Flashpackers Noosa- Planning Report · 132007.2446.05

         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As previously detailed, the superseded Noosa Plan previously included the in the Detached Housing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


RG Strategic             Other Change to Development Permit 132007.2446.03 (Additional 11 Beds)        14