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

                                                                      15006 – North Shore Beach Houses June 2016




7.2    Appropriateness of the Current Development

The existing development on the subject land has never contained facilities normally expected for
specific visitor accommodation such as a resort development. The current development provides
ancillary facilities normally expected in a group housing development, including a recreation club
area in common property comprising outdoor pools and a spa, barbecue areas, games room,
community meeting room and amenities. The existing development on the land is not a typical
resort development and does not provide for budget accommodation.

The existing development does not contain any Entertainment and Dining uses or conference
facilities that would normally be provided and expected with resort developments, such as the
“Viridian Noosa Resort” at Noosa Heads or the “Ivory Palms Resort” in Noosaville. Each of these
developments also have different locational advantages being within close proximity to the main
coastal area of Noosa, having greater accessibility to patrolled beaches, commercial uses and other
facilities and services.

Another significant difference between the existing development and other normal resort
developments is that the purported eco-cabins are in effect, large architecturally designed dwellings,
mostly 2 storeys in height each contained within separate freehold allotments. These existing
dwellings are not cabins, which according to the planning scheme is defined as … a free standing
building, not exceeding 100m² in gross floor area and not including a laundry, used for overnight or
holiday accommodation.

The existing development is really a group housing development that has been restricted by the
conditions of approval to be used for visitor accommodation purposes only. Because of the
conditions imposed, the current use of the land is best defined as Visitor Accommodation Type 4
Conventional, which is not a consistent use in the Visitor Mixed Use zone. The development as
constructed would ordinarily be defined as Multiple Housing Type 4 Conventional.

Having regard to the nature of the development, the location on the Noosa North Shore with
restricted access and that the preliminary approval has lapsed, it is suggested that the current
development is unlikely to ever operate as originally intended. In my opinion, the existing
development should not have been allowed in its current form and does not represent the intended
use of the land under the former or current planning scheme. Further, from an economic
perspective, it is highly likely that allowing more flexibility with the type of residential uses on the
land will increase the occupancy rate generally, which will have benefits for the long term
sustainability of the development and improve the local economy on the Noosa North Shore.

7.3    Other Visitor Mixed Use Zones

In this case it is relevant to consider the Visitor Mixed Use Zone and other provisions under the
planning scheme that are relevant in the assessment. This is particularly the case given that an
assessment is required against the whole of the planning scheme.

The Visitor Mixed Use Zone applies to a number of localities within Noosa and not just the Noosa
North Shore Locality. In other locations such as the Noosaville Locality, the provisions under the




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