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Flashpackers Noosa- Planning Report · 132007.2446.05
Town Planning Report Other Change to Development Permit 132007.2446.03 (Additional 11 Beds) 102 Pacific Avenue, Sunshine Beach Qld 4567 Lot 162 on SP307694 Flashpackers Noosa Pty Ltd
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Table of Contents
Important Note 1
1. Summary 2
2. Application Information 4
3. Background 5
4. Proposed Change 6
5. Characteristics of Site and Surrounds 8
5.1 Site Characteristics 8
5.2 Surrounding Land Uses 8
5.3 Current Registered Landowner 9
6. State Planning Interests 10
6.1 Planning Act 10
6.2 Referral Agencies and State Development Assessment Provisions 10
6.3 State Planning Policy 10
6.4 South East Queensland Regional Plan 2023 10
7. Noosa Plan 2020 Considerations 10
7.1 Level of Assessment 11
7.2 Strategic Framework 12
7.3 Coastal Communities Local Plan Code 13
7.4 Low Density Residential Zone Code 14
7.5 Visitor Accommodation Code 15
7.6 Driveways and Parking Code 16
8. Conclusion 17
List o f Fig ure s
Figure 1 Subject Site ................................................................................................................................................... 3
Figure 2 Proposed Change – Section ................................................................................................................... 6
Figure 3 Proposed Development- Additional Storey........................................................................................ 6
Figure 4 Zone Map ...................................................................................................................................................... 8
Figure 5 Adjoining Land uses ................................................................................................................................... 9
List o f Ta b le s
Table 1 Application Information .............................................................................................................................. 4
Table 2 Project Team and Appendices ................................................................................................................ 4
Table 3 Previous Applications ................................................................................................................................. 5
Table 4 Design parametres ...................................................................................................................................... 7
Table 5 Surrounding land uses................................................................................................................................ 9
Table 6 Car parking requirements ........................................................................................................................ 16
Important Note
RG Strategic Other Change to Development Permit 132007.2446.03 (Additional 11 Beds) 1
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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 the sole purposes of Flashpackers Noosa Pty Ltd (“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
• RG Strategic will not be liable to a Third Party for any loss, damage, liability or claim
arising out of or incidental to a Third Party; and
• publishing, using or relying on the facts, content, opinions or subject matter contained
in this report
If a Third Party uses or relies on the facts, content, opinions or subject matter contained in this report
with or without the consent of RG Strategic, RG Strategic disclaims all risk and the Third Party
assumes all risk and releases and indemnifies and agrees to keep indemnified RG Strategic from any
loss, damage, claim or liability arising directly or indirectly from the use of or reliance on this report.
In this note, a reference to loss and damage includes past and prospective economic loss, loss of
profits, damage to property, injury to any person (including death) costs and expenses incurred in
taking measures to prevent, mitigate or rectify any harm, loss of opportunity, legal costs,
compensation, interest and any other direct, indirect, consequential or financial or other loss.
1. Summary
Flashpackers Noosa Pty Ltd has engaged RG Strategic to seek approval for an Other change to
RG Strategic Other Change to Development Permit 132007.2446.03 (Additional 11 Beds) 2
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Development Permit for Visitor Accommodation Type 4 - Conventional (Visitor Hostel) to include an
additional 11 beds. The subject site is located at 102 Pacific Avenue, Sunshine Beach and is formally
described as Lot 162 on SP307694 as shown on Figure 1.
The proposed Other Change to the existing development permit includes:
• Additional 11 beds; and
• Increase existing building from 1 to 2 Storeys.
Figure 1 Subject Site
The proposed development of this site constitutes “development” as defined by Schedule 2 of the
Planning Act 2016. This report demonstrates that the proposed Other Change to the Development
Permit is permitted.
This planning report provides greater detail of the nature of the proposal, describes the site
characteristics and surrounding land uses, and provides a statutory assessment against the intents
and code requirements of the Noosa Plan 2020. These matters are set out in;
• Proposed development intent;
• Description of the characteristics of site and surrounds;
• Proposed development details;
• An assessment of the proposal against the State planning interests;
• An assessment of the proposal against the SEQ Regional Plan;
• An assessment of the proposal against the Noosa Plan 2020; and
• A conclusion that summarises the grounds which support the proposed development.
This report should be read in conjunction with the accompanying covering letter, DA Form 1 and
Appendices. This report comprehensively addresses the merits of the development with regard to
the provisions of the Noosa Plan 2020 and other relevant matters as prescribed in the Planning Act
2016. Council’s approval of the application is therefore sought, subject to relevant and reasonable
conditions.
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2. Application Information
Table 1 Application Information
Address 102 Pacific Ave, SUNSHINE BEACH QLD 4567
Real Property Description Lot 162 on SP307694
Land Area 1519.4m2
Local Authority Noosa Council
Flashpackers Noosa- Visitor Accommodation Type 4 - Conventional
Current Use
(Visitor Hostel)
Extension to existing backpackers to increase the number of beds
Proposed Development
from 69 and one managers unit to 80 plus managers unit
Planning Scheme Noosa Plan 2020
Overlays Bushfire – Potential Impact Buffer
Local Plan Area Coastal Communities – Sunshine Beach
Zone Low Density Residential
• Strategic Framework;
• Coastal Communities Local Plan Code;
• Low Density Residential Zone Code;
Relevant Assessment
Benchmarks • Visitor Accommodation Code;
• Works Codes
o Driveway and Parking Code
Applicant Flashpackers Noosa Pty Ltd
Level of Assessment Impact Assessment
Table 2 Project Team and Appendices
Town Planning RG Strategic
Decision Notice and
Noosa Council Appendix A
Approved Plans
Proposal Plans PJ Concepts & Designs Appendix B
Acoustic Report David Moore & Associates Pty Ltd Appendix C
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3. Background
The 2006 Noosa Plan detailed that a visitor hostel was a consistent use in the Detached Housing
zone sited on Lot 163 on RP897370, Pacific Avenue, Sunshine Beach.
In 2007 an application was lodged for a visitor hostel over Lot 163 in accordance with the Noosa
Plan 2006 and was subsequently approved. The development permit approved up to 48 beds plus
a one bedroom managers unit and commenced operation in 2008.
In 2018, an application to extend the existing visitor hostel to the adjoining site to the north was
lodged with Council as an ‘Other Change’ to the existing application. The application was publicly
notified and subsequently approved by Noosa Council in November 2018 and included additional
conditions that increased the total number of beds to 69 plus one manager’s unit, as well as relating
to noise and the provision of two additional carparking spaces.
In 2021, an application was lodged to increase from 69 beds plus a managers unit to 80 beds plus a
managers unit. However, this application was withdrawn and therefore it is not relevant.
Table 3 Previous Applications
Application Number Details Decision/Stage
07/2446 Visitor Accommodation Type 4 -
132007.2446 Conventional (Visitor Hostel) - 102 Pacific Ave Development Permit
SUNSHINE BEACH
07/2446 Change a Development Approval
132007.2446.02 (Staged development) - 102 Pacific Ave SUNSHINE Development Permit
BEACH
07/2446 - 102 & 106 Pacific Avenue Sunshine
Beach - Other Change to Visitor Accommodation
132007.2446.03 Approved
Type 4 - Conventional (Extension to existing Visitor
Hostel)
WITHDRAWN - 07/2446 - 102 Pacific Avenue
132007.2446.04 Sunshine Beach - Other Change - Short Term Withdrawn
Accommodation (extra 11 beds)
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4. Proposed Change
The applicant is seeking approval for an Other change to Development Permit for Visitor
Accommodation Type 4 - Conventional (Visitor Hostel), specifically to include an additional 11 beds
(Council reference 132007.2446.03).
The proposed Other Change encompasses:
• Additional 11 beds; and
• Increase of the existing building from 1 to 2 Storeys.
Included in the submission are the existing approved plans (Appendix A) and the proposed plans
(Appendix B). Figures 2 and 3 depict the proposed changes from a section view and 1st floor plan
respectively, while confirming the retention of the existing driveway and crossover at the front of the
site.
Figure 2 Proposed Change – Section
Figure 3 Proposed Development- Additional Storey
Regarding management of the hostel, there will be no alterations to the current operations,
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including existing hours, noise policy, curfews, and the presence of an on-site night manager. A slight
increase in staffing may be necessary, which could potentially provide additional hours for current
staff or create 1-2 new positions, benefiting the community.
Night-time conditions outlined by Noosa Council remain in effect to ensure the amenity of
surrounding neighbours, including:
• A night manager living on site;
• A staff member actively on duty each night until midnight;
• The Hostel phone is answered from 7am – midnight on site to deal with any issues. Indeed,
the phone is answered 24 hours per day;
• There is no amplified music internally or externally after 9pm daily;
• The Pool deck closes at 9pm daily; and
• The Chill out zone – smoking area we have a designated closing between 11pm-12am in line
with our own ‘no noise’ policy and quiet hostel.
To address potential noise concerns due to the increased number of patrons, the applicant
engaged David Moore & Associates Pty Ltd to provide an updated noise report (Appendix C), which
concludes that the proposed increase will not heighten the noise impact on adjoining residences.
Additionally, no changes to waste management will occur on site.
A summary of the proposed changes in comparison to the provisions outlined in the Noosa Plan 2020
is provided for clarity and compliance assessment.
Table 4 Design parametres
Design
Noosa Plan 2020 Proposed Change
Parametre
Building
8 metres (2 Storeys) 7.503m (2 storeys)
Height
Existing - Building A - 187.56m2
Gross Floor Existing - Building B – 359.66m2
500m2
Area (GFA) Existing - Building C – 165.12m2
Proposed - Building C – 331.52m2
For a building of 2 storeys –
• Ground floor 589.69m2 –
i. 50% for one of the storeys; and
Site Cover 38.8%
ii. 30% for the other storey; or • 1st floor 512.4m2 -33.71%
iii. 40% for both storeys.
a) 1 space per 12 guests • 7 car spaces plus minibus
Car Parking space
b) one space per staff member; and
and Access • Existing site access from
c) one space for a courtesy shuttle bus pacific Avenue to be utilised
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5. Characteristics of Site and Surrounds 5.1 Site Characteristics The land which is subject of this report (i.e. the subject site) is located at 102 Pacific Avenue, Sunshine Beach and formally described as Lot 162 on SP307694. It falls within the low density residential zone, as illustrated in Figure 4. Presently, the site hosts a purpose-built hostel known as Flashpackers Noosa, contained within a combination of one and two-story buildings arranged around a central pool area. With a generous 45m frontage along Pacific Avenue, the site features vehicular access facilitated by a semi-circular driveway leading to the main building and a secondary driveway providing access to two carparks. The terrain gently slopes downward from the northeastern boundary towards the Pacific Avenue frontage. The existing vegetation on the site presents a varied landscape, comprising a mix of native species towards the front and exotic species surrounding the internal pool area and side setback Figure 4 Zone Map 5.2 Surrounding Land Uses The site is located near the northwestern edge of the Sunshine Beach locality which predominately comprises a mixture of detached houses and duplex dwellings to the north, south and east. Pacific Avenue extends across the northwestern frontage and separates the site from the Sunshine Beach State School and motel known as Chez Noosa to the west. The Noosa National Park is located 50 metres to the north of the site, as shown in Figure 5. RG Strategic Other Change to Development Permit 132007.2446.03 (Additional 11 Beds) 8
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Table 5 Surrounding land uses Surrounding Land Uses North Detached dwelling and duplex dwelling South Detached dwelling and veterinary surgery East Detached dwelling and duplex dwelling West Opposite the site – Chez Noosa Resort (motel) Figure 5 Adjoining Land uses 5.3 Current Registered Landowner The Current Registered Landowner of the subject site is Flashpackers Noosa Pty Ltd. The above details are confirmed by the Certificate of Title enclosed within this application. RG Strategic Other Change to Development Permit 132007.2446.03 (Additional 11 Beds) 9
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6. State Planning Interests The following is an assessment of how the proposed development addresses the relevant statutory planning documents. 6.1 Planning Act The Planning Act 2016 (‘the Act’) is the relevant statutory instrument under which development applications are assessed. The development application is made in accordance with s.51 of the Act. 6.2 Referral Agencies and State Development Assessment Provisions Referral matters for this proposal have been assessed against the provisions of Schedule 10 of the Planning Regulation 2017. A review of the State Assessment Referral Agency’s (SARA) DA online mapping system has confirmed the subject application does not require referral to any State government referral agencies. 6.3 State Planning Policy The relevant sections of the State Planning Policy (July 2017) have been incorporated into the Noosa Pan 2020 except for Natural Hazards, risk and resilience – coastal hazards in part. The application does not trigger assessment for coastal hazards. 6.4 South East Queensland Regional Plan 2023 The South East Queensland Regional Plan 2023 (SEQRP) is the principal planning document for managing growth and development within the South East Queensland region. The subject site is located within the Urban Footprint. The proposed development is consistent with the regional land use intent, regional policies and desired regional outcomes and no further assessment is required. 7. Noosa Plan 2020 Considerations RG Strategic Other Change to Development Permit 132007.2446.03 (Additional 11 Beds) 10
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7.1 Level of Assessment
In accordance with definitions of the Noosa Plan 2020, the proposed use would be defined as Short-
term accommodation which is defined as:
Short-term accommodation:
a) means the use of premises for
(i) providing accommodation of less than three (3) consecutive months to tourists or
travellers; or
(ii) a manager’s residence, office, or recreation facilities for the exclusive use of
guests, if the use is ancillary to the use in subparagraph (i); but
b) does not include a hotel, nature-based tourism, resort complex or tourist park
The Noosa Plan 2020 no longer designates the subject site for visitor accommodation with the
assessment table for the Low Density Residential zone indicating that Short-term accommodation
is an inconsistent use in the zone and is required to follow an impact assessable application.
The current proposal is required to be assessed against the provisions of the entire planning scheme
with the most applicable codes including:
• Coastal Communities Local Plan Code;
• Low Density Residential Zone Code;
• Visitor Accommodation Code; and
• Driveways and Parking Code.
The Planning Act states that the local authority is to consider the following in assessing and deciding
other change applications:
82 (2) For administering the change application, and assessing and deciding the change
application in the context of the development approval, the relevant provisions apply—
(a) as if—
(i) the responsible entity were the assessment manager; and
(ii) the change application were the original development application, with
the changes included, but was made when the change application was
made; and
(b) with necessary changes.
(4) To remove any doubt, it is declared that the following matters apply, only to the extent
the matters are relevant to assessing and deciding the change application in the context
of the development approval—
(a) the assessment benchmarks;
(b) any matters a referral agency must, may, or may only assess the application
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against or have regard to under section 55(2);
(c) if the development to which the change application relates requires code
assessment—any matters the assessment must be carried out having regard to
under section 45(3)(b);
(d) if the development to which the change application relates requires impact
assessment—any matters the assessment must or may be carried out against or
having regard to under section 45(5)(a)(ii) or (b).
The proposed other change is assessed against the current Noosa Plan 2020 below.
It is noted that Chapter 7, Part 1 of the Planning Act details the protection of existing uses and rights.
As the site has an existing approval it is an existing lawful use and can continue to operate in
accordance with the conditions of the approval.
7.2 Strategic Framework
The Strategic Framework of the Noosa plan 2020 (Planning Scheme) sets the policy direction for the
region and forms the basis for ensuring appropriate development occurs within Noosa Shire. The
Strategic Framework is premised on 8 themes that seek to achieve the strategic intent established
by the Planning Scheme, including:
1) Settlement;
2) Community Wellbeing;
3) Housing Choice;
4) Biodiversity and Environment;
5) Economy and Employment;
6) Transport and Movement;
7) Infrastructure and Services;
8) Natural Hazards and Resilience.
The proposed development does not compromise the outcomes sought by the Strategic Framework
with the most relevant being Strategic Outcome for:
Economy and Employment Outcomes –
a) Noosa’s economy is diverse and resilient and development supports both established and
emerging priority industry sectors by providing business growth pathways.
b) Development supports positive business outcomes that are aligned with Noosa's point of
difference and the 'Noosa Brand' and is focused around high levels of amenity, natural
character and environmental sustainability.
i) Buildings and spaces further enhance the individual sense of identity, character, role and
function of centres.
k) Development provides non-discriminatory accessibility to open space, community uses and
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business developments.
• By providing affordable accommodation options for travellers, backpackers hostels create
a demand for local goods and services. This stimulates economic activity in the area,
benefiting businesses across various sectors such as hospitality, retail, and entertainment.
Additionally, backpackers often seek short-term employment opportunities, such as in
tourism-related activities or hospitality services, thereby contributing to local employment.
• Flashpackers aligns with Noosa's brand values and enhances the destination's reputation
as an environmentally conscious and authentic travel destination. By implementing eco-
friendly practices such as waste reduction, energy conservation, and supporting local
suppliers, Flashpackers contribute to the preservation of Noosa's natural character and
environment.
• Backpackers hostels serve as hubs for cultural exchange and community engagement. They
provide spaces where travellers and locals can interact, fostering a sense of inclusivity and
cultural exchange. Additionally, by offering affordable accommodation options,
backpackers hostels make Noosa more accessible to budget-conscious travellers, ensuring
that the benefits of tourism are distributed more equitably across the community.
7.3 Coastal Communities Local Plan Code
The subject site is in the Coastal Communities local plan area. The purpose of the Coastal
Communities Local Plan Code is to provide locally relevant planning provisions for the assessment
of development within the Coastal Communities local plan area.
The relevant overall outcomes of the Coastal Communities Local plan include:
(j) Activity centres of Sunshine Beach Sunrise Beach and Peregian Beach meets the
convenience needs of residents and visitors within the local community.
(v) Development in Sunshine Beach –
(i) provides housing, multi-unit accommodation and small scale retail, commercial
and dining uses in a secluded vegetated, beachside setting.
(ii) has a comparatively high proportion of multi-unit accommodation for both
visitors and residents;
(iii) for visitor accommodation is managed appropriately so as not to reduce the
amenity of the surrounding permanent residents and to retain and adequate supply
of permanent housing in the local plan area;
The proposal seeks to increase the number of beds by increasing one of the existing buildings from
1 storey to 2. The hostel and the proposed increase in beds does not impact on the provision of
housing for permanent accommodation in the area and provides an alternative form of visitor
accommodation for the area. An on-site manager is provided on site to manage the hostel along
with acoustic fencing to minimize any impacts associated with noise.
The Code includes the following Performance Outcomes that relate to Visitor facilities:
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PO14 Development provides a diversity of types and styles of visitor accommodation to
cater for a range of visitor experiences in close proximity to key tourist areas.
PO15 Visitor accommodation is not be located in areas which are predominantly permanent
residential dwellings.
The existing hostel is located in an area that is well located to access Sunshine Beach as well as
Noosa Junction and Noosa Heads and in an area that has a mix of uses includes units to the rear in
Nebula Street and opposite the site. The hostel currently provides budget accommodation for the
area which is an alternative to visitor rental in units and detached dwellings.
7.4 Low Density Residential Zone Code
As previously detailed, the superseded Noosa Plan previously included the in the Detached Housing
zone and specifically identified the site as being suitable for Visitor Accommodation in the form of a
Visitor hostel. The site has been developed in accordance with the approvals over the site and the
proposed increase in bed numbers does not alter the use of the site.
The Noosa Plan 2020 now includes the site in the Low Density Residential zone detailing that Short
Term Accommodation is an inconsistent use. The proposal has been reviewed against the purpose
and overall outcomes of the Code and it is noted that the increase in bed numbers and extension
to the existing building does not change the existing use of the site or character of the building. The
building form is still considered to meet the outcomes of the Code by incorporating one and two
storey buildings and respecting the privacy of adjoining sites.
Councils Planning Report and assessment of the proposed extension to the original hostel in 2018
included the following comments which are considered pertinent to this current application:
The proposed extension of the existing hostel at 106 Pacific Avenue is considered to be
generally consistent with the above outcomes. The proposal allows for the use of an existing
residential building and facilitates diversity of accommodation type via an expansion of the
existing low cost accommodation facility. The existing building is low scale and the
proposed cosmetic alterations will improve the appearance of the building from the
streetscape whilst maintaining its residential scale.
It is proposed that the exterior of the existing built form at 106 Pacific Avenue will require
cosmetic upgrades and as such is generally consistent with the Overall Outcomes, Specific
Outcomes and Probable Solutions of the locality.
In March 2017 Briggs and Mortar prepared a housing needs assessment for Noosa Council.
The assessment identified that should growth in the tourist market continue as it has been
on average over the preceding decade that there would be ongoing demand for visitor and
tourist accommodation of all types. The report noted that future demand may be filled by
further use of residential stock. The need to provide additional low cost visitor
accommodation creates tension with the planning scheme insofar as the availability of
suitably sized and zoned land is limited. As such, the expansion of existing facilities provides
a possible alternative to resolving the demand for low cost visitor accommodation so long
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as amenity impacts on surrounding properties is mitigated.
The existing hostel and proposed increase in patrons on site provides low cost visitor
accommodation for the area which is of significant benefit to the visitor and tourism market.
7.5 Visitor Accommodation Code
The proposed change is subject to be assessed against the visitor accommodation code. The
purpose of the Visitor Accommodation code is to ensure visitor accommodation is appropriately
located, designed and operated in a manner which meets visitor needs, protects and enhances
landscape values, protects the amenity of surrounding premises and avoids conflicts with
surrounding uses.
The relevant overall outcomes of the Coastal Communities Local plan include:
a) Visitor accommodation is compatible with and benefits from Noosa Shire’s natural
environmental values.
b) Visitor accommodation offers a wide range of experiences for guests both in coastal areas
and in the hinterland.
c) Visitor accommodation is located and designed in a manner which sensitively responds to site
characteristics.
d) Visitor accommodation does not detrimentally impact upon the biodiversity and natural
landscape values of its setting.
e) The density and design of visitor accommodation integrates with the urban or landscape
fabric of its particular locality.
f) Visitor accommodation located near permanent residents does not detract from the amenity
enjoyed by residents.
(h) Visitor accommodation provides high quality amenities and facilities commensurate with its
setting, the types of accommodation supplied and the length of stay accommodated.
(i) Visitor accommodation forms a key element of the local tourism industry.
(j) Visitor accommodation provides for a wide range of visitors.
As mentioned above, the proposal seeks to increase the number of beds by increasing one of the
existing buildings from 1 storey to 2. The hostel and the proposed increase in beds does not impact
on the provision of housing for permanent accommodation in the area and provides an alternative
form of visitor accommodation for the area. The provision of high-quality amenities and facilities,
coupled with the presence of an on-site manager and acoustic fencing to mitigate noise impacts,
underscores the commitment to providing a superior experience for guests while minimising any
potential disruptions to the surrounding community.
Furthermore, the increased bed capacity contributes positively to the local tourism industry, aligning
with the goal of visitor accommodation forming a key element of the area's economic vitality. This
expansion also ensures that the accommodation caters to a wide range of visitors, enhancing the
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accessibility and inclusivity of the tourism experience in the region
7.6 Driveways and Parking Code
The proposal complies with carparking requires in accordance with Table 9.4.1.4 and AO6.2 of the
Code.
Table 6 Car parking requirements
Use Planning Scheme Provisions Required Proposed
a) one space per 12 guests
Short-term capable of being
Accommodation accommodated; and
7 car spaces and
(dormitory style 7 car spaces and
b) one space per staff member; one minibus space
accommodation one minibus space
and
e.g.
backpackers) c) one space for a courtesy
shuttle bus
The proposal complies with car parking requirements in accordance the planning scheme, providing
seven car spaces and one minibus space, as required for short-term accommodation. However, it
is important to consider that staff parking is not explicitly accounted for in this calculation. This
oversight is influenced by the unique operational dynamics of the hostel, where backpackers often
reside and work on-site in exchange for reduced or free rent, as indicated in previous town planning
reports.
Additionally, it is worth noting that a significant portion of backpackers, due to their transient
lifestyle, do not typically own cars. Many of them are travellers passing through the area, relying on
public transportation, bicycles, or walking to explore the region. This characteristic of the
backpacker demographic further mitigates the need for extensive staff parking provisions, as the
majority of employees are likely to be in a similar situation, without personal vehicles requiring
parking spaces. Consequently, the decision to allocate fewer spaces for car parking allows for the
optimisation of available land for accommodation purposes, aligning with the tourism objectives of
the Noosa area.
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8. Conclusion
This Other change application has been prepared on behalf of Flashpackers Noosa Pty Ltd, who
are seeking Council support to change the existing approval 132007.2446.03 for Visitor Hostel
Accommodation over 102 Pacific Avenue, Sunshine Beach to provide an additional 11 beds within
the hostel.
This report demonstrates that the proposed development is permitted pursuant to the provisions of
the Planning Act 2016 and the Noosa Plan 2020, and the proposed development can be supported
on a number of grounds, including:
• The development application has been made in accordance with the requirements of both
the Planning Act 2016 and the Development Assessment Rules 2017;
• The proposal is consistent with the Strategic Intent of the Noosa Plan 2020 and does not
compromise any higher order strategic planning for the area;
• The proposed increase in number of guests can be appropriately accommodated on site;
• The site is currently lawfully used for a purpose building hostel;
• The existing development is consistent with the character of the area;
• The proposal does not alter management practices or require additional carparking.
• The proposal is for a residential use that is provides an alternative form of accommodation
for the Sunshine Beach locality; and
• The site is well located to existing urban services and surrounding visitor attractions; and
• The existing hostel was originally approved under the now superseded Noosa Plan which
specifically designated the site for use as Visitor Accommodation for purposes as a Hostel.
On the basis of the above assessment, it is recommended that Noosa Council favourably consider
the proposed Material Change of Use subject to reasonable and relevant conditions. We look
forward to Council processing the application at its earliest convenience.
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rg st ra t e g ic .c o m.a u RG Strategic Other Change to Development Permit 132007.2446.03 (Additional 11 Beds) 18
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