08/0176 - Accommodation Building and Multiple Dwelling (109 units) to be assessed against the Superseded Planning Scheme [As Published] · 132008.176

Proposal Report

Proposed Material Change of Use of Premises Muttiple Dwelling and Accommodation Building (Resort Hotel and Ancillary Facilities) at

Cnr Banksia Ave and Serenity Close Noosa Heads, described os part of Lot 603 on SP188270 (proposed fots 10 and |!) Parish of

Weyba
Applicant:

permitted a maximum a gross floor area equivalent to the maximum allowable population in persons

CBD Settlers Cove Pry Ltd

multiplied by 40 m?*. This provision is consistent with the provisions under the SPS.

However Outcome 073 for the Attached Housing Zone states that buildings are to have a bulk and
architectural scale that has a maximum plot ratio of 0.5:1 up to 1.0ha of site area and 0.3:1 for that part of
the site area above 1.0ha. This outcome effectively provides a GFA of only 9110m? which is substantially
less than that permitted under the SPS.

The table below further illustrates the difference in yield of the two schemes.

 

 

 

592.5 persons

Scheme Requirement Superseded Planning Scheme Noosa Plan
Site Area Minimum 600m? Nil
Population Density 250 persons/hectare 250 persons

592.5 persons

 

Gross floor Area

Maximum population X 40 - not to
exceed 13,600m’ for any building -

23700 m?

Maximum Population X40 - not to
exceed 13,600m* for any building -

23700 m?

 

Plot Ratio

nil

Plot ratio of 0.5:1 up to 1 ha and 0.3

after-

9110 m?

 

 

 

 

 

As demonstrated above the Noosa Pian significantly reduces the plot ratio, effectively diminishing the
gross floor area achievable for the site. This loss in floor area is significant and reduces the value of
the land. The yield in the scheme is not the same as previously provided by the SPS.

It is noted that the development does not pose a risk to the natural processes and is consistent with
the overall pattern of development envisaged for the area.

A review of the proposal against the Noosa Plan indicates that the development is generally
consistent with the requirements of the Plan as the site is included in the Attached Housing zone
which specifies that the site is to be developed for Visitor Accommodation Type 4 (Resort).

The applicant therefore requests that the application be determined under the provisions of the

superseded scheme. It should be noted that whilst exceeding the GFA provisions of the Noosa Plan,
the proposal does not seek to maximise the available GFA or site cover under the SPS.

6.2. State Planning Policies

6.2.1 Vegetation Management Act 2004

The Settlers Cove development site is mapped as containing a ‘Remnant of Concern Regional
Ecosystem’ as per the Vegetation Management Act. The site is contained in an Urban area and in
accordance with the Vegetation Management Act, development will not require approval to clear
vegetation.

6.2.2 Planning and Managing Development involving Acid Sulphate Soils

The site slopes from R.L 22 to R.L 8 and whilst the proposal steps with the natural landforms,
excavation may trigger referral to the Department of Natural Resources, Mines and Energy.

ime martoo consulting - Town Planning + Urban Design Consultants 11