Development Application part 2 of 2 - Proposal Report 2 Halse Lane Noosa Heads

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Proposal-Report — ~ Proposed Material Change of Use of Premises for a Visitor Accommedation Type 4 for premises at 2 Halse Lane, Noosa Heads described

 

 

 

 

as Lot 2 on RP 865533 Parish of Weyba,
‘Applicant: Halse Lodge Guest House Pty. Ltd.
5.5 Applicable Codes

In accordance with the Noosa Plan, the development is required to be assessed against the provisions of the
entire Noosa Plan. The Codes that are most relevant with regard to this proposal include:

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« Noosa Heads Locality Code;
« Visitor Accommodation Code;
« Landscaping Code; and

« Engineering Works Codes.

5.5.1 Noosa Heads Locality Code

The Noosa Heads Locality Code outlines the following overall outcomes for Community Services zoned
land:
i) is protected and managed to enable the efficient and timely delivery of such uses;
ii) provides for the infrastructure, indoor recreation, education, social and safety needs of the local
community, including people with special needs, such as the elderly, children, low-income earners
and disabled persons; and
iii) includes housing and short term accommodation for people with special needs such as the
elderly and budget travelers;

The proposed use is consistent with the overall outcome of the zone and maintains and provides a short
term accommodation for the area. (Refer Annexure B)

The proposal has been reviewed against the Locality Code and in generally considered to comply with
the outcomes. Of particular reference to the proposal are the following outcomes:

Density

Specific Outcome O06. The density of development within the site area— for the Community
Services Zone maximum population density of 320 persons per hectare exclusively for the purposes
of Residential Aged Care and 160 persons per hectare for any other form of Retirement & Special
Needs Housing

There appears to be an inconsistency with the intent for the Community Services Zone and the Specific
Outcomes in relation to density. The Overall Outcomes for the zone indicate that land in this zone is
able to be used for short term accommodation including budget travelers with the assessment table
clearly indicating that the use of the subject site for budget accommodation is a consistent use. However
the density provisions of the Community Services zone have erroneously left out any reference to Visitor
Accommodation. Discussions with staff have indicated a population density of 320 persons per hectare
similar to other designated hostel sites would be appropriate.

In this regard, the site has an area of 3,512m’ of which is included in the Community Services zone.
Based on the above population density of 320 persons per hectare, the site has a density of 112
persons. Hostel beds are rated at 0.6 person per bed and 1.2 persons per double bed which gives a
population of 186 beds for visitor accommodation on the site.

The site has a number of approvals however the following are relevant to population and use of the site:

Halse lodge 75 beds
Accommodation building (03051 TP) 12 beds
Accommodation building (12464 TC) 20 beds
Hollingsworth Building (03051TP) activities centre

Total beds approved: 107 beds

Due to new fire regulations, a number of existing beds within the existing Halse Lodge building do not... —-
comply with the regulations and have been removed: As a result, the approved bed numbers for this

building have not been achieved. The applicant therefore seeks approval to use the separate
accommodation buildings to the south of the Lodge to accommodate the approved bed numbers along

with new accommodation in the Hollingsworth building. The rearrangement of beds and new beds

proposed are detailed below:

martoo consulting - Town Planning + Urban Design Consultants + Surveyors 8

 

 

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