Town Planning Report - Development Application 90 Beach Road, Noosa North Shore 28 June 2016

                                                                      15006 – North Shore Beach Houses June 2016




there are no specific provisions that prevent a mix of appropriate uses occurring on the subject land,
other than the above. The Visitor Mixed Use Zone by its name suggests a multitude or mix of uses,
which is the case in other localities. It is accepted that the intensity and scale of development should
appropriately reflect the nature of the locality on the Noosa North Shore and this will not be
changed by the proposal.

It is intended by the proposal that the land be used for visitor accommodation and in part for
detached housing. The development on the land as a whole is able to retain the same level of
accommodation, while allowing for market forces to determine the most appropriate use on the
land. Further, the development does not impact upon the distinct open space values of the Noosa
North Shore. Consequently, while the proposed development might not be entirely consistent with
the specific outcomes above, in my opinion, the development on the land as a whole does not
seriously offend the overall outcomes or the purpose of the Noosa North Shore Locality Code.

Effects of Use (O23 & O24):
It is accepted that the proposed development is not for visitor accommodation; however this use
will be maintained on the land within the existing built form with no adverse impact upon the
existing landscape treatments and vegetation buffer areas. Further, the existing visitor
accommodation on the land does not provide for any community facilities or Entertainment and
Dining uses.

It is noted that specific outcome O24 seeks to provide for a mixed use development, incorporating
dwelling units or accommodation units, yet Visitor Accommodation Type 4 Conventional Types 1 &
4 are not supported as a consistent use in the zone. Further, this outcomes refers to mixed use
development and is not purely visitor accommodation. The proposed development seeks to allow
detached housing within the existing dwellings, which adds to the mix of uses to be provided. The
existing development on the land does not include other business uses.

The proposed development will result in a mixed use development and does not offend the specific
outcomes.

Built Form (O25, O26 & O27):
The proposed development being for an additional use in the existing dwellings will not have an
impact upon the existing streetscape character or visual amenity of the locality.

Specific outcome O27 refers to Lot 2 on RP135678; however this land is located to the north of the
subject land and contains the existing North Shore Hotel and other visitor accommodation uses and
is not relevant to the assessment. This is particularly the case given the preliminary approval over the
land has now lapsed.

6.3    Overlay Codes

The subject land is potentially affected by a number of overlay maps including:
   • Biodiversity Overlay being partly included in the Environmental Protection Area;
   • Natural Hazard being partly included in the Medium Bushfire Hazard Area and acid Sulfate
       Soils (High Potential Acid Sulfate Area 0-5m AHD).




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