2017-10-10 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                10 OCTOBER 2017


The proposed development presents obvious conflicts with The Noosa Plan provisions as the
use of Open Space Recreation zoned land for the purpose of Multiple Housing Type 4 is an
inconsistent use. According to the definition within the planning scheme inconsistent use “means
the use is strongly inappropriate in the relevant zones because it is incompatible with the other
uses generally expected in the zone”.
The use of Open Space Recreation zoned land for Visitor Accommodation Type 4 is a consistent
use where in conjunction with Visitor Accommodation Type 2 Caravan Park. In this instance no
caravan park is proposed.
The planning scheme is clear and specific in that visitor accommodation is wanted on the site;
accommodation for permanent residents is not.
A starting point for the planning scheme is the desired environmental outcomes and the
proposed development clearly conflicts with the relevant tourism outcomes. The proposal does
not seek to retain the low cost visitor accommodation despite a long history of the site being used
for such purposes as specifically sought and supported by the planning scheme. The intent has
been that this site be a location for the accommodation of visitors. The zoning of the land has
complemented a vision to exclude permanent residents from the site.
If the development were to proceed, the availability of low cost visitor accommodation for visitors
to this key location will end completely, whilst the residential housing component is likely to only
be available to a few.
The location of the site within close proximity of the commercial hub of Peregian Beach makes it
an ideal site for visitor accommodation clientele. Visitors will contribute to the local economy and
are likely to spend more each day than permanent residents.
Furthermore, the proposed development mixes visitor accommodation with permanent
accommodation and thereby creates potential for conflict between users.
In addition to being inconsistent with the strategic objectives of the Noosa Plan, the proposal is
also inconsistent with the specific provisions for the Eastern Beaches Locality Code. The
development is inconsistent with the locality code as it provides for development which is not
consistent with the character of residential development within Peregian Beach. Furthermore, the
proposal seeks to develop multiple housing within Peregian Beach, whereas the preferred
location for multiple housing is within the vicinity of the Sunshine Beach neighbourhood centre.
The locality code places emphasis on the protection and retention of low cost accommodation
and even provides a specific density for the purpose of a visitor hostel. The planning scheme’s
intent for the preferred use of the site is again quite clear however the proposal does not seek to
either protect or retain the historical use of the site for the purpose of low cost accommodation.
It is acknowledged that a development approval for a small scale supermarket has been issued
and acted upon for a portion of the site. While this commercial development is not necessarily
envisaged by the planning scheme there was a strong need identified for a supermarket for
visitors and residents in Peregian. The site was also well located opposite the existing village
with no real alternative suitably located site and was proposed over an area of the site that
included commercial development in the earlier approval.
The Sustainable Planning Act 2009 provides that Council may only approve the application if
there are sufficient grounds despite the conflict, and the grounds must be matters of public
interest. The following discussion topics set out whether there are sufficient grounds for Council
to approve the application.
Built Form
The locality code includes built form requirements for new development including density,
building height, site cover and gross floor area. Due to the nature of the use proposed it is
considered suitable to assess the proposed development against the provisions of both the
Semi-Attached Housing Zone and the Open Space Conservation Zone. This assessment is
detailed in the following table.

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