2014-04-28 General Committee Meeting Agenda Pages 1-64

GENERAL COMMITTEE MEETING AGENDA                                                   28 APRIL 2014


The existing approval does not comply with key Noosa Plan requirements relating to density,
height, gross floor area and site cover. Furthermore, the proposal extends substantially beyond
the developable areas identified by The Noosa Plan zone map, into parts of the site designated
Open Space Conservation. This area has significant environmental values and is mapped by the
Biodiversity Overlay for Environmental Protection, given the area includes remnant vegetation.

The proposed development also fails to adequately protect the environmental values and
functions of the creek and its riparian vegetation, given the minimal setbacks to the creek and the
substantial earthworks likely to be required for the approved development. The development
generally west of the creek is also not considered appropriate, given the steep slopes and the
significance of the vegetation. The buildings intrude into the recommended setback of 10m to the
creek, and basement car parks are proposed into parts of the very steep site, requiring
substantial earthworks and clearing to construct the development.

It is recognised that there is some development potential off Attunga Heights, which includes the
existing dwelling on the site and contains more moderate slopes. However, any development in
this area should be of a scale and density consistent with existing and permitted development in
the street, which are predominantly duplexes.

The existing Material Change of Use and associated Operational Works approvals do not meet
the outcomes sought by The Noosa Plan, resulting in inappropriate development impacting on
the site’s environmental and physical constraints.

Infrastructure Charges
Under the provisions of the existing approval, infrastructure contributions have not been required
for the following relevant networks:

          Stormwater; and
          Public Transport

These networks are now applicable to the proposed development. In accordance with the
position adopted by Noosa Council on 6 February 2014, an infrastructure agreement is required
to secure the additional charges for these networks so that the approval remains consistent with
current laws and policies applying to the development (total of $60,336). These charges are
additional to the infrastructure contributions and/or charges required under the provisions of the
existing approval.

If the proposal were to be approved the applicant would need to enter into an infrastructure
agreement to pay for the missing networks. The total amount required to be paid would be
$621,417 (CPI Dec 2013).

Community’s Current Awareness of the Development, Rights to Submit and Likelihood of
Further Submissions

The original application was publicly notified in 2004 and approved in 2006 by Ministerial call in.
Thirty-two properly made submissions were made during the public notification period.

Since the application was approved, the Noosa Outrigger Resort (Viridian) has been constructed
adjacent to the subject site comprising a total of 192 visitor accommodation units in 11 separate
buildings with associated restaurant and conference facilities. The resort development is located
on the eastern side of the valley, and overlooks the currently vegetated hillside, which makes up
the subject site.

Although an existing access easement (in favour of the subject site) traverses the Outrigger
Resort site, many of the new unit owners are likely to be unaware of the extent of the existing

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