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Bounce Noosa - Other Change Planning Report · MCU18/0102.02
Town Planning Report Request for an ‘Other Change’ to the Development Approval (MCU18/0102) 14 – 16 Mary Street, Noosaville 4566 QLD Lots 3 and 4 on RP 122928 Bounce Hostel Noosa Pty Ltd ATF The Bounce Hostel Unit Trust
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Page 2
Table of Contents
Important Note 2
1. Summary 3
2. Background 4
2.1 Council Ref - MCU18/0102 4
2.2 Council Ref - Temporary Use Permits 4
3. Development Intent – Proposed Change 5
4. Proposed Change to Conditions 6
4.1 Item 2 - Development Approval Type 6
4.2 Condition 5 6
4.3 Condition 8 6
5. Planning Assessment 7
5.1 Development Codes 7
Strategic Framework 7
Amenity 7
Carparking 10
5.2 Other Change 11
6. Conclusions 12
List of Tables
Table 1 - Code assessment ..................................................................................................................................... 8
Table 2 - Car parking ............................................................................................................................................... 10
Appendices
Appendix A - Entertainment Noise Assessment prepared by Live It Acoustics.
Appendix B - Carpark Circulation Count prepared by Bounce Noosa.
RG Strategic Planning Report – Other Change Application 1
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Important Note
Apart from fair dealing for the purposes of private study, research, criticism, or review as permitted
under the Copyright Act, no part of this report, its attachments or appendices may be reproduced
by any process without the written consent of RG Strategic. All enquiries should be directed to RG
Strategic.
We have prepared this report for Bounce Hostel Noosa Pty Ltd ATF The Bounce Hostel Unit Trust
(“Client”) for the specific purpose of demonstrating the proposed use as being permitted under the
Noosa Plan 2020 (“Purpose”). This report is strictly limited to the purpose and the facts and matters
stated in it and does not apply directly or indirectly and will not be used for any other application,
purpose, use or matter.
In preparing this report we have made certain assumptions. We have assumed that all information
and documents provided to us by the Client or as a result of a specific request or enquiry were
complete, accurate and up to date. Where we have obtained information from a government
register or database, we have assumed that the information is accurate. Where an assumption has
been made, we have not made any independent investigations with respect to the matters the
subject of that assumption. We are not aware of any reason why any of the assumptions are
incorrect.
This report is presented without the assumption of a duty of care to any other person (other than
the Client) (“Third Party”). The report may not contain sufficient information for the purposes of a
Third Party or for other uses. Without the prior written consent of RG Strategic;
• this report may not be relied on by a Third Party; and
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RG Strategic Planning Report – Other Change Application 2
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1. Summary
RG Strategic has prepared this development application on behalf of Bounce Hostel Noosa Pty Ltd
ATF The Bounce Hostel Unit Trust. The purpose of this report is to seek approval for an ‘other change’
to MCU18/0102. The subject site is 14 – 16 Mary Street, Noosaville known as the Bounce Resort.
The other change seeks to include a Food and Drink Outlet within the resort. This change means
that guests not staying at the Resort can attend the premises to consume the food and drink
offerings within the resort.
No building work is required for the Food and Drink Outlet to operate with the existing kitchen and
café bar area utilised for food and drink preparation. These spaces are lawful to offer food and
beverages, with all relevant approvals in place (food licences and liquor licence from the Office of
Liquor and Gaming Regulation).
The key aspects of the development are:
• No change to the operation as Bounce resort has been lawfully operating since December
2021 under COVID Temporary Use Permits which allow external guests to attend the site.
The proposal only seeks to operate in this manner on a permanent basis. Noting no
complaints from surrounding residents have been lodged with Council.
• The operator has demonstrated over the year that external guests can visit the site and
consume food and beverages without any negative impacts on surrounding residents.
• A manager lives onsite and is available 24 hours.
• No car parking or traffic issues has been created or raised in the last year while external
guests have attended the site under the Temporary Use Permit.
This request includes the following changes to the conditions of approval.
Delete condition 5 – it is superfluous as the approval clearly sets out the use.
Amendment condition 8 to read:
8. The café, sundeck and associated facilities within the resort, as indicated on the approved
plans, is approved to be used by resort guests and non-staying guests associated with the
Food and Drink Outlet use.
8. The café, pool and sundeck must only be available for the residents of the visitor
accommodation use and must not permitted for use by persons not staying in the visitor
hostel.
This report should be read in conjunction with MCU18/0102 and the accompanying covering letter,
DA Form and Appendices. The development is appropriate and is not anticipated to impact upon
the amenity of the development or surrounding residents. Council’s approval of the application is
therefore sought, subject to relevant and reasonable conditions.
RG Strategic Planning Report – Other Change Application 3
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2. Background
2.1 Council Ref - MCU18/0102
• On 15 November 2018 Council approved a Development Permit for Visitor accommodation
Type 4 - conventional.
• On 21 March 2019 Council issued a Negotiated Decision Notice a Development Permit for
Visitor accommodation Type 4 - conventional This approval included stringent conditions
relating to noise emanating from the site.
The operation, since opening, has fully complied with all conditions of approval including the
onerous conditions relating to noise such as Conditions 3d, 6 and 7.
2.2 Council Ref - Temporary Use Permits
On 1 December 2021, Council approved the first Temporary Use Permit (for COVID) to allow
registered external guests (non-residents) to use the café and outdoor sundeck area for the
consumption of food and beverage sold onsite. This Temporary Use Permit has been extended and
is current until June 2023.
RG Strategic Planning Report – Other Change Application 4
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3. Development Intent – Proposed Change
The applicant is proposing an ‘other change’ to the approval to include a Food and Drink Outlet.
This is to allow for external guests (non-staying) to attend the site for the consumption of food and
beverages sold on site. Noting the café, sundeck and associated facilities within the resort will be
non-exclusive and will be used for both staying and non-staying guests.
No building work is required for the Food and Drink Outlet to operate with the existing kitchen and
café bar area utilised for food and drink preparation. These areas are lawful to offer food and
beverages with relevant approvals in place (food licences and liquor licence from the Office of Liquor
and Gaming Regulation).
The key aspects of the development are:
• No change to the current operation as the Resort has been lawfully operating since
December 2021 under the Temporary Use Permit (current until June 2023) which permits non-
staying guests to attend the site and consume food and beverages. Noting that no
complaints from surrounding residents have been registered by Council in this time. The
proposal only seeks to operate in this way on a permanent basis.
• The operator has demonstrated over the year that external guests can visit the site without
any negative impacts on surrounding residents.
• A manager lives onsite and is available 24 hours.
• No car parking or traffic issues have been created or raised in this period of the Temporary
Use Permit. Importantly, this application is requesting that the 3 car spaces and 3
motorcycle spaces created on street as part of the original approval are included in the car
parking calculation for the Food and Drink Outlet Use.
This request includes the following changes to the conditions of approval.
Delete condition 5 – it is superfluous as the approval clearly sets out the use.
Amendment condition 8 to read:
8. The café, sundeck and associated facilities within the resort, as indicated on the approved
plans, is approved to be used by resort guests and non-staying guests associated with the
Food and Drink Outlet use.
8. The café, pool and sundeck must only be available for the residents of the visitor
accommodation use and must not permitted for use by persons not staying in the visitor
hostel.
RG Strategic Planning Report – Other Change Application 5
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4. Proposed Change to Conditions
The following Item and Conditions contained within the Existing Approval are sought to be amended
or deleted to advance the proposal.
4.1 Item 2 - Development Approval Type
It is requested to change Item 2 - Decision Details to include a Food and Drink Outlet and to read
as follows:
• Development Permit for Material Change of Premises (Visitor Accommodation Type 4
Conventional) and a Food and Drink Outlet as defined under Noosa Plan 2020.
4.2 Condition 5
Existing condition 5 reads as follows:
5. The approved accommodation units must be used for short term visitors only. The approved
units must not be occupied by persons for the purpose of permanent accommodation.
It is sought to delete this condition as it is superfluous as Item 2 clearly states the use is only for visitor
accommodation and The Noosa Plan 2006 clearly defines Visitor accommodation Type 4
Conventional.
Change condition 5 to read as follows:
Condition 5 - Deleted
4.3 Condition 8
Existing condition 8 reads as follows:
8. The café, pool and sundeck must only be available for the residents of the visitor
accommodation use and must not permitted for use by persons not staying in the visitor
hostel.
Change Condition 8 to reads as follows:
8. The café, sundeck and associated facilities within the resort, as indicated on the approved
plans, is approved to be used by resort guests and non-staying guests associated with the
Food and Drink Outlet use.
RG Strategic Planning Report – Other Change Application 6
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5. Planning Assessment
5.1 Development Codes
Strategic Framework
While the application for a Food and Drink Outlet is inconsistent and requires impact assessment
subject to the whole of the Planning Scheme, assessment is limited given there are only 2 key matters
raised, noise (amenity of surrounding residents) and carparking. An assessment of need is not
considered appropriate in this instance given that the use is minor in nature and scale and one that
is generally located in a resort such as Bounce.
An assessment is provided against the relevant provisions of the Noosaville Local Plan Code, the
District Centre Zone Code and the Driveways and Parking Code below and in Table 1.
Amenity
The subject site is unique as the short-term accommodation (STA) is an inconsistent use in the
Precinct except for on the subject site where STA is identified specially as a consistent use. The
proposed Food and Drink Outlet is a use which is ordinarily seen in a resort of this type and used for
guests and non-staying guests. A business model required for commercial sustainability. The
following list provides a few of the resorts which offer food and beverages to the public, most of
which are in residential zones and subject to the same potential impacts as this proposal. The list
demonstrates that Food and Drink Outlets can be successfully integrated into resorts in residential
areas without negative impacts on surrounding residents or guests. Some examples (not an
exhaustive list) around the Shire are:
• The Islander Resort Noosa has multiple food and drink offerings located along Thomas
Street and Gympie Terrace;
• Da Vos, while not all STA is a situation where residential coincides with Food and Drink
Outlets;
• South Pacific Resort has both permanent and visitors accommodation and offers a busy
Thai, Izzy Chai;
• RACV resort has 2 food and drink offerings, Arcuri Restaurant and Dazza’s Bar;
• Noosa Blue Resort offers Pressed@Blue a fully licenced café;
• Noosa Lakes Resort - Nguyen Brothers Vietnamese restaurant.
RG Strategic Planning Report – Other Change Application 7
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The following Table 1 outlines key provisions and assessment of the Noosaville Local Plan Code and
District Centre Zone Code (Mary Street Health and Wellbeing Precinct)
Table 1 - Code Assessment
Provision Assessment and Compliance
Noosaville Local Plan Code
Overall outcome The proposal offers an opportunity for residents and visitors to
(i)In the vicinity of Gibson Road and Mary the area an alternative food and drink offering in a casual
Street, the District centre zone provides a atmosphere. The proposal will service the needs of both
range of business, entertainment and residents and visitors.
community activities to service the needs of The proposal is minor in nature and small scale, using only a
residents and visitors in a form and scale that portion of the pool deck, and is in keeping with the scale of the
does not detract from the role and function of resort. The use area is located in the courtyard area and does
the Noosa Business Centre not activate Mary Street and is hidden from view of surrounding
residences. The proposal fully complies with the overall
outcome.
PO1 The resort is approved to only cater for staying guests whereas
Development enhances the role of Noosaville PO2 seeks that development provides services for the
as a major focus for visitor accommodation permanent residents. The Food and Drink Outlet allows non-
and services in Noosa Shire with high levels of staying guests including permanent residents to use the site
accessibility to outdoor recreational pursuits and contribute to the Noosaville lifestyle.
and urban services. Under the Temporary Use Permit, the resort has successfully
catered for permanent residents for more than 1 year and fully
PO2 complies with both PO1 and PO2.
Development contributes to the lifestyle and
amenity of permanent residents of Noosaville,
and services communities outside of the local
plan area.
District centre zone code
Mary Street/Thomas Street Health and Wellbeing Precinct
Overall outcomes The proposal continues to provide low-cost budget
3(b)Low-cost short-term accommodation, accommodation while also complying with PO2 of the
such as a backpackers hostel, may be located Noosaville Local Plan Code to service permanent residents of
at 14-16 Mary Street. the area. It is an essential model for commercial sustainability
(d)Development does not generate large that non-paying guests are permitted on the premises to
volumes of traffic or require significant consume food and drink.
customer parking. It is considered onerous that Council is requiring a traffic report
by an RPEQ as the Food and Drink Outlet Use. has been
operating lawfully for more than 1 year with no adverse impacts
on Mary Street traffic or car parking, or surrounding residents.
Further, Council on many occasions around the Shire, has
included on-street car parking provided by the development to
be included in the car parking calculation.
The original approval did not consider the 3 car spaces and 3
motorcycle spaces created by this development on the street
directly in front of the resort. The proposal triggers 4 spaces
which is generally the number of spaces provided in Mary Street
RG Strategic Planning Report – Other Change Application 8
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by the development.
A Carpark Circulation Count over a period of 7 days (Monday
13th February to Sunday 19th February) was undertaken by the
hostel operator and is enclosed as Appendix B. Whilst the
occupancy of the hostel during this period was on average 95%
full (peaks of 100%), as demonstrated in the Carpark Circulation
Count, the hostel basement carpark remains primarily vacant
for this period, providing sufficient car parking for any additional
food and drink guests.
Health and Wellbeing Precinct Complies
PO15
Development is to be of a domestic scale and
has a maximum site cover of 50%.
14-16 Mary Street, Noosaville Complies
PO16
Development for short-term accommodation
at 14-16 Mary Street Noosaville (Lots 3 and 4 on
RP122928) contributes to diversity in visitor
accommodation styles for Noosaville and has
a maximum plot ratio of 1.3:1.
PO42 It is considered amenity is the key assessment matter.
Where adjoining land in a residential zone Similar to the listed resorts above who offer Food and drink to
development ensures that the siting, design the public, Bounce has clearly demonstrated in the past year
and hours of operation do not unreasonably that it can operate with non-staying guests on site consuming
impact on the amenity enjoyed by users of food and drink without any impacts on the surrounding
adjoining or nearby premises. residential amenity. Clearly complying with this provision.
To address any argument that the operator may change, the
current approval has rigorous and clear conditions pertaining to
hours of operation and noise particularly given the strategically
designed building for acoustic purposes.
Bounce Noosa is designed with a centrally located courtyard
where all outdoor activities occur (and the proposed use area),
are surrounded by the accommodation, which is constructed
from tilt panel (150mm thick concrete). This provides a significant
high standard acoustic barrier between the use of the
courtyard and the surrounding residential properties. Any noise
which may occur is managed by the on site manager caring for
the guests.
Further, a primary submitter against the original development
has provided a letter of support for this ‘other change’ which
highlights the operation has successfully integrated into the
resort and its operations to successfully manage guests.
An Acoustic report is provided as part of the application
documentation. The Acoustic Report prepared by Live It
Acoustics finds that the operation complies with all the
conditions of the approval and relevant standards.
RG Strategic Planning Report – Other Change Application 9
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Carparking
A Carpark Circulation Count over a period of 7 days (Monday 13th February to Sunday 19th February) was
undertaken by the hostel operator and is enclosed as Appendix B. Whilst the occupancy of the hostel
during this period was on average 95% full (peaks of 100%), as demonstrated in the Carpark Circulation
Count, the hostel basement carpark remains primarily vacant over this period. The operator has provided
time and date stamped video stills taken from the basement carpark security camera in the AM and PM
for each day of the count period (13/2/2023-19/2/2023).
The basement provides car parking for 14 vehicles and 4 scooter/motorcycles. As illustrated in the
basement video stills, over the period of the hostel at an average of 95% occupancy, there is an average
of 2 to 5 vehicles/scooters parked in the basement carpark. Over the 14-day count period, with 1 exception
Saturday 18th February, there remains in excess of 10 spaces available for guest parking within the
basement.
The Carpark Circulation Count (Appendix B) demonstrates that the existing car parking provisions are
sufficient and exceed the current car parking demands of the use, including the demand generated by
external guests generated by the proposed Food and Drink Outlet Use (currently operating under a
Temporary Use Permit).
The following Table 2 provides a car parking analysis and assessment.
Table 2 - Car parking
Car parking rate Assessment
Food and Drink Outlet The proposal provides 3 car spaces and 3 motorcycle
1 space per 20m² of use area. space on-street for the Use.
It is estimated that at any given time a maximum of Prior to the current use commencing the site had been
80m² of the Bounce facilities may be used by external a transport deport, fuel depot, repairs shop and as
guests associated with the Food and Drink Outlet. such provided no on street carparking as the front
Required spaces. kerbing was open to allow access for delivery vehicles.
4 spaces The formalisation of the kerb and channel for this
current development provided Council with the
abovementioned additional car parking spaces to
those who have never previously existing, It would be
reasonable to expect credit for construction and
provision of on street car parking that had never
existed.
The 0.25 of space deficiency can be offset by, given its
central location to all amenities and PT, attributing that
some patrons walk or catch buses (free on weekends
and peak periods).
Council on many occasions around the Shire, has
included on-street car parking provided by the
development to be included in the car parking
RG Strategic Planning Report – Other Change Application 10
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calculation. Noting the following developments has
undertaken this:
• Multiple dwelling – Bottlebrush Ave Noosa
MCU21/0133
• Steven Kidd development – 20-22 Duke Street,
Sunshine Beach
• Multiple Dwelling – Gympie Terrace, Noosaville
• Retail commercial – 32-34 Maple Street
Cooroy MCU17/0530
The use has been operating for the past 12 months with
the car parking on site and in the front of the
development without any adverse impacts on the
traffic in Mary Street or the surrounding residents. The
resort management also indicates that the basement
car parking is rarely fully utilised as visitors are
accommodated with public and active transport
options.
It is considered the proposal provides sufficient car
parking on site and in the street for the intended use,
and this is demonstrated by the Carpark Circulation
Count enclosed as Appendix B.
5.2 Other Change
The proposal does not meet the minor change test and as such is submitted as an other change.
RG Strategic Planning Report – Other Change Application 11
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6. Conclusions
The proposal is inconsistent in the zone but fully complies with all the relevant criteria set out in the
Planning Scheme.
The use is in a centrally located courtyard surrounded by 150mm thick concrete walls which provides
a high value acoustic barrier to contain any noise created by the uses.
The proposal simply seeks approval to operate as the resort has done for the past 12 months under
the Temporary Use Permit. It is considered this report and the operators have demonstrated that
the inclusion of non-staying guests onto the premises, does not negatively impact on the
surrounding resident’s amenity. To the Bounce managements credit, the primary submitter against
the original development has provided a letter of support (lives to the rear of the site) for this other
change application.
Car parking fully complies with the code, as 3 car spaces and 3 motorcycle spaces were provided
as a result of the original development but were not attributed to the car parking calculation. These
spaces are now included and equate to the necessary number of spaces required for the use, as if
it were a standalone use. Notwithstanding this, the Carpark Circulation Count provided clearly
shows that over a 7 day period with occupancies between 90 – 100%, 6 days out of 7 there was at
least 6 vacant car parking spaces available for use, which were surplus to current requirements and
uses.
The proposed Other Change is recommended for approval on the following grounds:
• The resort has been operating as a Food and Drink Outlet under the Temporary Use Permit
for more than 12 months.
• The resort has demonstrated it can operate with non-staying guests onsite consuming food
and drinks without any negative amenity impacts to surrounding residential uses.
• Existing kitchen and café facilities are used.
• Existing conditions of approval provide sufficient regulatory controls if the management
were to change.
• Car parking is provided by the original development with 3 car spaces and 3 motorcycle
spaces provided on-street directly in front of the development. Noting these spaces were
not attributed to the parking calculation of the original development but are now sought to
be used.
• Basement car parking is significantly underutilised and could be used for patrons if needed.
We look forward to Council processing the application at its earliest convenience. Should you
require any additional information or have any queries please to not hesitate to contact us.
RG Strategic Planning Report – Other Change Application 12
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