.2
Close; For a dwelling house in any
3. 0.4:1 of the site area if on locality other than Noosa North
SP190823, SP151409, Shore plot ratio does not exceed
SP174665, Viewland 0.65:1.
Drive;
4. 0.4:1 of the site area if on
Lots 6 and 7 on
SP178340 Resort Drive
being the Noosa Springs;
5. 0.4:1 of the site area if on
Lot 2 on RP865533,
Halse Lane;
6. 0.65:1 of the site area if
on Lot 3 SP126203, Lot
203 SP267424,
SP203417, 94 Noosa
Drive; or
7. 0.65:1 of the site area
where not listed above.
2. In Tewantin and Boreen Point
– 0.65:1 of the site area.
3. In Coastal Communities –
0.65:1 of the site area
excluding Duke Street,
Sunshine Beach where it is
0.8:1 of the site area.
4. In Noosaville:
1. where a mixed use
buildings incorporating
non-residential uses,
0.8:1 of the site area for
properties from 185-207
Gympie Terrace, and
235-257 Gympie Tce, or
with frontage to Thomas
Street Noosaville; or
2. 0.65:1 of the site are
where not listed above.
5. On Noosa North Shore the
gross floor area does not
exceed-
1. for 30 Beach Road,
described as Lot 2
SP186169 - 2770m2;
2. for 90 Beach Road,
described as Lot 500
SP215779 - 3786m2;
3. otherwise - no increase
to gross floor area
beyond buildings in
25
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 26
existence on the date of
the commencement of
the planning scheme.
Setbacks
PO13 AO13.1 PO13 Performance solution
Buildings and other structures are Except where otherwise specified The proposal at hand involves a
designed and sited to: in a local plan code, buildings and third storey which is within 7m of
structures meet the following the front boundary.
1. provide a high level of amenity minimum boundary setbacks:
to users of the subject site and The existing building at 5
adjoining premises, including In the Coastal Communities Hastings Street, which adjoins the
provision of visual and Local Plan Area - West of David proposal at hand, was approved
acoustic privacy; Low Way, Peregian Beach: with 4 storeys fronting Hastings
2. not unreasonably obstruct Street, dominating the
views or cause overlooking of 1. 2 metres from the front streetscape.
private open space or boundary for the ground
habitable areas of adjoining floor; The proposal at hand provides a
premises; 2. 6 metres from the front transition back to the typical low-
3. provide adequate distance boundary for the second rise built form of Hastings Street.
from adjoining land uses; storey; As such, the proposal at hand is
4. preserve existing vegetation 3. 9 metres from the front able to successfully protect the
that will help buffer boundary for the third storey; character of the surrounding area,
development; 4. 3 metres from side maintaining the visual continuity
5. allow for space and boundaries; and pattern of buildings and
landscaping to be provided 5. 6 metres from the rear landscape elements within the
between buildings including boundary for buildings up to street.
adequate area at ground level two storeys; and
for landscaping with trees, 6. 10 metres from the rear The proposal at hand will ensure
shrubs, outdoor living and boundary for the third storey. to retain the low-scale form of the
utilities; streetscape by incorporating
6. be consistent with the In the Coastal Communities appropriate articulation, including
predominant character of the Local Plan Area - Duke Street, curved corners and a mixture of
surrounding area, maintaining Sunshine Beach: high-quality finishes and materials
the visual continuity and to reduce bulk and scale.
pattern of buildings and 1. 0 metres from the front
landscape elements within the boundary for the ground By utilizing the existing design
street; and floor; elements of the wider Seahaven
7. protect the natural character 2. 2m from the front boundary site, the proposal is also able to
and avoid adverse impacts on for the second storey or 0m tie the building back into the wider
ecologically important areas where there is an open development and ensure
such as the beach, Noosa balcony along the entire character is retained.
River, national parks and other frontage at least 2.5m wide;
parklands. 3. 6 metres from the front
boundary for the third storey;
4. 0 metres from side
boundaries for ground and
second storey and 1m for
third storey;
5. 6 metres from the rear
boundary for buildings up to
two storeys; and
6. 10 metres from the rear
boundary for the third storey.
In the Noosa Heads Local Plan
Area (excluding the Hastings
Street Mixed Use Precinct):
26
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 27
1. 6 metres from the front
boundary for up to two
storeys;
2. 10 metres from the front
boundary for the third and
fourth storey;
3. From side boundaries:
4.
1. 1.5 metres setback up
to 4.5 metres height;
2. 2 metres setback
between 4.5 metres -
7.5 metres height; and
3. 2 metres plus 500
millimetres for every 3
metres or part thereof
above 7.5 metres
height;
5. 6 metres from the rear
boundary for up to two
storeys; and
6. 8 metres from the rear
boundary for the third and
fourth storey.
Hastings Street Mixed use
precinct:
The northern side of Hastings
Street:
1. 2 metres, average of 4
metres from the front
boundary to Hastings Street
for the ground floor and
second storey;
2. 7 metres from the front
boundary to Hastings Street
above the second storey;
and
3. 10 metres from the front
boundary to The Parade
(beach).
The southern side of Hastings
Street, west of Noosa Drive:
1. 2 metres, average of 4
metres from the front
boundary to Hastings Street
for the ground floor and
second storey;
2. 10 metres from the front
boundary to Hastings Street
above the second storey;
and
3. 7 metres from front boundary
to Noosa Drive and Noosa
Parade.
The southern side of Hastings
27
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 28
Street, east of Noosa Drive:
1. 2 metres, average 4 metres
from the front boundary to
Hastings Street and Noosa
Drive for the ground floor
and second storey;
2. 10 metres from the front
boundary to Hastings Street
and Noosa Drive above the
second storey; and
3. 6 metres from the front
boundary to Morwong Drive.
In the Boreen Point, Tewantin
and Noosaville Locality:
1. 6 metres from the front
boundary for up to two
storeys and if a mixed use
building this setback area
may contain ramps and
stairs;
2. 10 metres from the front
boundary for the third storey;
3. From side boundaries:
1. 1.5 metres setback up
to 4.5 metres height;
2. 2 metres setback
between 4.5 metres -
7.5 metres height; and
3. 2 metres plus 500
milimetres for every 3
metres or part thereof
above 7.5 metres
height;
4. 6 metres from the rear
boundary for up to two
storeys; and
5. 8 metres from the rear
boundary for the third storey.
Properties fronting 185-207
Gympie Terrace, 235-257
Gympie Tce or properties
facing Thomas Street where a
mixed use building
incorporating a non-residential
use:
1. 6 metres from the front
boundary for up to two
storeys provided that this
setback area may contain
ramps, stairs, open awnings
and unenclosed outdoor
dining areas;
2. 8 metres from the front
boundary for the third storey;
28
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 29
3. 6 metres from the rear
boundary for up to two
storeys;
4. 8 metres from the rear
boundary for the third storey;
and
5. From a side boundary where
adjoining a mixed use
building:
1. 0 metres up to 7.5
metres height; and
2. 2 metres plus 500
milimetres for every 3
metres or part thereof
above 7.5 metres
height.
6. From a side boundary where
not adjoining a mixed use
building:
1. 1.5 metres setback up
to 4.5 metres height;
2. 2 metres setback
between 4.5 metres -
7.5 metres height; and
3. 2 metres plus 500
milimetres for every 3
metres or part thereof
above 7.5 metres
height.
On Noosa North Shore:
The northern side of Beach Road,
east of Maximillian Road: -
1. Frontage – 10 metres
2. Other boundaries – 20
metres
The southern side of Beach Road,
east of Maximillian Road: -
1. Frontage – 20 metres;
2. Other boundaries – 20
metres
AO13.2
Within urban boundaries all
cabins, caravans, recreational
vehicles or tent sites are set back:
(a) 12 metres from the road
frontage; and
(b) 5 metres from any other site
boundary
Alternative provision to the
QDC
Design
Streetscape
PO14 AO14.1 AO14.1 Complies
Development: Building design incorporates The proposal at hand
29
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 30
design elements to add visual incorporates visual interest design
1. incorporates a high standard interest and amenity (such as elements such as balconies
of architectural and windows, sun shading devices, addressing Hastings Street and
landscaping design and balconies, varying railing varied use of appropriate building
creates attractive and treatments or a change of building materials and finishes.
functional buildings, streets material).
and places.
2. addresses and enhances the Editor's note— refer to figure
streetscape by incorporating 6.3.2.4 and figure 6.3.2.5
articulation and individual
design elements that add AO14.2 AO14.2 Complies
visual interest to the Development on site has the main The proposal at hand retains the
development; pedestrian entrance easily existing pedestrian entrances.
3. provides non-discriminatory recognisable from the street.
access where floor levels are
raised to meet flood immunity; AO14.3 AO14.3 Not Applicable
4. enables direct visual Where fronting Gympie Terrace or The proposal is located on
connection between the street, Thomas Street spaces between Hastings Street and does not front
footpath and interior of the the building and the road reserve Gympie Terrace or Thomas
building where located on is not used for car parking or Street.
Hastings Street, Gympie vehicular manoeuvring.
Terrace or Thomas Street;
5. makes the most of corner sites AO14.4 AO14.4 Not Applicable
by addressing both frontages; Where floor levels are raised to Ground level is already
6. has a form and architectural accommodate flooding or development, the proposal
scale that does not dominate projected sea level rise the involves additional 2nd and 3rd
the streetscape or the building design must be designed storeys.
surrounding properties; to engage with the footpath by
7. does not detract from the having an external terrace within
visual amenity of adjoining the front setback area that is set
properties such as the impact at an intermediate level between
on views, access to sunlight or the footpath and the main ground
overlooking; floor that is suitable for outdoor
8. takes the form of small trading, dining, seating or display
separate buildings, rather than of goods. An example is shown in
large single bulky Figure 6.3.4.5
development;
9. sits within a landscaped AO14.5 AO14.5 Not Applicable
setting; and Development on corner sites The proposal at hand is not
10. visually screens site utilities or address both streets by including situated on the corner.
integrates them with the openings, balconies and
design of the development. architectural features to both
frontages. Figure AP3-7A shows
corner treatment for buildings
requiring active street frontages
such as Hastings Street, Thomas
Street and Gympie Terrace.
AO14.6 AO14.6
Development consists of small The proposal at hand retains the
separate buildings rather than existing buildings width and no
large bulky buildings with no more further buildings are proposed.
than six units attached in one
plane.
AO14.7 AO14.7
Buildings incorporate both vertical The proposal at hand involves
and horizontal articulation such appropriate articulation.
that no unbroken elevation is
longer than 15 metres without a
30
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 31
change in plane of at least 750
millimetres.
AO14.8 AO14.8 Complies
Subtle changes in colours, The proposal at hand
textures and materials are used to incorporates a variety of building
break up the building facades and materials used to break up the
complement the natural building facades and complement
environment. the natural environment.
AO14.9 AO14.9 Not Applicable
On site development incorporates The proposal at hand forms part
landscaping in front building of an existing building as such no
setback areas and footpath areas change to existing landscaping is
that is in character with existing or proposed.
planned streetscape themes.
Editor's note—refer to figure
AP3-5A for example of landscape
treatments.
AO14.10 AO14.10 Complies
Waste storage areas, clothes Waste storage areas, clothes
drying areas, letter boxes, drying areas will be screened
detached carports and external appropriately and will not be
storage areas are sited and visible.
designed to complement the
architecture and landscaping of
the site.
AO14.11 AO14.11 Not Applicable
For a dwelling house, The proposal is for Short Term
development provides visual Accommodation.
interest to the street and the
surrounding area through:
1. limiting the vertical distance
between the ground and the
lowest suspended floor to no
more than 3 metres;
2. limiting the length of any
external wall in one plane to
15 metres; and
3. ensuring each external wall
includes at least two design
elements such as
verandahs, external stairs,
window openings, awnings
or porches.
PO15 AO15.1 AO15.1 Not Applicable
Development with frontage to Development ensures that the The proposal at hand will not alter
Hastings Street Noosa Heads, ground storey level of a premise the existing buildings ground floor.
Gympie Terrace Noosaville or Duke on a site:
Street Sunshine Beach, presents a
particularly high quality streetscape 1. provides a fine scale built
with design elements and building form;
forms that: 2. incorporates shopfronts with
at least 50% transparent
1. contribute to the creation of an glazing to provide pedestrian
attractive, contemporary
31
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 32
coastal built form that defines interest and promote active
rather than dominates, the street fronts;
street and public spaces; 3. has building openings
2. provide a pedestrian friendly overlooking the street;
facade and incorporates 4. incorporates indoor/outdoor
activities located at ground food and drink outlets and
level to create a vibrant other activities that are likely
streetscape with high levels of to foster casual, social and
activity and casual business interaction built to
surveillance; and the boundary of the active
3. incorporates dense street street frontage; and
planting and a variety of 5. includes the provision of
alfresco dining or sitting areas landscaping, shaded seating
serving as local meeting and consistent footpath
places treatment that conforms to
the wider existing or planned
streetscape theme.
Car parking and access
PO16 AO16.1 AO16.1 Complies
On site car parking: On site car parking is not located The proposal at hand will not alter
between the building and the road the existing carparking
1. does not detract from people reserve; arrangements on site.
dominated streetscape;
2. is generally screened from the or The existing retail tenancies on
street to avoid visually the first floor (the tenancies being
dominating the streetscape; AO16.2 converted to Short Term
3. is accessed via a single Where not located on Hastings Accommodation) of the building at
ingress and egress point; and Street Noosa Heads, Gympie 9 Hastings Street (Lot 4 on
4. is accessed via a secondary Terrace Noosaville, or Duke RP893438) have an approximate
road where possible to Street Sunshine Beach,
GFA of 300m2. As per the above
minimise driveways on uncovered spaces may be located
rates, the existing retail on the
Gympie Terrace, Hastings in front of the building providing
Street and Duke Street. they are separated from the road first floor requires 15 carparking
reserve by a 2 metre wide spaces.
landscaped buffer.
The proposal at hand involves 4
AO16.3 new units and as per the
No additional vehicle access ways carparking rates of the Driveways
are created: and Parking Code, would be
required to provide 5 carparking
1. on the north-western side of spaces. This represents a
Duke Street, between significant reduction in carparking
Douglas Street and Bryant demand for the site when
Street, Sunshine Beach
comparing the demand of the
2. on Hastings Street, west of
Noosa Drive, Noosa Heads; proposal at hand to the existing
3. on Gympie Terrace, between first floor uses.
The Cockleshell and Weyba
Road, Noosaville. The wider Seahaven site can
easily cater for the demand of 4
extra units with the existing
parking provided on site. It is
considered that the proposal at
hand is not required to provide
any further carparking to meet
peak demand. As opposed to the
existing shops on level 1, the
proposal at hand will not result in
any off-site carparking,
32
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 33
significantly reducing the demand
of on-street carparking (being a
major issue on Hastings Street).
Basements
PO17 AO17 AO17 Not Applicable
Basements: Basements: The proposal at hand does not
1. visually integrate with the involve a basement.
building; 1. are limited to one access a
2. do not dominate the street or maximum of 6 metres wide;
building design; and
3. area screened through 2. do not encroach into building
landscaping; and setback areas.
4. do not present as a storey to
the street. Editor's Note— refer to figure
6.9.2
Front fences and walls
PO18 AO18.1 AO18.1-AO18.4 Not Applicable
Front fences and walls are Front fences or walls are set back The proposal at hand does not
designed and sited to: an average of 1 metre and are involve any front fences or walls.
articulated to provide visual
1. contribute to the attractiveness interest by stepping the design at
of the streetscape; a maximum of 5 metre intervals.
2. be compatible with the existing
streetscape character; AO18.2
3. avoid interference with Where located on the boundary:
movement of surface
stormwater; 1. the solid portion of front
4. allow for casual surveillance of fences and walls is no more
the street; than 1.2 metres high; or
5. provide planting in front of 2. the walls contain openings or
solid fences and walls; and materials that ensure it is
6. ensure plantings between the 50% transparent and has a
front fence and the footpath height not exceeding 1.8
does not create an metres.
impediment for pedestrians
using the footpath. AO18.3
Solid front fences and walls may
be 1.8 metres in height if the
property has frontage to an
arterial road or a distributor road.
AO18.4
The area of land between the
front fence and the boundary is
landscaped to screen the fence
from the street, however,
landscaping does not encroach
more than 500 millimetres into the
road reserve or within 1.5 metres
of a sealed footpath.
Editor's note—refer to figure
AP3-4A and figure AP3-4B
PO19 AO19 AO19 Not Applicable
To the northern side of Hastings Fences between buildings and the The proposal at hand does not
Street, fences between buildings beach: involves any fences.
and The Parade (Noosa Main
Beach) are designed and sited to 1. are no more than 1.5 metres
be sympathetic to the scenic in height;
33
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 34
amenity of the beachfront and do 2. are setback 500 millimetres
not degrade the beachfront from the property boundary;
character. and
3. are of glass construction or
where a solid construction,
are of colours and finishes
that blend with the natural
landscape and are screened
by vegetation between the
fence and the property
boundary.
Editor's note—refer to Figure
AP3-14A for design outcomes
along Noosa parade (Boardwalk)
Roof form
PO20 AO20.1 AO20.1 Not Applicable
Roof forms: The main roof of the building has The proposal at hand is within the
a roof pitch no less than 5 Noosa Heads Local Plan
1. contribute positively to the degrees and has minimum 600
local skyline; millimetre eaves to at least 75%
2. complement the character of of the perimeter of the building
the locality and the topography excluding where located in:
of the site; 1. the Coastal Communities
3. avoid box profiles/parapets; local plan area; or
and 2. the Noosa Heads local plan
4. do not create opportunities for area.
overlooking the private open
space or internal spaces of AO20.2 AO20.2 Complies
neighbourhood properties. Development does not include The proposal does not include
roof top terraces. roof top terraces
AO20.3 AO20.3 Complies
The total width of any parapet wall The proposal at hand will not
does not exceed 50% of the width involve any parapet walls.
of the front facade of a building.
Safety and amenity
PO21 AO21.1 AO21.1 Complies
Development ensures that the Buildings and structures: The proposal at hand minimises
design of the development and the likelihood of overlooking the
operation of uses; 1. are sited and orientated to private open space of adjacent
minimise the likelihood of residential uses and is unlikely to
1. provide a high level of amenity overlooking the private open compromise sunlight exposure.
to users of the subject site; space of adjacent residential
and uses; The proposed units are situated
2. do not unreasonably impact 2. avoid reduction of sunlight to on 2nd and 3rd floors and do not
on the amenity enjoyed by at least 40% of the private require fencing, landscaping or
users of adjoining or nearby open space areas of any screening.
premises, including privacy adjoining residences to less
and access to sunlight. than 2 hours between
9:00am and 3:00pm on any
Editor's note—Provisions for sill day of the year;
height, glazing, screening and 3. incorporate fencing,
window openings are to improve landscaping and screening
the residential amenity for to mitigate impacts on
occupants. Thermal performance adjoining residential uses.
requirements are contained in Editor's note—refer to figure
Queensland Development Code AP3-1A and figure AP3-2A
MP4.1 Sustainable Buildings.
Energy efficiency requirements are AO21.2 AO21.2 Complies
34
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
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contained in the National Dwellings and visitor The proposed Short Term
Construction Code. accommodation units established Accommodation will incorporate
as part of a mixed-use suitable noise attenuation
development incorporate suitable measures to reduce amenity
noise attenuation measures to impacts from ground floor
reduce amenity impacts from businesses and surrounding
business or entertainment uses. entertainment uses
AO21.3 AO21.3 Complies
Transparent doors and windows Transparent doors and windows
are designed and located so they do not directly face transparent
do not directly face transparent doors or windows or the private
doors or windows or the private open space areas of other
open space areas of other dwellings or accommodation.
dwellings or accommodation units
within 10 metres;
AO21.4 AO21.4
Where windows, balconies, The proposal at hand provides
terraces, verandahs or decks appropriate screening, in
overlook or have the potential to accordance with the relevant
overlook the private open space provisions.
of nearby properties or view into
habitable room windows within 10
metres—
1. windows have a sill height of
not less than 1.7 metres
above finished floor level;
2. windows and other openings
are permanently screened to
a minimum height of 1.7
metres to avoid overlooking;
3. windows and doors use
translucent glazing to
obscure views; or
4. windows or balconies are
offset by 45 degrees or
more.
Editor's note—refer to figure
AP3-1C
AO21.5 AO21.5
Screens, pergolas, landscaping The proposal at hand provides
and architectural design of appropriate screening, in
balconies are used to screen the accordance with the relevant
ground floor private open space of provisions.
dwellings from separate upper-
level dwellings.
AO21.6 A021.6
Permanently fixed external The proposal at hand provides
screening devices complement appropriate screening, in
the building's external materials accordance with the relevant
and finishes and may incorporate provisions.
solid translucent screens,
shutters, perforated panels or
trellises which have a maximum
of 50% openings.
35
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
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Editor's note—refer to figure
AP3-1B
PO22 AO22.1 AO22.1-AO22.4 Not Applicable
Development, including mechanical Communal outdoor recreational The proposal at hand does not
plant, vehicle manoeuvring, facilities including swimming involve an outdoor recreational
commercial kitchens, and pools, spas and sports courts are: facilities or sports court.
communal outdoor recreation uses:
1. setback at least 12 metres
1. do not have an adverse effect from the boundary of land in
on the amenity enjoyed by the Low Density Residential
users of adjacent or nearby Zone, Meduim Density
premises through emission of Residential Zone or High
noise, light, fumes or smoke; Density Residential Zone
2. do not cause unreasonable and screened by a 5 metre
disturbance to local fauna wide buffer densely planted
through light or smoke with trees and shrubs
emissions. including species from 1
metre to 8 metres in height;
or
2. located internally to the
arrangement of buildings on
the site; and
3. not used between the hours
of 9:00pm and 6:30am the
following day
AO22.2
For a lit sports court:
1. the court is located at least
60 metres from the external
wall of an existing or
approved dwelling on
adjoining or nearby premises
(as measured from the
centre line of the court); and
2. the vertical illumination
resulting from direct,
reflected or other incidental
light emanating from the site
does not exceed 8 lux when
measured at any point 1.5
metres outside the boundary
and at any level from ground
level upward; and
3. any floodlighting is restricted
to the types that give no
upward component of light
where mounted horizontally
(i.e. a full cut off luminare).
AO22.3
Outdoor or semi-enclosed
common areas used for serving or
drinking alcohol, or designated
outdoor smoking areas are:
1. setback at least 15 metres
from the boundary of land in
36
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 37
a Low Density Residential
Zone, Medium Density
Residential Zone or High
Density Residential Zone
and screened by a 5 metre
wide buffer densely planted
with trees and shrubs
including species from 1
metre to 8 metres in height;
or
2. located internally to the
arrangement of buildings on
the site.
AO22.4
Mechanical plant is:
1. located at least 2 metres
from side or rear property
boundaries;
2. where located at ground
level, screened by fencing
1.5 metres in height or
dense vegetation of at least
1.5 metres in width
incorporating grouped trees
and shrubs with a maximum
separation distance of 1
metre measured from the
centre of the plant;
3. where located above ground
level, enclosed or screened
such that it is not visible from
the street frontage nor
adjoining properties; and
4. visually integrated into the
line and plane of the building
and roof design and does
not project beyond the height
or width of the building when
viewed from the street and
adjoining properties.
Editor’s Note— Mechanical plant
includes generators, motors,
compressors and pumps such as
air-conditioning or pool
equipment.
PO23 AO23.1 AO23.1-AO23.2 Complies
On site car parking areas are Car parking spaces are The proposal at hand does not
accessible to residents, customers, accessible to residents, involve any changes to existing
and staff during business hours. customers and staff during carparking arrangements.
business hours with security
gating only operational for
business uses outside of business
hours.
PO23.2
Sufficient car parking spaces are
allocated to resident guests and
37
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 38
guests are not competing with
customers or patrons for parking
spaces.
Environment, heritage and scenic amenity
PO24 AO24.1 AO24.1-AO24.3 Not Applicable
Development: Cut or fill is less than 1.5 metres The proposal at hand does not
in depth relative to the ground involve cut or fill and will not result
1. does not impact on landscape level. in sediment or other material
amenity; including building materials or
2. has minimal impact on the AO24.2 waste products being deposited
natural landform of the site; Development does not result in or released into the road reserve,
3. does not lead to erosion or the sediment or other material stormwater drain or adjacent
transport of sediments off site; including building materials or properties.
and waste products being deposited
4. does not lead to the or released into the road reserve, The proposal at hand is also not
disturbance of natural stormwater drain or adjacent on a heritage site and does not
features, buildings or properties. adjoin a site identified as a local
structures of cultural heritage heritage place.
significance. AO24.3
Development on a site adjoining a
local heritage place respects the
cultural heritage significance of
the place by mitigating any
adverse impacts on the setting or
integrity of the heritage values.
Editor’s Note—Local heritage places are
identified on the Heritage and Character
Areas Overlay maps in Schedule 2.
PO25 AO25.1 AO25.1-AO25.3 Complies
Development on sloping sites: Buildings and structures are not The proposal at hand forms part
1. is visually responsive to the constructed on land with a slope of an existing building and is not
natural topography and sits greater than 25% to protect proposed to be constructed on
within the landscape rather scenic amenity and other land with a slope greater than
than dominating it; and landscape qualities. 25%. The distance between the
2. steps down slopes or uses ground level and the lowest part
suspended floor construction, AO25.2 of the floor of the building does
minimising cut and fill and On sloping sites, split-level not exceed 3 metres.
avoiding benching of the site. buildings, with small floorplates,
that step down the slope are used
as an alternative to slab on
ground construction to minimise
building bulk and benching of the
sites.
Editor's note- Refer to Figure
6.9.1A and Figure 6.9.1B
AO25.3
The distance between the ground
level and the lowest part of the
floor of the building does not
exceed 3 metres.
Earthworks and drainage
PO26 AO26 AO26 Not Applicable
Filling and excavation for Filling and excavation for No Filing or excavation is
operational works do not directly, operation works are designed and proposed.
indirectly or cumulatively cause constructed to ensure overland
adverse impacts external to the flow and/or flooding is not
development site by: worsened, impeded, or otherwise
38
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
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diverted to adversely affect other
1. causing ponding of water on properties or downstream
the site or nearby land; environments.
2. increasing flooding, which
adversely affects the safety or
use of any land upstream or
downstream; or
3. adversely affecting the flow of
water in any overland flow
path.
4.1.3 Visitor Accommodation Code
Performance Outcomes Acceptable Outcomes Proposed Solutions
All Visitor Accommodation
Location
PO1 AO1.1 AO1 – 1.2 Complies
Visitor accommodation is located Visitor accommodation is not The proposed visitor
such that it avoids conflicts with located within: accommodation is situated on
nearby land uses. a) 150 metres of land within the Hastings street.
Low impact industry zone;
b) 200 metres of land within the
Medium impact industry
zone;
c) the designated separation
area of a Key Resource
Area;
d) 250 metres of an intensive
animal industry, intensive
horticulture use or rural
industry; or
e) 100 metres of agricultural
operations on adjoining
Premises
AO1.2
Visitor accommodation is not
within 100 metres of an
educational establishment or
childcare centre
PO2 AO2.1 PO2 Complies
Development is located on a site Within the urban boundaries, the The proposal is situated on a site
with an area sufficient to site of a tourist park has a adjacent to existing visitor
accommodate the use without minimum area of 8,000m². accommodation uses.
detracting from the character and
amenity of the local area. AO2.2
In the Rural zone the site used for
a tourist park has a minimum area
of 10 hectares.
AO2.3
In the Rural zone or Rural
Residential zone the site used for
Nature-based tourism or
short-term accommodation has a
minimum area of 4 hectares.
PO3 PO3 Complies
Development has a scale and No acceptable outcome provided The proposal is compatible with
density that is compatible with the the intent of the Tourist
intent of the zone and the preferred Accommodation zone, and
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Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 40
character for the local area in which maintains the scale and character
it is located. of the existing streetscape
PO4 AO4.1 AO4.1 Not Applicable
Visitor accommodation is located Accommodation adjacent to or The proposal at hand is not within
such that it preserves the safety of within 50 metres of an existing 50m of an existing substation
guests and does not impact on the electricity substation incorporates
function of infrastructure noise attenuation measures to
Including: mitigate noise impacts.
a) the major road network;
b) the North Coast railway line; AO4.2 AO4.2 Complies
c) existing and future electricity Buildings and structures No construction of buildings is
supply infrastructure; and (including swimming pools, sheds, proposed under overhead
d) water supply and waste tennis courts and outbuildings) electricity transmission lines, or
water treatment are not constructed under within electricity easements.
overhead electricity transmission
lines, or within electricity
easements.
AO4.3 AO4.3 Not Applicable
Accommodation The proposal at hand is not within
a) within a designated the designated transport noise
transport noise corridor; or corridor or within 100 metres of an
b) within 100 metres of an existing electricity substation.
existing electricity
substation—
i) incorporates noise
attenuation measures
to mitigate noise
impacts and;
ii) guests are not
accommodated in
lightweight shelters
(such as tents, yurts,
recreational vehicles,
or relocatable
dwellings).
AO4.4 AO4.4 Complies
Accommodation within a water No clearing of vegetation or
catchment area relies on minimal earthworks are proposed.
clearing of natural vegetation,
earthworks, and movement of
sediments or nutrients from the
site and any on-site disposal of
effluent is to a secondary
treatment standard.
AO4.5 AO4.5 Complies
Accommodation does not occur Proposed Accommodation is not
within 400 metres of a sewerage within 400 metres of a sewerage
treatment plant. treatment plant.
PO5 PO5 Not Applicable
Walkways, carparks and publicly Proposal at hand is for extension
accessible facilities, including No acceptable outcome provided of Short Term accommodation –
toilets, and bicycle racks are these facilities are already
located and designed to allow existing
casual surveillance by other
persons.
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Material Change of Use (Development Permit)
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PO6 No acceptable outcome provided PO6 Not Applicable
Pathways allow clear sightlines in Proposal at hand is for extension
all directions. of Short Term accommodation –
these facilities are already
existing.
PO7 No acceptable outcome provided PO7 Complies
Adequate lighting is provided to Proposal at hand is for extension
building entrances, carparks and of Short Term accommodation –
pedestrian routes these facilities are already
existing
PO8 AO8.1 AO8.1 Complies
Buildings and outdoor spaces are For accommodation consisting of Proposed units will be run and
designed to allow for natural multiple lettable tenancies the operated from the adjoining
surveillance without adversely office or reception area: existing hotel.
impacting the privacy of guests or
neighbouring premises. a) is located at the front of the
site or is easily identified
from the street; and
b) enables surveillance of entry
points
AO8.2 AO8.2 Complies
The entry points to Entry to units from external stairs
accommodation are clearly accessible from ground floor
identifiable and accessible from amenities
the car parking areas and
pathways without passing through
private open space areas.
AO8.3 AO8.3 Complies
Accommodation is sited so as not Proposal at hand does not
to overlook the living areas of overlook the living areas of
neighbouring premises. neighbouring premises
Landscaping AO9.1 AO9.1-AO9.2 Not Applicable
PO9 Within urban boundary a The proposal at hand does not
Adequate landscaped area: minimum of 30% of the site, involve any changes to the
a) is provided for the benefit inclusive of any buffer or setback existing landscaping on the
of guests; areas, is developed and ground floor.
b) contributes to establishing maintained as landscaped area
an attractive and safe for the benefit of occupants,
streetscape; and excluding mixed
c) protects the amenity and use buildings with non-residential
privacy of adjoining uses fronting Gympie Terrace or
residents. Thomas Street Noosaville, or
Duke Street, Sunshine Beach
where a minimum of 10% is
required.
AO9.2
A landscaped area is provided
and maintained within the site for
a minimum width of:
a) for a mixed use building
with non-residential uses
fronting Gympie Terrace or
Thomas Street, Noosaville:
i) 1 metre adjacent to a
road frontage; and
ii) 2 metres adjacent to
the rear property
41
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 42
boundary; or
b) for a mixed use building
with non-residential uses
fronting Duke St, Sunshine
Beach:
i) 2 metres to the rear
property boundary; or
c) unless otherwise specified
above:
i) 3 metres adjacent to
a road frontage; and
ii) 2 metres adjacent to
side and rear property
boundaries.
Vehicles AO10 AO10 Not Applicable
PO10 Where adjoining properties in the Proposal is within the Tourist
The operation of visitor Low Density Residential or Accommodation Zone.
accommodation avoids the parking Medium Density Residential
of buses within low level residential zones and located on a local road
streets. as defined on the road network
hierarchy, the use does not
involve parking of buses including
4WD buses, exceeding either a
20 seat capacity or 8 tonne gross
vehicle mass on or around the
site.
PO11 AO11.1 AO11.1 Not Applicable
Safe vehicular access is provided Visitor Accommodation is directly The proposal does not involve
to and from the site without accessible from a sealed road or any changes to existing access.
adversely impacting on the safety a good standard gravelled road.
of the road network
AO11.2 AO11.2 Not Applicable
Visitor accommodation does not The proposal does not involve
gain direct access from part of the any changes to existing access.
major road network which has a
legal speed limit of 90 kilometres
per hour or above.
AO11.3 AO11.3 Not Applicable
Where: The proposal does not involve
any changes to existing access.
a) the site gains access from
part of the major road
network;
or
b) more than 10 guests are
accommodated—
vehicle manoeuvring areas are
provided on site such that
vehicles enter and leave the site
in a forward gear.
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PO12 AO12.1 AO12.1 Not Applicable
Sufficient on-site car parking is Visitor car parking spaces are: The proposal does not involve
provided to accommodate the a) accessible at all times; any changes to existing access or
number and type of vehicles likely b) not located behind locked carparking arrangements.
to be generated by the visitor gates; and
accommodation having regard to c) not located in tandem with
the number of guests, staff or a garage or other car
visitors. parking space
AO12.2 AO12.2 Not Applicable
Short term parking is provided The proposal does not involve
near the office to allow for any changes to existing access or
check-in and check-out. parking arrangements.
PO13 AO13.1 AO13.1-AO13.2 Not Applicable
Visitor accommodation is provided Visitor accommodation is: The proposal at hand does not
with a level of infrastructure involve any changes to the
and services that: a) connected to the reticulated existing servicing arrangements.
d) is appropriate to its location sewer infrastructure network; Appropriate connections will be
and setting; or made to the new units.
e) maintains environmental and b) where not located in a
public health; and sewered area, the premises
f) is commensurate with the are connected to an onsite
needs of users. effluent treatment and
disposal system.
AO13.2
Visitor accommodation is:
a) connected to the
reticulated water supply
infrastructure network; or
b) where reticulated water
supply is not available,
provided with an
alternative drinking water
supply source (e.g.
rainwater) that complies
with the Australian
Drinking Water
Guidelines
(NHMRC,2011)
Tourist Parks (including camping grounds)
AO14.1-AO19.3 Not Applicable
The proposal at hand is not for a Tourist Park
Nature Based Tourism
AO20.1-AO21.2 Not Applicable
The proposal at hand is not for Nature Based Tourism
Short Term Accomodation
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Material Change of Use (Development Permit)
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PO22 PO22
Except where in the form of a No acceptable outcome provided All units are equipped with a
serviced apartment or hotel room sufficient kitchen and dining
the short term accommodation use space with additional room to
is provided with sufficient kitchen, accommodate laundering needs.
dining, laundry and common room
facilities to accommodate the needs
of visitors and resident staff.
PO23 AO23.1 AO23.1 Complies
In mixed use developments, Mixed use building formats The proposal at hand has safe
buildings are designed and uses ensure: and well lit pedestrian access to
operated to ensure resident guests: a) separate identifiable, well lit building entries and areas which
a) are not unduly impacted by and safe pedestrian access are not accessible by the ground
business or entertainment to building entries and floor business units.
activities; units;
b) are afforded a high level of b) private accommodation
privacy and security; and residential spaces are
c) have access to a clearly defined by using
reasonable level of private features such as low walls,
outdoor living space. changes in surface texture
or other landscape
treatments; and
c) business or entertainment
customers and patrons do
not have access to areas
that are intended for the
exclusive use of resident
guests.
AO23.2 AO23.2 Complies
Accommodation units are All proposed units have balconies
provided with private open space accessible from living areas that
or a balcony directly accessible have minimum 6m2 area and 2m
from a habitable room that: dimension and does not contain
a) is a minimum area of 6m²; air conditioning units.
b) has a minimum
dimension of 2 metres;
and
c) does not accommodate
air conditioning units.
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Material Change of Use (Development Permit)
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PO24 AO24.1 AO24.1 Complies
Development facilitates the security Walkways, car parks and publicly The proposal at hand
of people and property having accessible facilities, including appropriately incorporates
regard to: toilets, and bicycle racks are elements of CPTED and allows
a) opportunities for casual located and designed to allow for casual surveillance where
surveillance and sight lines; casual surveillance by other possible.
b) exterior building design that persons.
promotes safety;
c) adequate lighting; AO24.2 AO24.2 Complies
d) appropriate signage and Pathways allow clear sightlines in Clear sightlines will not be
wayfinding; and all directions compromised by the proposal at
e) building entrances, loading hand.
and storage areas that are AO24.3 AO24.3 Complies
well lit and lockable after Adequate lighting is provided to The proposal at hand involves
hours. building entrances, car parks and appropriate lighting in accordance
pedestrian routes. with the relevant provisions.
AO24.4 AO24.4 Complies
The property, including service Appropriate security is
areas can be secured at night incorporated into the proposed
time. design and the property can be
appropriately secured at night.
PO25 No acceptable outcome provided AO24.1 Complies
Short term accommodation in a The proposal at hand will not
single dwelling is limited to formats result in any adverse impacts on
compatible with the character and surrounding residential lots.
use of the area so as not to cause
unreasonable loss of residential
amenity, having regard to:
a) the privacy of residents on
the subject property or
adjoining properties;
b) any likely increase in noise
to adjoining properties;
c) the scale of the use and its
compatibility with the
character and uses within
the property or surrounding
area;
d) retention of the primary
residential function of an
area;
e) the impact on the safety
and efficiency of the local
road network;
f) the impact of waste storage
areas on the visual amenity
of the area or sensitive land
uses; and
g) any impact on shared
vehicular access or
parking.
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4.1.3 Driveways and Parking Code
Performance outcomes Acceptable Outcomes Proposed Solutions
Assessable development
Driveways
PO1 AO1.1 AO1.1-AO1.3 Not Applicable
Vehicular access does not adversely Vehicular access is located and The proposal at hand will not alter
impact on safety, capacity and designed in accordance with the the existing access arrangements.
operations of the existing or planned current Australian Standards for
road network, cycleways or Parking Facilities.
pedestrian pathway systems
AO1.2
Only one footpath crossing is
provided.
Editor’s Note— Justification for
additional driveways may need to
be supported by a detailed Traffic
Study.
AO1.3
Driveways, have a maximum
grade in accordance with
Council’s standard requirements.
PO2 AO2.1 AO2.1-AO2.2 Not Applicable
Driveways and crossovers Design and construction of The proposal at hand does not
driveways, including across the involve any changes to the existing
1. are suitable and safe for their footpath, is in accordance crossover or footpath.
intended use; and with Council Standard
2. match Council infrastructure. Drawings as appropriate for the
particular type of development as
annotated on the drawings.
AO2.2
The change of grades in
driveways and ramps is in
accordance with Council’s
Standard Drawings.
PO3 AO3.1 AO3.1-AO3.2
The number of driveways across Design of multi-tenanted The proposal at hand does not
pedestrian footpaths is minimised. developments include shared involve any changes to the existing
driveways and parking areas. crossover or footpath.
AO3.2
Driveways are located so they
abut existing driveways of
adjoining development where
practicable and reciprocal
easements are created to reduce
the sealed driveway width.
PO4 AO4 AO4 Not Applicable
Vehicular access does not adversely Footpath and kerb crossings are The proposal at hand does not
impact on the capacity, operations located clear of existing involve any new kerb crossing.
and maintenance of the existing stormwater inlet structures, water
infrastructure. and sewerage infrastructure
fittings, any other exiting utility
infrastructure, existing
landscaping and vegetation.
PO5 AO5 AO5 Not Applicable
Vehicular access does not adversely Vehicular access avoids The proposal at hand does not
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Material Change of Use (Development Permit)
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impact on the health and integrity of disturbance to the tree protection involve a new vehicular access.
existing landscaping or zone of trees on public land.
native vegetation, where possible.
Assessable development
Parking and manoeuvring
PO6 AO6.1 AO6.1-AO6.2 Performance
Sufficient parking The number of car parking Solution
spaces, motor cycle spaces, The proposal at hand does not
1. is provided having regard to the bicycle spaces and loading bays involve any changes to the existing
specifics of the use including— is not less than the minimum carparking arrangements.
1. the type and intensity of number specified in Table 9.4.1.4
land use; Minimum parking requirements The existing retail tenancies on the
2. any existing parking including end of trip facilities. first floor (the tenancies being
available on the site; converted to Short Term
3. hours of operation; Editor's note— with regard to the
provision of end of trip facilities, where
Accommodation) of the building at
4. likely numbers of users; 9 Hastings Street (Lot 4 on
there is a conflict with the QDC MP 4.1 for
5. accessibility to the site by major developments the QDC applies. For RP893438) have an approximate
means other than private all other development Table 9.4.1.4
applies.
GFA of 300m2. As per the above
motor vehicle;
rates, the existing retail on the first
6. the peak parking demand
periods of uses on AO6.2 floor requires 15 carparking spaces.
the site; and Where appropriate, motorcycle
7. the availability of spaces can be provided on site in The proposal at hand involves 4
alternative car parking; lieu of required car parking new units and as per the carparking
and spaces, excluding industry rates of the Driveways and Parking
1. is provided to accommodate the activities, at the following rates: Code, would be required to provide
number and type of vehicles 5 carparking spaces. This
and motorcycles likely to be 1. 2 motorcycle spaces represents a significant reduction in
generated by the development. provided for 0.5 car parking
carparking demand for the site
space; or
when comparing the demand of the
2. 4 motorcycles spaces
provided per 1 car parking proposal at hand to the existing first
space; and floor uses.
3. up to a maximum of 4 car
parking spaces. The wider Seahaven site can easily
cater for the demand of 4 extra
AO6.3 units with the existing parking
Secure and convenient parking provided on site. It is considered
spaces for bicycles are designed that the proposal at hand is not
and provided on site in required to provide any further
accordance with— carparking to meet peak demand.
As opposed to the existing shops
1. AS2890.3 Bicycle Parking on level 1, the proposal at hand will
Facilities; and not result in any off-site carparking,
2. Cycling aspects of Austroads significantly reducing the demand
Guides (AP-G88-14). of on-street carparking (being a
major issue on Hastings Street).
AO6.4
Bicycle spaces and end of trip AO6.3-AO6.4 Not Applicable
facilities need to be accessible to The proposal does not involve any
all users. changes to existing carparking and
or bicycle spaces.
PO7 AO7.1 AO7.1-AO7.2 Not Applicable
The layout of the development Parking bays, manoeuvring areas, The proposal at hand does not
provides adequate, clearly defined queuing areas, loading, set down, involve any changes to the existing
and easily accessible pickup areas and driveways are carparking arrangements.
designed in accordance with the
1. on-site vehicle parking and Australian Standards for Parking
manoeuvring areas; and Facilities.
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Material Change of Use (Development Permit)
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2. loading and manoeuvring areas AO7.2
for delivery and service Development includes purpose
vehicles. designed spaces for motorcycles
and motor scooters, which are
easily identified from the driveway
of the property and located as
close as practicable to the
entrance of the building on site.
PO8 AO8.1 AO8.1-AO10 Not Applicable
Parking and manoeuvring areas are Parking, service areas and The proposal at hand does not
designed to manoeuvring areas are setback a involve any changes to any existing
minimum of 2 metres from road parking or manoeuvring areas.
1. not unduly conflict with frontages to allow for landscaping,
pedestrians; and with the exception of Walter Hay
2. be sufficiently setback from road Drive, Eenie Creek Road and
frontages to not dominate the Holts Road frontages, where no
streetscape or surrounding development occurs within the
areas; landscaped frontage setbacks.
3. allow for landscaping to reduce
the visual impact of the parking, AO8.2
servicing and manoeuvring In Centre zones, parking, service
areas; and manoeuvring areas are either
4. complement the future planned integrated within or under
character of the area; and buildings and sleeved by usable
5. avoid development within the floor space, or located to the rear
Walter Hay Drive, Eenie Creek of buildings.
Road and Holts
Road frontage setbacks. Editor's note— Refer to Figure AP3-
11A and Figure AP3-11B for outcomes for
car parking in centres.
AO8.3
Where practicable
vehicle access is from rear
laneways.
PO9 AO9
On-site car parking spaces are Car parking spaces are provided
identified and reserved for people for people with disabilities at the
with disabilities. rate specified in the current
Australian Standards for Parking
Facilities.
PO10 AO10
Access and egress points do not Vehicle manoeuvring areas are
impact on the safety and operations provided in accordance with the
of the road system. current Australian Standards
Australian Standards for Parking
Facilities so vehicles enter and
leave the site in a forward gear,
excluding dual occupancy or
detached dwellings on local
roads.
PO11 AO11 AO11 Not Applicable
Parking areas are designed to At locations where pedestrian and The proposal at hand does not
vehicle conflicts are likely to involve any areas of pedestrian and
1. provide a progressive reduction occur: vehicle conflict.
in speed between the external
road and internal parking 1. sight distances of at least 2.5
spaces; seconds of travel time at the
2. ensure lower speeds near areas designated speed are
of high pedestrian activity provided;
48
Material Change of Use (Development Permit)
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Page 49
through the use of appropriate 2. splayed corners on
road geometry or devices structures are incorporated;
designed to limit speed; and 3. landscaping is designed to
3. maintain sight distances which allow clear views; and
are appropriate for the likely 4. sign placement ensures that
operating speeds in all areas of sight distance requirements
potential pedestrian/vehicle and are not impeded.
vehicle/vehicle conflict.
PO12 AO12.1 AO12.1 Not Applicable
A clearly defined pedestrian network In large open carparks with The proposal at hand does not
is provided that – greater than 200 car parking involve any areas of vehicle
spaces, a pedestrian path manoeuvring areas.
1. is located in areas where between parking spaces is
people will choose to walk; provided on every second aisle.
2. ensures that pedestrian
movement through car parking AO12.2
areas or structures are along For a minimum of 50% of car
aisles rather than across them. parking spaces,
pedestrian access to buildings is
not across or through driveways,
carparks, setdown or
manoeuvring areas.
PO13 PO13 Not Applicable
Provision is made for pedestrian and No acceptable outcome provided There are no pedestrian and
vehicular queues at conflict points. vehicle conflict points on site
PO14 AO14 AO14 Not Applicable
Parking areas are lit to provide Lighting is provided in accordance Existing lighting will not be altered
security for night-time users. with the Australian Standard for as part of this application.
Road Lighting - Vehicular Traffic
(Category V) Lighting -
Performance Installation and
Design Requirements.
PO15 AO15 AO15 Not Applicable
Site facilities encourage users and End-of-trip facilities are The proposal at hand is not
employees to access the site by maintained and accessible to all required to provide end of trip
means of foot or bicycle through users of the premises as part of facilities for cyclists.
provision of appropriate end of-trip common property.
facilities including bicycle parking
and shower/change rooms.
PO16 PO16 Not Applicable
Development with the potential to No acceptable outcome provided The proposal at hand is not likely to
generate significant traffic and generate any significant traffic
parking impacts gives appropriate demands.
consideration to transport and land
use issues.
Editor’s Note—A detailed Traffic Impact
Assessment Report may be required.
PO17 AO17.1 AO17.1-AO17.2 Not Applicable
Parking and manoeuvring areas are Development providing less than The proposal at hand does not
designed to ensure run-off is treated five car parking spaces is involve any new carparking spaces
to remove pollutants prior to leaving designed so that the driveway,
the premises. parking and manoeuvring areas
are formed to drain to landscaped
areas.
AO17.2
Development providing five or
more car parking spaces is
designed to incorporate
49
Material Change of Use (Development Permit)
Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 50
stormwater treatment methods to
remove water contaminants likely
to runoff from the general
operation of the of the driveway,
parking and manoeuvring areas.
Editor’s Note—Further details are
provided in the Water Quality and
Drainage Code.
PO18 PO18 Not Applicable
Parking areas are designed to No acceptable outcome provided The proposal at hand does not
ensure drainage without the use of involve any new carparking spaces
pumps or other electrical apparatus.
PO19 AO19 AO19 Not Applicable
Site layout and building design Below ground components of The proposal at hand does not
provides for soft landscaping to be buildings, including carparks, do involve any new below ground
established. not extend beyond the above components.
ground footprint to allow for the
provision of landscaping,
particularly
within building setbacks.
4.1.5 Earthworks Code
The provisions of the Earthworks Code are not applicable as the proposal does not involve any earthworks.
4.1.6 Existing Services Code
The provisions of the Existing Services Code have been reviewed and it is considered that these provisions are
not applicable as the proposed Short-Term Accommodation will be established as part of an existing building
and resort and will have no impact on existing services.
4.1.7 Fire Services for Common Private Title Code
The provisions of the Fire Services for Common Private Title Code are not applicable as the proposal does not
involve a premises with Common Private Title.
4.1.8 Landscaping Code
The provisions of the Landscaping Code have been reviewed and it is considered that they are not applicable in
this case as the proposed Short-Term Accommodation is an extension to the existing building. Landscaping is to
be maintained as existing on site.
4.1.9 Sustainable Building Design Code
The provisions of the Sustainable Building Design Code are not applicable as the proposed Short Term
Accommodation is to be established as an extension to an existing building.
4.1.10 Transport Code
The proposal at hand is located within an existing building and does not involve any changes to the existing
building which would have any significant impacts on the existing transport network. The provisions of the
Transport Code have been reviewed and it is considered that the proposal at hand is either wholly compliant or
not applicable to the propositions of the Code.
4.1.11 Water Quality and Drainage Code
The provisions of the Water Quality and Drainage Code are not applicable as the proposed Short-Term
Accommodations is to be established as an extension to an existing building with no changes to any existing
arrangements for stormwater, groundwater and environmental flows.
50
Material Change of Use (Development Permit)
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Page 51
4.1.12 Waterways Works Code The provisions of the Waterway Works Code are not applicable as the proposal does not involve any works in the waterways. The proposed Short Term Accommodation is to be established as an extension to an existing building, and will not adversely impact on any nearby waterways. 4.1.13 Waste Management Code The provisions of the Waste Management Code are not applicable as the proposed Short Term Accommodation is to be established as an extension to an existing building, and will not involve any new waste management treatment. Any waste management arrangements are to be maintained as existing. 4.1.14 Acid Sulfate Soils Overlay Code The provisions of the Acid Sulfate Soils Overlay Code are not applicable as the proposed Short Term Accommodation is to be established as an extension to an existing building, and no earthworks are proposed and. 4.1.15 Flood Hazard Overlay Code As per Table 5.9.6 of the Planning Scheme , the provisions of the Flood Hazard Overlay Code are not applicable as the proposed Short Term Accommodation is to be established as an extension to an existing building. 4.1.16 Landslide Hazard Overlay Code The provisions of the Landslide Hazard Overlay Code are not applicable as proposed Short Term Accommodation is to be established as an extension to an existing building. 51 Material Change of Use (Development Permit) Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 52
5.0 CONCLUSION The proposal at hand relates to a Material Change of Use for an extension to Short Term Accommodation, in the Tourist Accommodation Zone of Noosa Plan 2020. The proposed Short Term Accommodation is to be located at 9 Hastings Street, Noosa Heads and is a suitable land use for the site. The information contained in this report demonstrates compliance with the relevant Noosa Plan 2020 Development Codes and the proposal’s suitability for the site. The proposal at hand generally complies with Council’s Planning Scheme requirements to the extent that they apply to the site. We therefore request that the proposed development be considered favourably by Council and subsequently approved subject to reasonable conditions. 52 Material Change of Use (Development Permit) Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 53
6.0 APPENDICES Proposal Plans SDAP and SPP 53 Material Change of Use (Development Permit) Short Term Accommodation – 9-11 Hastings Street, Noosa Heads
Page 54
Plan A Town Planning Pty Ltd Level 3, 16 McDougall Street, Milton Q 4064 p 07 3846 0807 abn 17 634 960 937 Town Planning & Development Consultants PO Box 1661, Milton Q 4064 e [email protected] www.planatownplanning.com.au
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