20517 Planning Report.pdf [As Published] · 132007.1259

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ONTENTS
1. SUMMARY .......csssssscsssesssssesssssstessssessssesssnesssersseesenenseseessseersueessaeessanesssessanes 4
2. SITE DETAIL......ssssscssssssssesccssseesssteesesseecssateccsstesssstessssesssnsesessaneensssneesssssesssses 5
3. APPLICATION DETAIL.......sssssssssssssssssessssescsstescsstesessteeeesstesessstensessensssasersises 5
4, SITE CHARACTERISTICS.......scsssssssssescsssescsatesesstessesseescsmnnensssensssseessssiesssass 8
5. PROPOSAL. ..cssssssssscssssssssessseesssssstecssseesssstesessseeessnmeessueessssseessssseessssesssasesess 12
5. ARCHITECTURAL STATEMENT......sssscssssesssssesssesssssseesssssesessstesssstessensenses 15
6. ELEMENTS OF THE APPLICATION ......::sssssssssssssscssssssesstesssstesesseessaneeeseas 17
7. SPECIFIC SITE ISSUES & PROPOSAL RESPONSE ..........:ssssscsstssessteeeoee 19
8. PLANNING ASSESSMENT..........:ssssssscssssesssssesssssessssseesssseesssssesssssesssasesssns 24
10. CONCLUSION.....csssssssssssesescsstssesotessssseeesssneesssueessssessssseessssesesauessessseeessssess 32
FIGURES
Figure 1 Locality Plan
Figure 2 Cadastral Plan
Figure 3 Area Classification Plan
Figure 4 Site Photographs
APPENDICES
Appendix A Development Application Forms and owners consent
Appendix B Current Title Search, Easement Documentation
Appendix C Searches - Contaminated Land Search, RE Mapping
Appendix D Architectural Statement
Appendix E Development Proposal Plans
Appendix F Artist's Impression — Indicative Streetscape Perspective
Appendix G Landscape Master Plan

743 Ann Street, PO Box 1559, Fortitude Valley QLD 4006 Phone 07 3237 8899 Facsimile 07 3237 8833

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Appendix H
Appendix I

Appendix J
Appendix K
Appendix L
Appendix M
Appendix N
Appendix 0
Appendix P

Appendix Q

Economic Needs Assessment
Engineering Assessment
Stormwater Management Plan
Water Supply Analysis

Traffic Impact Assessment
Ecological Assessment

Acid Sulfate Soils Assessment
Accessibility Assessment
Certification Assessment

Code Responses

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743 Ann Street, PO Box 1559, Fortitude Valley QLD 4006 Phone 07 3237 8899 Facsimile 07 3237 8833

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4. SUMMARY

   

PMM Brisbane have been engaged by the Applicant, Scanlon Property Group, in relation to the
submission of a development application for a mixed use development over land described as Lots 8, 9
& 10 on P9315 and Lot 76 on MCH 2969. These allotments are collectively located at 215 - 219 David
Low Way, Peregian Beach. Please refer to Figures 1 — 4 of this Town Planning Report for details of the
subject site’s location and configuration.

The subject site is currently utilised for the Peregian Beach Caravan Park. Consistent with national
trends, the viability of the caravan park has decreased over time. The Applicant remains committed to
the ongoing provision of affordable holiday accommodation and has sought to do so in a form more
relevant to accommodation trends and visitor expectations.

This application seeks approval for a Development Permit for a Material Change of Use for Visitor
Hostel, Accommodation Units (Beach Shacks), Commercial, Retail and Restaurant. This proposal seeks
to develop affordable hostel and beach shack accommodation on the subject site in conjunction with a
commercial building fronting David Low Way. The accommodation development would be named
‘Essence of Peregian’.

The subject site is located within the Eastern Beaches Locality of the Planning Scheme for the Noosa
Shire Council, tiled “The Noosa Plan’. Under the provisions of The Noosa Plan the proposal is
identified as Impact Assessable development.

The proposed development has the following characteristics:

= Three (3) hostel accommodation buildings comprising grouped ‘pods’ of bedrooms around shared
kitchen and laundry facilities;

= Thirty (30) ‘beach shacks’ varying from two (2) to three (3) storeys in height, located so as to
enable effective stormwater management and treatment, landscaping and retention of existing
trees on site;

= A commercial building addressing David Low Way, divided into three (3) distinct connected
pavilions articulated to achieve a domestic scale whilst providing an exceptional standard of built
form to act as the southern gateway to Peregian Beach;

= 168 car spaces for accommodation and commercial use;

= Pedestrian access from David Low Way, integrating the proposal with the existing Pedestrian
Beach Village and Peregian Beach; and

= Significant landscaping both internally to the proposal and to David Low Way to support the
proposed built form, and integrates the street treatment with existing surrounding development.

The proposal provides an opportunity for retention of affordable visitor accommodation in Peregian
Beach Village while integrating a high level of ecological sustainability and an exceptional standard of
design.

743 Ann Street, PO Box 1559, Fortitude Valley QLD 4006 Phone 07 3237 8899 Facsimile 07 3237 8833

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2. SITE DETAIL

Street Address

Suburb

Real Property Description
Site Area

Area Zoning

Name of Owner

Name of Division

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215 - 219 David Low Way

Peregian Beach QLD 4573

Lots 8, 9 & 10 on P9315 and Lot 76 on MCH 2969,
Parish of Weyba, County of March

23,131m?

Lots 8, 9 & 10 — Semi-attached Housing
Lot 76 - Open Space Recreation

Thomco (No. 2087) Pty Ltd (A.C.N 106 723 488)

Division Four

3. APPLICATION DETAIL

Aspects of Development

Applicant

Contact Person

Background / History

Impact Assessment

Development Permit for Material Change of Use from Caravan
Park to Visitor Hostel, Accommodation Units (Beach Shacks),
Commercial, Retail and Restaurant

Scanlon Property Group

C/- PMM Brisbane

Fiona Wallin Mark Carter

Planner Planner

[email protected] [email protected]
Phone: (07) 3237 8856 Phone: (07) 3237 8840
Fax: (07) 3237 8633 Fax: (07) 3237 8633

Meetings have been held with Noosa Council Officers during the
development of this proposal. These discussions reinforced that
Council recognises the ‘budget’ accommodation provided by the
site is an important asset for Peregian and Noosa generally.

The discussions also identified that the interface of the subject
site with David Low Way and the abutting Noosa National Park
are critical design elements for any proposal.

This feedback has been utilised to shape and refine the proposal,
which we believe is consistent with the intentions articulated by
The Noosa Plan.

743 Ann Street, PO Box 1559, Fortitude Valley QLD 4006 Phone 07 3237 8899 Facsimile 07 3237 8833

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41 Location

The subject site has an address of David Low Way, however vehicular access to the site is from an
unnamed road which runs off David Low Way. This is clearly demonstrated in Figure 1 — Locality Plan,
included on page 6 of this report.

The subject site is situated approximately 200 metres west of the coastline on the western edge of the
Peregian Beach Village. The Peregian Beach Village contains a number of business and commercial
uses to service the local residents and visitors, as well as some visitor accommodation.

4.2 Road Frontage
The subject site has frontage of approximately 36 metres to the above referenced unnamed road, and a
frontage of approximately 60 metres to David Low Way.

43 Current use of site
The site is currently used as a caravan park comprising the following elements:
= 1 dwelling (caretaker’s house);

= 8 cabins;

= 75 powered and non-powered sites;
= laundry / amenities block;

= camp over and barbecue area; and
= workshop. /

44 — Existing Significant Vegetation

The western part of the site contains an area of wetland and Melaleuca forest. The vegetation along the
western boundary is dominated by native plants. An area of remnant and regrowth vegetation buffers
the area of significant vegetation on site. Much of the regrowth vegetation occurs adjacent to the
caravan park and is comprised of a dense mixture of native and exotic plants. Refer to Appendix M-
Ecological Assessment.

The Department of Natural Resources and Water Regional Ecosystem Mapping identifies vegetation on
the site to be predominantly non-remnant. However, a small wedge of remnant vegetation (regional
ecosystem 12.2.7) is located centrally along the southern boundary, with the balance of the site to the
west being identified as remnant vegetation (regional ecosystem RE 12.2.15). All of the remnant
vegetation mapped on site is identified as being ‘not of concern’ by the Regional Ecosystem Mapping.

Further west and south the site adjoins the Noosa National Park, which is identified as remnant
vegetation cover and essential habitat and State Wildlife Corridor. Refer to Appendix C - Searches.

The site also contains a significant number of established trees. The location, height to underside of
canopies and trunk diameter of significant trees has been recorded through a detail site survey. Please
refer to Appendix E - Development Proposal Plans for further details. The proposal will require some
clearing of trees on site. While it has not been possible to retain all trees, the proposal involves
extensive landscaping incorporating the planting of full canopied tree species including new melaleuca
plantings.

743 Ann Street, PO Box 1559, Fortitude Valley QLD 4006 Phone 07 3237 8899 Facsimile 07 3237 8833

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4.5 Topography

The eastern portion of the site contains a moderate slope down from David Low Way, from 10 - 7m
AHD, extending 15 to 20 metres in from the eastern boundary. Further west, the site begins to slope
more gradually towards the west, to 2.5 metres AHD at the western boundary.

47 Easements and Encumbrances

There is one (1) easement which currently affects the site. This easement is indicated on the Cadastral
Plan included in Figure 2 of this Report. The easement is identified as easement number 707032974
which burdens Lot 76 MCH2696 in favour of Lot 51 on SP156203.

This is a drainage easement benefiting the adjoining lot immediately to the north east of the site (Refer
to Appendix B). This lot contains the Peregian Beach Hotel. This rights and purpose of this easement
is preserved by the proposed development.

4.7 Surrounding Land Use
The subject site is located on the western edge of the Peregian Beach Village Area, which contains
commercial, business and residential uses.

= North-east of the subject site is a bowls club, tennis courts and kindergarten.
= North-west is a public oval.

= East is the Peregian Beach Hotel (with a bar, TAB, gaming facilities and bottle shop) and duplex
sites. .

«Further East, on the opposite side of David Low Way is the main business area of Peregian
Beach comprising Real Estate Agencies, a local store, cafes, restaurants, butcher and other local
convenience stores. Main Beach is also located approximately 200 metres further east.

= West of the subject site is the Noosa National Park, which is approximately 2,870ha in total area.
= South of the subject site-is the unnamed access road and a hardware store.

48 Infrastructure

The subject site has access to stormwater, water and sewerage infrastructure, and has recently been
connected to upgraded sewerage infrastructure as part of major infrastructure works undertaken by
Council. A sewer transverses the site from midway along the northern boundary to the south-east
corner. Stormwater pipes are located within David Low Way and the road reserve which abuts the site.
However, the majority of stormwater which is generated from the subject site is discharged into the
remnant wet heath area on the western boundary of the subject site.

Potable water supply pipelines cross the front of the subject site, along David Low Way. An
Engineering Assessment (Refer to Appendix f) has been submitted as an element of this application,
demonstrating appropriate connections for the proposal to the existing sewerage system. A Stormwater
Management Plan (Refer to Appendix J) has also been submitted as an element of this application
which demonstrates appropriate management of stormwater volumes and quality on site.

743 Ann Street, PO Box 1559, Fortitude Valley QLD 4006 Phone 07 3237 8899 Facsimile 07 3237 8833

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Site Context
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51 Description of Proposal
The proposal seeks to change the use of the site from a Caravan Park to Visitor Hostel and Visitor
Accommodation (Beach Shacks). Commercial, Retail and Restaurant uses.

The proposal envisions the ongoing use of the site for budget visitor accommodation purposes, however
it is in a form more relevant to changing tourism requirements and visitor expectations. As identified in
technical analyses submitted with this application, and detailed further in Section 7 of this Report, the
traditional customer base for caravan based accommodation is changing, with many caravan parks
needing to change the nature of accommodation offered to remain viable.

The proposal includes three (3) accommodation buildings which offer an affordable ‘hostel’ form of
accommodation. This accommodation is by nature more affordable as it offers shared facilities, with
private sleeping rooms only. This has been achieved through a ‘pod’ design with a series of bedrooms
located around a shared kitchen and laundry facility.

Each of these accommodation buildings incorporate breezeways and have been designed to maximise
passive ventilation and solar access.

‘Essence of Peregian’ will be managed in an ongoing basis by the Applicant. A full time on site
residential manager will be employed to support guest services and site maintenance. The hostel
accommodation building closest to the proposed site access therefore includes a Managers Office. If
approved the ‘Essence of Peregian’ development would employ a full time, on site manager. The
proposed office would therefore enable storage which could be utilised for luggage storage, tour
bookings etc.

In addition to the hostel ‘pods’ the proposal includes the development of thirty (30) ‘beach shacks’.
These shacks vary from between two (2) and three (3) storeys in height, and each contains a kitchen,
dining and living areas and two (2) or three (3) bedrooms. Cabins have been designed with a
contemporary feel and light weight construction. Sustainability and orientation have been key factors
incorporated into the siting and design of the cabins.

The shacks are either located individually, as duplexes or as triplexes to respond to the natural features
of the site, enabling effective landscaping, stormwater management and maximising the retention of
trees on site. The result is a flow from more intensive, public uses along David Low Way towards less
intensive uses and a broken building massing towards the adjacent Noosa National Park.

The proposed beach shacks are also intended to be utilised by the budget accommodation market.
While these beach shacks offer the opportunity for families or groups to obtain private accommodation
on site, future visitors would share the same recreation facilities and visitor services as those provided
for visitors accommodated within the hostel. It is currently predicted that the rental rate associated with
the proposed cabins will be relatively consistent with the rental rate for existing cabins on the site.

The beach shacks have also been designed to prevent their use as permanent residences. Titling of
cabins will be for individual ownership with a “timeshare” or similar arrangement to ensure retention of
cabins for visitor accommodation purposes. Each shack will not have access to dedicated car parking,
postage boxes or accessways. In addition the beach shacks average at just 103 square metres in size,
making them substantially smaller than a standard dwelling.

743 Ann Street, PO Box 1559, Fortitude Valley QLD 4006 Phone 07 3237 8899 Facsimile 07 3237 8833

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In summary the proposal results in the following development statistics:

   
 

 

 

 

 

 

 

 

 

Site Area 23,131m2
Site Coverage 32%
Number of hostel ‘pods’ 66
Number of Beach Shacks 30
Accommodation Gross Floor Area 11,268m?
Commercial Office Gross Floor Area . 976m?
Retail/Restaurant Gross Floor Area 952m?
Total Gross Floor Area 13,862m?
Car Parking Spaces 166

 

 

 

 

5.2 Commercial Elements of the Proposal

The proposal includes the development of commercial, retail and restaurant uses along the sites’ David
Low Way frontage. The proposed design produces a building consistent with the ‘domestic’ scale
buildings which characterise Peregian Beach Village. The proposed building avoids the creation of
excessive bulk or scale along David Low Way, while delivering an exceptionally high standard of design.

Retailing and restaurant uses proposed at street level will create a vibrant, active entry to Peregian
Village from the south, while also ensuring the proposal establishes an active frontage and promotes
pedesirian safety. :

Professional offices are envisaged on the upper level of the proposed building. An Economic Needs
Assessment has been submitted as an element of this application (Refer to Appendix H) and this
assessment identifies that the amount of retail and commercial space proposed are supportable within
the context of Peregian Beach Village and the wider Noosa Shire.

The moderate slope of the site away from David Low Way creates an opportunity for under croft car
parking, with access off the unnamed access road. This removes the visual impact of parking and
vehicular access from the main thoroughfare in Peregian Beach.

The proposal will serve as infill development between the existing commercial uses on the western side
of David Low Way, specifically the Peregian Beach Hotel and Home Hardware sites. As such the
proposal provides the opportunity to resolve the function and appearance of this significant gateway.

5.3 Car Parking

The proposal includes 166 car parking spaces across the entirety of the site. The proposal locates this
car parking underneath the accommodation and commercial buildings, and along the internal access
drive. The Cardno Eppell Olsen Traffic Impact Assessment (Appendix L) advises that the proposal has
an undersupply of 12 car parking spaces when assessed against the provisions of the Noosa Planning
Scheme, falling to a shortfall of three (3) spaces.

Detailed car parking and traffic analysis has been undertaken by Cardno Eppell Olsen. This analysis
has concluded that car parking proposed meets the expected demand to be generated from the
proposal, meeting the performance criteria of the Noosa Plan.

743 Ann Street, PO Box 1559, Fortitude Valley QLD 4006 Phone 07 3237 8899 Facsimile 07 3237 8833

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5.4 Access & Servicing ~

The proposal will retain the existing access to the site from the unnamed road which intersects with
David Low Way. This access road also serves the Home Timber and Hardware premises opposite the
site. . /

This road will provide vehicular access to the site via a porte cochere entry. The proposal provides
access for the site at two (2) locations off the unnamed road, one being an entry only, the other being
an exit only. This access provides an appropriate entry statement and temporary car parking while
future visitors check in to the accommodation. It also accommodates parking for tourist buses and
tourist shuttles.

It is intended that service vehicles will utilise this access. Loading facilities have been incorporated,
. including for waste. collection on site.

5.5 Pedestrian Environment

The proposed development has been designed primarily with the pedestrian in mind. The proposal will

result in effective pedestrian flows around the site, safety both within the site and along David Low Way

and permeability between the site and Peregian Beach Village and Peregian Beach. The pedestrian

environment incorporates the following features:

= The vehicular access to the site is located separately from the major pedestrian access to the site,
promoting safety and a pleasant pedestrian environment;

= The pedestrian access that connects the proposal to David Low Way is open and accessible to the
public;

= The pedestrian access to David Low Way is located adjacent to areas proposed to be activated by
retail and restaurant uses; and

= Innovative streetscape improvements including lighting, paving, plantings and seating along the
site frontage promote a positive and pleasant pedestrian environment while reinforcing way finding
devices to achieve a high level of legibility.

5.7 Landscape & Environment

The proposal has been developed from an understanding of the unique natural context of the site which
directly abuts the Noosa National Park. Prior to the inception of any proposal for the site, an ecological
analysis was undertaken to establish the necessary buffers to the wetlands in the west of the site. The
objective of this exercise was two-fold, firstly, to protect the significant faunal and floral habitats which
may abut the subject site and secondly, to ensure that nutrients from stormwater runoff would be
appropriately managed to protect the ecological function of these wetlands.

As a result, approximately one third of the site has been allocated for environmental buffering. This
buffer will be rehabilitated to remove weed infestation currently in place, and will range from
approximately 35 to 80 metres in width.

The proposal has also been refined to work from the natural topography of the site, and seeking to
retain and integrate the development with existing trees on site wherever possible through the careful
location of cabins.

Beyond site specific ecology, the proposal has been designed to maximise passive solar access and
natural ventilation of buildings.

Rainwater capture and reuse has also been incorporated into the proposal, with onsite stormwater
treatment proposed, individual water tanks for each cabin, and two (2) large water storage tanks to be
installed underground near the proposed pool areas.

748 Ann Street, PO Box 1559, Fortitude Valley QLD 4006 Phone 07 3237 8899 Facsimile 07 3237 8833

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ARCHITECTURAL STATEMENT

 

John Mainwaring and Associates (JMA) Architects were commissioned to develop the proposal
submitted in Appendix D of this Report.

JMA Architects was established in 1985 by the current Design Managing Director John Mainwaring.
JMA has input their design expertise into key public projects such as the $25 million dollar
refurbishment of the Queen Street Mall in central Brisbane and the Noosaville riverfront / streetscape,
and the Noosa Junction streetscape. JMA has been the recipient of multiple design awards including
the Robin Boyd and Robin Dods Award for residential architecture, the FDG Stanley Award and the Sir
Zelman Cowan Award for institutional buildings, the National Commercial Commendation and the
National Environment Award. ‘

JMA architecture has basically evolved over a 25 year period and is intrinsically an architecture that has
developed as characteristic Australian Coastal architecture with simplicity and unpretentiousness. JMA
bring an architectural philosophy to this project of seeking to respond to the site, vista and climate.

Natural light, air movement and view lines intermix with the Applicant's requirements to produce a
stimulating and enjoyable built and landscape environment that responds to the different conditions all
year. There is a conscious effort to blur the inside and outside spaces so that the spatial configuration
suits flexibility, climate and thermal requirements.

JMA have integrated this philosophy with the proposal design for ‘Essence of Peregian’. Key to
development of the proposal was the conceptualisation of the subject site in terms of four (4) key zones,
each with differing requirements, while providing effective, seamless inter-linkages between them.

For the commercial building JMA have utilised the natural topography of the site to both hide car parking
provided for commercial uses, and enabling the proposed commercial building to read as two (2) stories
in height for passing pedestrian and vehicular traffic. JMA have ensured that the proposed commercial
building is no higher than the adjacent Peregian Beach Hotel, and is broken up into three (3) distinct
connected pavilions articulating a more domestic scale. Overhanging decks and roofs facing the street
give a subtropical palette of light and shade. A series of vertical fins along the street give a colonnade
effect, provide shading and serve as privacy from the busy David Low Way for the glass facade of the
building behind. Signage has also been designed to integrate with the colonnade fins.

The whole commercial building facade has been designed to give the Peregian Beach Village a sense
of place and artival, providing a sense of urban connectivity and transition between the tourist
accommodation zones at the rear and the Peregian Shopping Village across the street to the east.

The hostel tourist accommodation has been designed as fingers that run perpendicular to David Low
Way. The spaces in between the fingers have been utilized for open space recreation including
barbeques and swimming pools. All hostel buildings are connected via elevated walkways at all levels
with shared lifts providing on grade access throughout. Again the proposal has been designed to
carefully respond to the natural topography of the site, with all of the roofs of the hostel building rising no
higher than the roof of the existing Peregian Beach Hotel.

The vertical format beach shacks give diversity to the range and style within ‘Essence of Peregian’.
Access to these shacks is only available via pedestrian and buggies paths. All beach shacks have been
placed to obtain view corridors to the wetland and mountains to the west.

All buildings on site have been designed to maximise passive natural ventilation and sun orientation.
The overall effect will be a project setting within an organized and well maintained landscape
743 Ann Street, PO Box 1559, Fortitude Valley QLD 4006 Phone 07 3237 8899 Facsimile 07 3237 8833

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environment with a visual impact of no more than two (2) stories from neighbouring vantage points in
the Peregian vicinity.

The overall proposal within the site is permeable and offers a visible urban “bookend’ to the west of the
Peregian Village.

743 Ann Street, PO Box 1559, Fortitude Valley QLD 4006 Phone 07 3237 8899 Facsimile 07 3237 8833

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6, ELEMENTS OF THE APPLICATION

 

6.1 Level of Assessment
Under the provisions of the Planning Scheme for the Shire of Noosa, The Noosa Pian, the proposal is
Impact Assessable development.

6.2 Locality Plan Area
The subject site is located within the Eastern Beaches Locality of the Noosa Shire.

6.3 Relevant Codes
A number of codes within The Noosa Plan are of relevance to this application. These codes are listed
below with further detail of the proposal’s compliance in Section 8 and Appendix Q of this Report.

Zone Assessment Codes Overlay Codes Other Development Codes
= Eastern Beaches = Natural Hazards Overlay | = Driveway and Car Parking Code
Locality Code (Semi- Code = Visitor Accommodation Code
detached Zone and .
= Business Use Code

Open space Recreation
Zone) = Driveways and Parking Code

= Biodiversity Code
= Natural Hazards Overlay Code

= Building, Removal, Relocation
and Demolition Code

= Earthworks Code

= Erosion and Sediment Control
Code

= Existing Services Code
" Landscaping Code
Waste Management Code

« Water Supply and Sewerage
Code

= Water Sensitive Design Code

 

 

 

6.4 Technical Analysis

The development proposal has been informed by a series of technical studies, and includes
assessments of site ecology, traffic and parking, engineering, stormwater quality management
infrastructure. The key conclusions of these assessments are detailed in Section 10 of this Report.

6.5 Other Supporting Documentation
This application includes other supporting documentation. This documentation includes:

= — Appendix A - Development Application Forms and Owners Consent
= Appendix B - Current Title Search, Easement Documentation

= Appendix C —- Contaminated Land Search, RE Mapping

= Appendix D — Architectural Statement

= Appendix E - Development Proposal Plans

= Appendix F - Artist's Impression — Indicative Streetscape Perspective

743 Ann Street, PO Box 1559, Fortitude Valley QLD 4006 Phone 07 3237 8899 Facsimile 07 3237 8833

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Appendix G - Landscape Master Plan
Appendix H - Economic Needs Assessment
Appendix | - Engineering Assessment
Appendix J - Stormwater Management Plan
Appendix K - Water Supply Analysis
Appendix L — Traffic Impact Assessment
Appendix M — Ecological Assessment
Appendix N — Acid Sulfate Soils Assessment
Appendix O — Accessibility Analysis
Appendix P — Certification Assessment
Appendix Q — Code Responses

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743 Ann Street, PO Box 1559, Fortitude Valley QLD 4006 Phone 07 3237 8899 Facsimile 07 3237 8833

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7, SPECIFIC SITE ISSUES &PROPOSALRESPONSE =

 

7.1 Noosa National Park and Site Ecology

The entirety of the western boundary of the site and a portion of the southern boundary directly abut the
Noosa National Park. Understanding and responding to the different ecological values of the site has
been the basis of all design work in developing the ‘Essence of Peregian’ proposal. An ecological
assessment has assisted to determine three distinct separate functional areas within the subject site.

1. Caravan Park Area - The. eastern two-thirds of the site have historically been cleared and
maintained for urban / commercial purposes. This area is characterised by mown grass and
scattered paperbark trees and provides limited habitat value;

2. Remnant Wet Heath Area — The western boundary of the site is largely undisturbed and is primarily
comprised of remnant native wet heath vegetation. This area of the subject site provides significant
habitat values for native fauna species; and

3. Vegetation Buffer — The caravan park area is separated from the remnant wet heath by a strip of
highly disturbed vegetation. The vegetation buffer is comprised of a dense mix of native and exotic
vegetation, however, the abundance of exotic weed species is indicative of historical nutrification
resulting from storm water run off. This part of the subject site creates a habitat interface with some
of the habitat values of the remnant wet heath area, but unable to support faunal species more
sensitive to external disturbances.

The three (3) habitat areas within the subject are further identified in the Ecological Assessment
contained in Appendix M of this Report.

Far from seeking to compromise the native vegetation buffer, the proposal will instead protect this
element of the site, reinforcing it with appropriate native plantings and rehabilitation. Stormwater will
also be effectively managed for both the subject site, and abutting sites. The proposal will significantly
reduce the nutrification currently underway on the site, reducing the amount of weed material which will
develop on the site as a result.

7.1.1 _ Koala Habitat Area
The Nature Conservation (Koala) Conservation Plan 2006 and Management Program 2006-2016 came
into effect on 02 October 2006. This Plan addresses the key threats facing koalas in Queensland.

The subject site is identified as being within an Urban Koala Area. Under the Koala Conservation Plan
this designation recognises areas where urban planning intent is already in place. A site specific
ecological assessment has been undertaken, and is included as an element of this application. A
number of significant animals have been identified as potentially utilising areas of the abutting wetlands
as habitat. No indication of Koalas was identified on any part of the subject site during the site visit.
Refer to Appendix M — Ecological Assessment

7.1.2 Environment Protection Biodiversity Conservation Act 1999

~ The site directly adjoins the Noosa National Park on its western boundary. A number of species listed
as threatened or migratory under the Environmental Protection and Biodiversity Conservation Act 1999
(EPBC Act) potentially occur in the site locality. Accordingly an EPBC Act referral will be submitted to
the Commonwealth Department of Environment and Water Resources (DEWR). The EPBC Act is free-
standing legislation, which is independent of State and Local Governments. As such an application will
be provided separately from this Town Planning Application.

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7.1.3 Environmental Sustainability
The design of the proposal has incorporated considerations of environmental sustainability beyond the
protection of habitat areas alone.

Schedule 8 of The Noosa Plan Designated Rainwater Tank Area Map includes the subject site. In
response rainwater capture has been integrated into the design of beach shacks proposed. Rainwater
will also be captured and stored in large tanks integrated with the pool and recreation areas of the site.
This water will be utilised to maintain landscaping and for toilet flushing.

Stormwater management and treatment has been a key philosophy to the development of this proposal.
Proposed cabins have been spaced to ensure effective management of stormwater can take place.
Stormwater treatment will not only serve flows from within the subject site. It will also treat stormwater
which flows from the adjacent Peregian Beach Hotel site.

The design and sitting of proposed accommodation shacks and hostel have also been carefully
designed to maximise passive solar design and natural ventilation flows.

Landscaping has focused on utilising native species, while ensuring those planted will be appropriate for
both the planned accommodation and the local coastal environment.

7.2 Peregian Beach Village Master Plan

In August 2006 Noosa Council adopted the Peregian Beach Village Master Plan. This plan was
developed to guide future improvements to be made to the streetscapes of Peregian Beach Village.
Outcomes sought by the Master Plan include improvement to the pedestrian realm and the activation of
the public areas of the village. This objective is supported by the proposal, which has incorporated a
high standard of architectural design and a pedestrian walkway which approximately connects to the
pedestrian crossing on David Low Way.

The Master Plan also identifies the western side of David Low Way as being appropriate for business
activity.

7.3 Natural Hazards Overlay

The subject site is identified on the Eastern Beaches Natural Hazards Overlay ~ Bushfire and Acid
Sulfate Soils as containing a Low Potential Acid Sulfate Area 5-20 AHD in the eastern half of the site,
and a High Potential Acid Sulfate Area 0-5m AHD on the balance of the site. .

In response, an assessment of Acid Sulfate Soils has been undertaken for the site. This assessment
has identified an apparently limited amount of Acid Sulfate Soils on site, potentially in isolated locations
with silty clay soils on site. Whilst the amount of Acid Sulfate Soils appears relatively low an Acid
Sulphhate Soil Management Plan is therefore required for the proposal. A draft Acid Sulfate Soils
Management Plan is included in Appendix N of this Report.

The southem portion of Lot 76 in identified as “Medium Bushfire Hazard Area” on the Eastern Beaches
Natural Hazard: Bushfire and Acid Sulfate Soils Overlay. As such, the site will be subject to State
Planning Policy SPP 1/03 - Mitigating the Adverse Impacts of Flood, Bushfire and Landslide. It aims to
minimise the potential adverse impacts of flood, bushfire and landslide on people, property, economic
activity and the environment.

A significant area of buffer to remnant wet heath areas has been integrated into the proposal. This
buffer varies from approximately 30 to 80 metres in width, providing an appropriate setback to the
National Park.

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7.4 —Unexploded Ordinance

‘Searches of the Environmental Management Register and the Contaminated Land Register in relation
to the subject properties have been obtained (A copy of the searches are contained in Appendix C).
These confirmed that the sites are not included on either register. However, a note on the searches
identifies that the lots are part of a larger area with potential for ‘substantial’ residual unexploded
ordnance (UXO) due to the land's previous military use. The UXO is explosive ordnance such as
artillery shells, mortars or grenades that did not explode when used in military training during World War
IL.

The Department of Defence recommends that development of any site identified with potential for UXO
should “only proceed following the conduct of UXO investigation and any necessary remediation by a
qualified UXO investigation and remedial search contractor’.

It would be expected that any approval granted for this proposal would be conditional on such
investigations taking place.

7.5 Traffic, Access and Parking

One hundred and sixty eight (168) car parks have been incorporated into the proposal. This includes
ninety-three (93) car spaces and seven (7) motorcycle spaces to service the commercial and retail
components of the development. Of these spaces fifty (50) car spaces and seven (7) motorcycle
parking spaces are proposed at the basement level within the commercial building. The remaining forty-
three (43) car parking spaces are provided on the internal access road.

A total of fifty-nine (59) car parking spaces are proposed under the accommodation buildings, of which,
six (6) spaces are double bays capable of accommodating trailers. Included within the car parking
supply are two (2) spaces for people with a disability.

An entranceway ‘loop’ porte cochere has been included in the proposal which includes short-term
parking and bus set-down/pick-up opportunities at the front of the accommodation site. The design of
this access also accommodates the pickup/ set-down of persons with a disability.

An analysis of the proposed traffic and parking arrangements has been provided by Cardno Epell
Olsen. This report evaluated the impacts of the proposed development on the operation of two (2)
intersections. Firstly analysis was undertaken of the intersection of David Low Way/Heron Street and
the Peregian Hotel Access. This intersection is a single lane roundabout, and the analysis sought to
determine the level of impact which the development is likely to have on the intersection operation.

The report also analysed the intersection between David Low Way and the unnamed access road to the
subject site. This intersection has a median that is wide enough to enable a right turning vehicle; it has
been considered that a staged right turn is possible at this location.

The analysis shows that both of these intersections were capable of managing the predicted traffic to be
generated from the site without any requirement for upgrades or augmentation.

The Cardno analysis also considered the appropriate refuse collection required by the development.
This analysis concluded that the ‘refuse area’ proposed at the entrance of the development is expected
to be sufficient for predicted refuse storage requirements. A copy of this assessment is included in
Appendix L of this Application.

7.6 Economic Needs Assessment

An Economic Needs Assessment, has been provided by Core Economics in support of this proposal.
This assessment identifies a need to improve the range of tourist products on the Sunshine Coast in
order to retain current market share and increase return patronage. The assessment reinforces this by

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quantifying the significance of the shortfall of hostels / serviced apartments on the Sunshine Coast,
which is in the order of 83,380 nights. This needs assessment therefore reinforces the view of Noosa
Council that the stock of affordable accommodation options needs to be retained and increased.

However the needs assessment also supports the experience of the current owner, identifying that
small scale caravan parks are becoming increasingly difficult to generate profit from. The implications
of this for the subject site are reinforced by its occupancy rates, which are lower than other local parks
within Noosa Shire which have superior waterfront locations, facilities and activities. However there is
also a national trend of a decline in overall visitor numbers to caravan.and camping grounds, with future
declines. predicted in the rate of caravan ownership.

The needs assessment therefore reinforces the relevance and appropriateness of this proposal in the
context of both Peregian Beach Village and the Noosa Shire as a whole.

The needs assessment also examined the on site and near site demand for retail and commercial uses.
The assessment found that there was expenditure potential and demand sufficient to support the level
of retailing proposal. The assessment also identified that significant demand also exists for increased
commercial space.

This Economic Needs Assessment has been included as an element of this application, contained in
Appendix H of this Report.

7.7 Visual Impact Assessment

David Low Way is the main access road, travelling in a south-north direction through the locality. The
Eastern Beaches Locality Plan identifies this road as a major entrance to the Shire’s coastal area and
provides constantly changing vistas of the ocean and the vegetated dune system.

As such an Artists Impression of the proposed development taken from the street perspective has been
undertaken and is included in Appendix F of this Report.

7.8 Water Infrastructure Capability
A Water Supply Analysis has been undertaken by JWP, dated May 2007. This report analysed the
Noosa Shire water supply network to ensure that the system provides sufficient water capacity to meet
predicted demand as a result of the proposal and is sufficient for fire fighting. The report also analysed
if water supply would be able to meet these requirements without disadvantaging other residents and
businesses within the same water zone.

This analysis accounted for both the existing and ultimate Noosa Shire water supply system. It
concluded that sufficient capacity exists to service the proposal for Existing and Ultimate conditions.
Also, that the proposal does not contravene the principle of “no disadvantage’ to existing customers.

7.9 Stormwater Management

The subject site is located adjacent to the Noosa National Park and the topography of the site directs all
overland flow into the National Park. The runoff of urban development into areas such as the sedge
land in the National Park has significant impacts, such as increasing the nutrient load and encouraging
the growth of weed species.

A Concept Stormwater Management Plan has been developed for this proposal by Browns Consulting
(Appendix J). This plan identifies appropriate stormwater quantity and quality management for the site.
The plan proposes utilisation of rainwater tanks throughout the site. This will support water efficiency
through the reuse of this water for the maintenance of proposed landscaping and toilet flushing. It will
also ensure stormwater flows from the subject site remain at similar volumes to the current flow
scenatio. :

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The plan also identifies appropriate treatment for stormwater quality, prior to water flowing into adjacent
buffer and wet heath land. Implementation of this plan will reduce current nutrient loads which are
supporting weed infestation and exotic species within the buffer to the wet heath area. It will also treat
stormwater which flows from the adjacent Peregian Beach Hotel, exceeding the treatment requirements
of the Noosa Planning Scheme.

7.10 Landscaping Masterplan
A detailed Landscape Masterplan has been developed by Vivo Design, and is included as an element of
this application and is contained in Appendix G of this Report. This Masterplan provides an integrated
treatment for the entirety of the proposal providing softening of the proposed buildings, reinforcement of
pedestrian access into and through the site, and a gradual integration of the proposal with the significant
vegetation to the west of the site.

This Landscape Masterplan also includes the introduction of natural landscaping elements such as
stone and wood. It also maximises the use of appropriate native plantings, suitable to the coastal
nature of the subject site.

The Landscape Masterplan reinforces the high standard of design which has been integrated into the
proposal. It will ensure the proposal is both attractive as an accommodation option for Peregian beach,
and a positive contributor to the Peregian Beach Village and David Low Way streetscape.

7.11 Accessibility

During development of the proposal an Accessibility Assessment was undertaken. This assessment
identifies ways in which the proposal can meet the requirements of future visitors who may have
disabilities. Beyond standard requirements of car parking provision, this assessment has been untilised
to ensure that a broad cross section of the community can access the proposed accommodation in
either the beach shack or hostel forms.

A copy of this assessment has been included in Appendix O of this Application.

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8 PLANNINGASSESSMENT =

   

8.1 State Government

8.1.1 South-East Queensland Regional Plan :

The entire subject site is included within the Urban Footprint of the South-East Queensland Regional
Plan. It represents the western extent of the Urban Footprint in this location of the coast as the site
adjoins Noosa National Park, which is excluded. As such, a proposal for commercial and
accommodation uses on the subject site is considered to be consistent with the Regional Plan.

8.1.2 State Planning Policies

State Planning Policies (SPP’s) allow for State Government interests in development related matters.
The main purpose of SPP’s is to shape planning schemes so that the state’s requirements can be
incorporated with those of local governments. There are currently 5 SPP’s and these include:

= SPP 1/92: Development and the Conservation of Agricultural Land

= — SPP 1/02: Development in the Vicinity of Certain Airports and Aviation Facilities.
= SPP 2/02: Planning and Managing Development involving Acid Sulphate Soils.
= SPP 1/03: Mitigating the Adverse Impacts of Flood, Bushfire and Landslide

= SPP 1/07: Housing and Residential Development

= SPP 2/07: Protection of Extractive Resources

= — State and Regional Coastal Management Plans

In terms of the current proposal, State Planning Policies 2/02 and 1/03 are applicable to the subject
proposal, and have been addressed in this Report and associated technical studies.

8.1.3 Referral Agencies

Section 3.3.3 of the Integrated Planning Act 1997 requires that the application be referred to the referral
agencies specified in Schedule 2 of the Integrated Planning Regulations 1998. Accordingly, the
following referral agencies are applicable to this application:

sac AC ead Referral Trigger Referral Type
Department of Main The subject site adjoins David Low Way, . :
Roads which is a State-controlled road. Concurrence Agency

 

The proposal is for a Material Change of
Use for a site for which an area
management advice has been issued

Environmental regarding unexploded ordnance. Concurrence Agency

Protection Agency

The proposal involves a material change
of use within 100 metres of a wetland
The proposal is for a material change of
use on a site with identified remnant
vegetation and is over 2 hectares in size.

 

Department of Natural

Resources and Water Concurrence Agency

The proposal is also located below 20m
AHD and may include the excavation of
over 1000m° of soil or sediment.

 

 

 

 

 

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The subject site is located within 100 ;
Energex metres of an electricity sub station. Advice Agency

 

 

 

 

 

8.2 Planning Scheme Assessment

8.2.1 Strategic Plan
The Planning Scheme for the Shire of Noosa, The Noosa Plan, details the Strategic Framework for

development within the Shire. A key element of this framework, relevant to this proposal is objective
1.7.1. This encourages the majority of urban residential, business, community, industrial and
recreational development be consolidated in the southern coastal part of the Shire within the localities of
Eastern Beaches, Noosa Heads, Noosaville and Tewantin.

8.2.2 Desired Environmental Outcomes

DEO 3.1.3g Open Space, Environment and Conservation Functions is of relevance to this application. It
seeks for networks of natural habitat to be sensitively managed and for water quality and biodiversity to
be protected. The DEO identifies that these objectives should be achieved while supporting the local
economy.

DEO 3.1.3] Tourism supports that the tourism industry be development and sustained. The DEO also

identifies that this should be achieved, in part, via the following approaches:

= based on the Shire’s natural assets including the subtropical climate, the beaches, the National
Parks and bushland;

= focused on the coastal localities of Noosa Heads, Noosaville, Sunshine Beach and Peregian Beach;
and

= offers visitors a range of experiences and accommodation types.

It is considered that this proposal meets the objectives of these Desired Environmental Outcomes.

8.3 Noosa Shire Planning Codes and Related Provisions

8.3.1 Eastern Beaches Locality Code

The subject site is identified within the Eastern Beaches Locality Plan. The overall outcomes sought for

the Eastern Beaches Locality or relevance to this proposal include:

= ensuring new uses and works are well located, designed and managed,

= ensuring the Eastern Beaches Locality retains its primary role as a residential area, though
continues to provide some visitor accommodation and a range of local retail and commercial
functions at Sunshine Beach, Sunrise Beach and Peregian Beach;

« Emphasis is placed on the protection and retention of low cost accommodation consistent with
maintaining a diversity of accommodation types for visitors to the locality;

= Areas of native remnant or regrowth vegetation, including their biodiversity and habitat values are
protected.

The Eastern beaches Locality Plan also identifies a series of outcomes specifically sought for Peregian

Beach. These outcomes include, in part, that:

= Peregian Beach provides a mix of detached houses, multiple housing and visitor accommodation for
residents and visitors;

" awide range of local retail, commercial and entertainment and dining uses within the neighbourhood
centre serve the immediate needs of residents and visitors of the locality;

= the sense of arrival to the coastal communities of Noosa Shire from the south is emphasised.

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An assessment of the proposal has been undertaken, demonstrating compliance with the performance
requirements of this code. Full details of this code assessment are contained in Appendix Q of this
report.

8.3.2 Open Space Zone Code
The Noosa Planning Scheme identifies specific code provisions for the Open Space Zone within the

Eastern Beaches locality. Lot 76 on Crown Plan MCH 2969 is zoned for open space purposes, and
assessment of the proposal against this code is therefore required.

An assessment of the proposal has been ‘undertaken, demonstrating full compliance with the
requirements of the code. Full details of this code assessment are contained in Appendix Q of this
report.

8.3.3 Semi-Detached Housing Code
The Noosa Planning Scheme identifies specific code provisions for the Semi-detached Housing Zone

within the Eastern Beaches Locality. Lots 8, 9 & 10 on P9315 are zoned for Semi-Detached Housing,
and assessment of the proposal against this code is therefore required.

An assessment of the proposal has been undertaken, demonstrating full compliance with the
requirements of the code. Full details of this code assessment are contained in Appendix Q of this
report.

8.3.4 Visitor Accommodation Code

Due to the tourism nature of the proposal, the application requires assessment against the Visitor
Accommodation Code. This code generally seeks to ensure accommodation is compatible with the
natural environmental values of the Shire and surrounding land uses, protects residential amenity
integrates with the surrounding locality, is energy and water efficient, and is suitable to the needs of
visitors.

An assessment of the proposal has been undertaken, demonstrating full compliance with the
performance standards of the code. Full details of this code assessment are contained in Appendix Q
of this report.

8.3.5 Business Use Code

The proposal includes the development of commercial buildings along David Low Way, and as such
requires assessment against the Business Uses Code. The overall outcomes sought for the Business
Uses Code generally include ensuring adequate access to goods and services, contributing positively to
employment and economic activity, having a high level of accessibility and functionality and recognises
and protects the natural resources and environmental values of the Shire.

An assessment of the proposal has been undertaken, demonstrating full compliance with the
requirements of the code. Full details of this code assessment are contained in Appendix Q of this
report. ,

8.3.6 Driveways and Parking Code /

The proposal changes the access and car parking requirements of the site, and therefore requires
assessment against the Driveways and Carparking Code. The overall objectives sought by this code
generally include to ensure safe and functional site access and car parking is provided for vehicles,
cyclists and pedestrians, reduce the reliance on private vehicles, to ensure provision is made for the
standing, parking, loading and unloading, access and manoeuvring of service vehicles within the
development site, and for vehicular access not to adversely impact on existing public parking,
landscaping or native vegetation.

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An assessment of the proposal has been undertaken, demonstrating full compliance with the
performance requirements of the code. Full details of this code assessment are contained in Appendix
Q of this report.

8.3.7 Erosion and Sediment Control Code

All land development has the potential to result in erosion and sediment loss, with potential
environmental impacts. As such the proposal requires assessment against the Erosion and Sediment
Control Code. The overall objectives of this code generally include ensuring there is no significant
environmental harm caused by the effects of erosion and sediment transport associated with
development, disturbance of land is minimised and where disturbance is required that the area by
stabilised and restored promptly and effectively.

An assessment of the proposal has been undertaken, demonstrating full compliance. with the
requirements of the code. Full details of this code assessment are contained in Appendix | of this
report.

8.3.8 Landscaping Code
The proposal includes extensive landscaping, and therefore requires assessment against the

requirements of the Landscaping Code. The overall outcomes of this code seek to achieve a high
quality of landscape design that retains, reinforces and enhances the natural landscape character of the
site, streetscape and locality, protects and enhances ecological and biodiversity values, facilitates
effective water management, and includes appropriate plantings, which are relevant to the function of
the use and topography of the site.

An assessment of the proposal has been undertaken, demonstrating full compliance with the
requirements of the code. Full details of this code assessment are contained in Appendix Q of this
report,

8.3.9 Waste Management Code
The proposal will change the waste generation, and resulting waste management requirements of the

subject site. As such assessment against the Waste Management Code is required. The overall
objectives for this code generally relate to ensuring waste storage, disposal and management is safe
and ecologically sustainable, without causing environmental nuisance and ensuring that waste is able to
be collected and disposed of conveniently.

An assessment of the proposal has been undertaken, demonstrating full compliance with the
requirements of the code. Full details of this code assessment are contained in Appendix Q of this
report.

8.3.10 Water Supply and Sewerage Code
The Noosa Shire Plan requires assessment of the proposal against the Water Supply & Sewerage

Reticulation Code. The overall objectives of this code are generally to provide water supply and
sewerage infrastructure that all infrastructure is designed and constructed in accordance with
acceptable engineering design standards and able to fully integrate with existing infrastructure.

An assessment of the proposal has been undertaken, demonstrating full compliance with the
requirements of the code. Full details of this code assessment are contained in Appendix | of this
report.

8.3.11 Water Sensitive Design Code
The Noosa Shire Plan requires assessment of the proposal against the Water Sensitive Design Code.

The overall outcomes sought by the Water Sensitive Design Code are to ensure that all site run off is
suitably treated or reused, that development reduces the need for mains water, encourages the use of

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pipeless stormwater management systems, does not result in adverse impacts on downstream
ecosysystems, properties and infrastructure and ensure water reuse facilities have no adverse impact
on the quality of the town mains water.

An assessment of the proposal has been undertaken, demonstrating full compliance with the
requirements of the code. Full details of this code assessment are contained in Appendix | of this
report.

8.3.12 Natural Hazards Overlay Code
The subject site is identified on the Eastern Beaches Natural Hazards Overlay - Bushfire and Acid

Sulfate Soils. The overall objectives of the code generally relate to ensuring the risk from the natural
hazard to people, property and the natural environment is minimised, ensuring development does not
result in a material increase in the extent or severity of natural hazards or the generation or release of
acid and associated metal contaminants into the environment.

An assessment of the proposal has been undertaken, demonstrating full compliance with the
performance standards of the code. Full details of this code assessment are contained in Appendix Q
of this report.

8.3.14 Biodiversity Code
The subject site is identified on the Biodiversity Overlay. The overall objectives of the code generally

relate to maintaining the biological diversity of native flora and fauna and their habitats. The
Biodiversity overlay has not been highlighted over the subject site, but because of the sites close
proximity to a environmentally protected area we have responded to the code.

An assessment of the proposal has been undertaken, demonstrating full compliance with the
performance standards of the code. Full details of this code assessment are contained in Appendix Q
of this report.

8.3.15 Earthworks Code

The Noosa Shire Plan requires assessment of the proposal against the Earthworks Code. The overall
objectives of this code are generally to ensure that earthworks do not unreasonably impact on the
natural environment or other properties with regard to- land stability (including differential settlement or
expansion in reactive soils), contamination of land, flooding and drainage, groundwater, watercourses
and wetlands, loss of native remnant or regrowth vegetation; and earthworks are designed and
constructed to be structurally sound.

An assessment of the proposal has been undertaken, demonstrating full compliance with the
requirements of the code. Full details of this code assessment are contained in Appendix | of this
report.

8.3.16 Existing Services Code

The Noosa Shire Plan requires assessment of the proposal against the Existing Services Code. The
overall objectives of this code are generally to ensure existing council owned underground infrastructure
is protected from potential or actual damage caused by development; underground infrastructure is
accessible for maintenance purposes; and existing services are identified and methods of protection
and access are implemented in the design of the development.

An assessment of the proposal has been undertaken, demonstrating full compliance with the
requirements of the code. Full details of this code assessment are contained in Appendix | of this
report.

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ETS CVg tm sist to)
Acceptable Solutions
Not Met

   

$4.1 Buildings and other structures
have a maximum height of —

a) ifin the Attached Housing Zone
and located in Sunshine Beach—12m;
b) ifin the Visitor Mixed Use Zone—
12m, except for Lots 75-77 Heron
Street, Peregian Beach—8m;

C) if in the Open Space Recreation
Zone or the Community Services
Zone and used for an indoor sporting
complex—11m;

d) if in the Rural Settlement Zone—
8m, or 9m where the pitched roof but
no other part of the building or
structure exceeds 8m; or

e) in all other zones— 8m.

 

_ ALTERNATIVE SOLUTIONS PROPOSED

Performance Criteria

04 Buildings and other structures—
a) are low rise and present a building
height consistent with structures on
adjoining and surrounding land;

b) do not exceed a maximum height
of—

i. For the Attached Housing Zone within
Sunshine Beach—3 storeys;

ii. For the Visitor Mixed Use Zone—3
storeys, except for Lots 75-77 P9311
Heron Street, Peregian Beach—2
storeys; or

__ lil, For any other zone— 2 storeys;

c) do not visually dominate the street,
adjacent properties, surrounding spaces
or the existing skyline;

d) preserve the amenity of surrounding
land, including existing sunlight to
neighbouring properties; and

€) respect the scale of the dune and
coastal vegetation.

Yq Pe coesceeer

vwpmm
\

 

Alternative Solutions
Proposed to Meet

Performance Criteria
The proposal includes

buildings, of varying heights across the
site.

   

numerous

Commercial buildings (zoned Semi-
attached) will have building height of
7.45m from the natural ground level at
the street. The building will exceed the
stipulated building height at the rear of
the site because of the natural slope.
This is considered acceptable in this
instance as the building will not be
perceived to exceed the building height
from the street level.

The beach shacks/cabins are located
within the lower portion of the site and is
zoned Open space Recreation. The
building height does not exceed 11m

The visitor hostel has maximum height
of 12.3m which exceeds the maximum
height of 11m. The visitor hostel does
noi exceed the building height of the
commercial building or the existing
Peregian Beach Hotel and therefore it is
not considered to create effects on the
amenity of neighbouring buildings.

The height enables efficient use of the
site in terms of car parking, and a
resulting limitation of hard, impervious
services for the site.

The height of the proposed hostel
buildings have been carefully designed
to be effectively screened by proposed
and existing commercial buildings along
David Low Way, including the Peregian
Beach Hotel. Refer to Appendix E-
Development Proposal Plans

The proposal is therefore responsive to
the features of the site, while protecting
visual amenity of the locality.

For a more detailed description of the
proposed design of the buildings refer
to Appendix D ~ Architectural Statement

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$14.3 Cut or fill is less than 1.5m in
depth;

014 Development on sloping sites—

a) is responsive to the natural
topography of the site and minimises
cut and fill;

b} does not visually dominate the hill
slope or interrupt the skyline;

¢) is integrated with the natural site
characteristics including vegetation; and
d) for Multiple housing, takes the form
of small separate buildings.

Visitor Accommodation Code
Acceptable Solutions

CUE MCI!
Not Met

$35.1

Acommon room with a minimum floor
area of not less than 7% of the visitor
hostels total gross floor area is
provided; and

Common rooms

035

Acommon room, sufficient in size to
accommodate 60% of occupants at any
one time, is provided.

Biodiversity Code
Xerele ele) (mere Leu}
Ney aa

Performance Criteria

$4.1 A minimum separation distance
of 100m is provided between a
wetland and any adjacent
development or use.

04 Wetlands are protected from
removal or degradation and any

       

prevented, minimised or mitigated by—

a) maintaining adequate separation
between the wetland and any
adjacent development or use9;

b) minimising any modification of the
natural characteristics of the
wetland, including the topography,
surface and groundwater
hydrology, water quality and flora
and fauna species;

c) preventing any new development
within wetlands;

d) minimising access to the wetland;

e) minimising impacts associated with
pest insect control and invasion by
undesirable plant species; and

f) providing for the rehabilitation and
replanting of degraded wetlands.

   

Natural Hazards Overlay Code

Acceptable Solutions Tae] Ont CLaT|

elm Cea

adverse impacts on wetlands are-

4
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acomes company

There will be small areas where the cut
will exceed 1.5m in depth to allow for
the undercroft car park. This considered
the most. adequate solution for the
existing slope of the land.

PU Eimer ely
Proposed to Meet

Performance Criteria

The proposed layout of the units
incorporates a living room as part of the
each shared unit, which fulfils the
requirement for providing guests with a
common indoor recreation area. The
development provides _—extensive
outdoor recreation spaces for all guests
to utilise.

   
    

Alternative Solutions
Proposed to Meet

CUA ALEC ed ELLE)

The proposed vegetation buffer covers
the entire length of the western
boundary with no development to occur
within this buffer, which removes any
fragmentation of the vegetation. Refer
to Appendix M - Ecological Assessment

   

The proposed development has-
provided a buffer area of between
approximately 35 metres up to 80
metres between the Wet Heath area to
the west of the site. The proposed
buffer will retain the existing vegetation
and will plant some new species to
minimise any modification to the wet
heath area by providing a physical
buffer restricting access and
implementing environmentally sensitive
stormwater management devices,
which ensures that any runoff from the
site is of a high quality and reduces the
volume of flow from the site. There is no
proposed pest insect control to be
carried out on the subject site. The
buffer zone will be planted with
desirable plant species and any weed
species will be removed.

Alternative Solutions
Proposed to Meet
Performance Criteria

743 Ann Street, PO Box 1559, Fortitude Valley QLD 4006 Phone 07 3237 8899 Facsimile 07 3237 8833

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Page 31

$41

The use is sited on land that is not in
a Medium or High Bushfire Hazard
Area29.

$9.1

Firebreaks are provided by—

a) cleared road reserve not less
than 20m wide located around
the perimeter of the
development; or

b) fire access tracks between the
development and surrounding
vegetated lands that—

i, are a minimum cleared width
of 6m;

ii, have a maximum grade. of
12.5% (1:8);

iii. have a formed pavement;

iv. have access at each end
and in other locations where
necessary;

v. have passing areas and
turning areas;

vi. have clearly _ identified
access points for emergency
vehicles; and

vii. are located on public land or
within access. easements
that are granied in favour of
Noosa Shire Council and the
Queensland Fire = and
Rescue Service.31

New Uses

04

The proposed use does not
compromise the safety of people or
property from bushfire

Firebreaks and fire access tracks

09

Firebreaks or fire access tracks
provide—

a) adequate access for fire fighting
and other emergency vehicles; and

b) adequate width to minimise the risk
of fire crossover.

Driveways and Carparking Code
Acceptable Solutions

Cela Cea

  

$9.1
The number of parking and loading
bays is not less than the minimum
number specified in Table 14-47
Vehicle Parking Requirements; or

Performance Criteria

o9

Sufficient carparking is provided to

accommodate the number and type of

vehicles likely to be generated by the

development having regard to the

specifics of the use including—

(a) _ the type and intensity of land use;

(b) any existing parking available on
the site; :

(c) hours of operation;

{d) likely numbers of users;

(e) the peak parking demand periods
of uses on the site; and

(f) _ the availability of alternative
carparking.

  

“pmm

Part of the site is located within a
Medium Bushfire Hazard Area. The
Majority of the proposed development is
not located within this area and has
been designed to mitigate the effects of
Bushfire.

The size and location of the proposed
development does not warrant the
inclusion of a fire trail along the western
boundary. The threat of bushfire is from
the south west of the site and access
for fire fighting can be achieved from
the existing unnamed road to the south
of the site. This road is public land
allowing access for Noosa Shire
Council and the Queensland Fire and
Rescue Service.

Alternative Solutions
Proposed to Meet
Performance Criteria

The required parking rates and the
number of car parks provided have
been outlined in the Traffic
Infrastructure Assessment- Refer to
Appendix L

   

  

743 Ann Street, PO Box 1559, Fortitude Valley QLD 4006 Phone 07 3237 8899 Facsimile 07 3237 8833

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Page 32

‘Beones company

4 omm
A

10. CONCLUSION.

 

The subject application seeks approval for a Development Permit for a Material Change of Use from
a Caravan Park to Visitor Hostel, Accommodation Units (Beach Shacks), Commercial, Retail and
Restaurant on land situated at 215 - 219 David low Way, Peregian Beach.

If supported, this development will result in changes to the use of the Peregian Beach Caravan Park
site. However, rather than the loss of affordable accommodation on site, the proposal will enable this
level of accommodation to be offered in a form more relevant for today’s visitor market and
expectations.

Development of this proposal has also integrated ecological sustainable development as a key design
tenant. Detailed analyses of the ecology of the site has taken place, resulting in over one third of the
site are being allocated for environmental protection or buffering. The proposal also integrates light
weight building form, passive solar design and ventilation, rainwater capture and reuse and landscaping
predominantly comprised of native Australian species. The proposal also offers the opportunity to
substantially reduce nutrification impacts on remnant wet heath land which currently results from
stormwater run off originating from both within the subject site and from abutting sites.

Beyond the economic and environmental merits, the proposal also includes a very high standard of
design providing an appropriate southern gateway to Peregian Beach Village.

Approval for this development is sought on the basis that: it has been demonstrated that the proposal is
consistent with the intent of the Eastern Beaches Locality and specifically strategic objectives sought for
Peregian Beach. In addition the proposal generally complies with the relevant Codes of the Planning
Scheme for the Shire of Noosa, The Noosa Plan.

It considered that the proposal is highly compatible with both the established and proposed uses within
the locality. As such, this report recommends that Noosa Council approve this development subject to
reasonable and relevant conditions

743 Ann Street, PO Box 1559, Fortitude Valley QLD 4006 Phone 07 3237 8899 Facsimile 07 3237 8833

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