2016-12-06 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                 6 DECEMBER 2016


It is recommended the condition be replaced with the following:
1.    Fully detailed architectural proposal plans must be submitted for Council approval prior to
      the issue of an operational works approval for each stage of the development. Detailed
      plans must provide the following details as a minimum:
          Full architectural building elevations;
          Detailed roof plans and ground level contours demonstrating compliance with the
            development’s 8m/12m building height limits above natural and finished ground
            levels;
          Landscaping areas demonstrating compliance with Condition 5 herein;
          The location of proposed stormwater management/treatment devices;
          Consistency with all management plans for the development;
          Building colour schemes demonstrating compliance with Condition 8 herein; &
          Vehicle manoeuvring areas and temporary turning provisions.


Condition 4 – Resort Requirements
4.    The ancillary shop, restaurant/cafe, multi-function room, gym and other ancillary facilities
      shall be operated and maintained as a Resort. A letting pool service promoting and
      managing short term accommodation must also be established on site and made available
      to all owners of multiple dwelling units. The community management statement for any or
      all bodies corporate having control of the Resort or any part thereof shall incorporate this
      condition.
      Where the development is staged, the common resort facilities must be completed and
      operational with the first stage.
Applicant’s request
The applicant details that the condition requires the communal resort facilities to be built as part
of Stage 1 of the development with the amended proposal staging the development with the
resort facilities to be constructed as Stage 1F. The applicant indicates that this is due to the need
to establish a critical mass of population on the site to ensure viability of the communal facilities.
We note that the development approval is for a Multiple Dwelling and not a Resort and as such
the requirement for resort facilities to be constructed upfront prior to anyone residing on the site
would be unreasonable and cost prohibitive. The applicant requests that the condition be
amended to enable the common resort facilities to be completed and operational prior to
commencement of the use of the 64th dwelling unit.
Assessment
The nature and extent of the resort facilities has been reduced since the original approval issued
in 2007. This original approval was for a Resort of 155 units and associated facilities (including a
Theatre, Restaurant, Shops & Function Rooms) however, the associated facilities were
significantly reduced as part of the 2016 changes application with the theatre and function rooms
components removed. This changes application also reduced the size of the remaining common
facilities including pool with the reference to resort limited to conditions of approval.
The applicant submits that the approved use is not of a resort with the approved use relating to a
multiple dwelling. The previous and current changes application further reinforces this aspect
with a reduction in the number of one bedroom units and an increase in the number of two and
three bedroom units on site. It is noted also that the Noosa Plan does not seek to limit the site’s
use to only a resort, with allowance for a multiple dwelling on the site. Many of the resorts
facilities such as the golf course, club house and spa, tennis courts as intended by the original
plan of development are also located opposite the site under separate ownership.


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