Development Assessment Report

DEVELOPMENT ASSESSMENT REPORT

DEVELOPMENT APPLICATION FOR PRELIMINARY APPROVAL FOR MATERIAL CHANGE OF USE (S. 242) AND DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE & RECONFIGURATION OF A LOT (STAGE 1)

DAVID LOW WAY, AND 17 & 28 BELLE MARE AVENUE, YAROOMBA LOTS 20 & 336 – 340 ON SP219217, LOTS 12 & 15 – 16 ON SP238214 AND LOT 25 ON SP269561

INSERT FRONT REPORT COVER PAGE

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DOCUMENT INFORMATION

Project number: 16439

Report prepared for: SH Coolum Pty Ltd

DOCUMENT CONTROL

Revision # Date Prepared by Reviewed by Authorised by

Preliminary 19/3/2017 Draft Adam Seaton Glen Wright Glen Wright Draft 1.0 19/4/2017 Glen Wright Glen Wright Glen Wright

Draft 2.0 27/4/2017 Glen Wright Glen Wright Glen Wright

Draft 3.0 2/5/2017 Glen Wright Glen Wright Glen Wright

Final 4/5/2017 Glen Wright Glen Wright Glen Wright

COMPANY DETAILS

Project Urban Pty Ltd Suite 1 Corner Surf Road & Gardak Street Alexandra Headland Qld 4572

Tel: 07 5443 2844 Email: [email protected]

Disclaimer Statement

Project Urban Pty Ltd retains ownership and copyright of the contents of this document including drawings, plans, figures and other work produced by Project Urban Pty Ltd. This document is not to be reproduced in full or any part, unless separately approved by Project Urban Pty Ltd. The client may use this document only for the purpose of which it was prepared. No third party is entitled to use or rely on this document.

This report is based on our opinion of the town planning issues that arise from the statutory provisions relating to this site. Comments and conclusions in or construed from this report relating to matters of law are not to be relied upon. You should only rely upon the advice of your professional legal advisors with respect to matters of law. This report is provided on the basis that our standard Terms and Conditions apply.

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TABLE OF CONTENTS

1.0 EXECUTIVE SUMMARY ...... 5 2.0 APPLICATION SUMMARY ...... 7 3.0 INTRODUCTION ...... 9 4.0 BACKGROUND ...... 10 4.1 PLANNING SCHEME AMENDMENT SUBMISSION ...... 10 4.2 ALIGNMENT WITH LOCAL, STATE AND FEDERAL GOVERNMENT POLICY DRIVERS ...... 11 5.0 COMMUNITY CONSULTATION ...... 13 5.1 SITE HISTORY ...... 15 6.0 SITE DESCRIPTION ...... 20 6.1 SUBJECT SITE ...... 20 6.2 SURROUNDING LAND USES...... 20 7.0 PROPOSED DEVELOPMENT ...... 23 7.1 PRELIMINARY APPROVAL FOR MATERIAL CHANGE OF USE ...... 24 7.2 STAGE 1 DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE ...... 30 7.3 STAGE 1 DEVELOPMENT PERMIT FOR RECONFIGURATION OF A LOT ...... 30 8.0 SUPPORTING DOCUMENTATION ...... 32 8.1 ARCHITECTURAL DRAWINGS ...... 32 8.2 LANDSCAPE PLANS ...... 32 8.3 VISUAL ASSESSMENT ...... 32 8.4 STORMWATER MANAGEMENT PLAN ...... 33 8.5 FLOOD ASSESSMENT ...... 34 8.6 TRAFFIC IMPACT ASSESSMENT ...... 35 8.7 WATER & SEWER ASSESSMENT ...... 37 8.8 ECOLOGICAL ASSESSMENT ...... 38 8.9 TURTLE IMPACT ASSESSMENT ...... 40 8.10 LIGHTING CONCEPT ...... 41 8.11 NOISE IMPACT ASSESSMENT ...... 42 8.12 ECONOMIC IMPACT ASSESSMENT ...... 43 8.13 BUSHFIRE HAZARD ASSESSMENT ...... 44 8.14 COASTAL EROSION HAZARD ASSESSMENT ...... 44 8.15 COMMUNITY AND STAKEHOLDER ENGAGEMENT ...... 44 8.16 SUSTAINABILITY STATEMENT ...... 45 8.17 PUBLIC ACCESS AND AMENITIES PLANs...... 46 9.0 STATE PLANNING INTERESTS ...... 48 9.1 STATE PLANNING REGULATORY PROVISIONS ...... 48 9.2 STATE PLANNING POLICY ...... 50 9.3 REFERRAL ...... 50 9.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS ...... 50 10.0 PLANNING SCHEME ...... 51 10.1 DEFINITION ...... 51 10.2 LEVEL OF ASSESSMENT ...... 52 10.3 STRATEGIC FRAMEWORK ...... 52 10.3.1 STRATEGIC INTENT ...... 52 10.3.2 SETTLEMENT PATTERN THEME ...... 53 10.3.3 ECONOMIC DEVELOPMENT THEME ...... 55 10.3.4 TRANSPORT THEME ...... 56 10.3.5 INFRASTRUCTURE AND SERVICES THEME ...... 56 10.3.6 NATURAL ENVIRONMENT THEME...... 56 10.3.7 COMMUNITY IDENTITY, CHARACTER AND SOCIAL INCLUSION THEME ...... 56 10.3.8 NATURAL RESOURCES THEME ...... 57 10.3.9 NATURAL HAZARDS THEME ...... 58 10.3.10 CONCLUSION ...... 58 10.4 OVERLAYS ...... 59 10.4.1 OVERLAY CODES ...... 62 10.5 LOCAL PLAN ...... 63 10.6 ZONE CODE ...... 66 10.6.1 EMERGING COMMUNITY ZONE CODE: ...... 66 10.6.2 LOW DENSITY RESIDENTIAL ZONE CODE: ...... 68 Development Application for Material Change of Use & Reconfiguration of a Lot to Page 3 of 76 Establish the Yaroomba Beach Master Planned Community & Stage 1 of Development David Low Way and 17 & 28 Belle Mare Avenue, Yaroomba

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10.7 DEVELOPMENT CODES ...... 69 10.7.1 ALTERNATE SOLUTIONS ...... 69 10.8 PLANNING SCHEME CONFLICTS ...... 71 11.0 CONCLUSION ...... 74

SUPPORTING DOCUMENTATION Attachment 1 - Planning Scheme Code Assessment Attachment 2 – Preliminary Approval Document Attachment 3 – Landscape & Architectural Master Plan Attachment 4 – Stage 1 Architectural Drawings Attachment 5 - Community Engagement & Stakeholder Report (Two Parts) Attachment 6 - Stormwater Management Plan Attachment 7 - Water & Sewer Assessment Attachment 8 – Proposed Subdivision Plans Attachment 9 - Civic Park Landscape Concept Design Attachment 10 – Stage 1 Landscape Concept Plans Attachment 11 - First Nations & Ecological Trail Activation Strategy Attachment 12 - Visual Assessment Attachment 13 - Flood Assessment Attachment 14 - Traffic Impact Assessment Attachment 15 - Ecological Assessment Attachment 16 - Turtle Impact Assessment Attachment 17 - Lighting Concept Attachment 18 - Noise Impact Assessment Attachment 19 - Economic Impact Assessment Attachment 20 - Bushfire Hazard Assessment and Management Plan Attachment 21 - Coastal Erosion Hazard Assessment Attachment 22 - Sustainability Statement Attachment 23 - Public Access and Amenities Plans Attachment 24 – Civil Plans – Preliminary Approval Attachment 25 – Civil Plans – Development Approval Attachment 26 – Property Vegetation Management Plan Attachment 27 – Surf Life Saving Queensland Correspondence

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1.0 EXECUTIVE SUMMARY

This report supports an application to the Sunshine Coast Regional Council for preliminary approval of the Yaroomba Beach Master Plan establishing a unique $900 million tourism focussed coastal village called Yaroomba Beach, and for a development permit for Stage 1 of the development (see section 7.2 of this report.

The ultimate development outcome will achieve a master planned, integrated, tourism/residential development that will create an iconic destination for the Sunshine Coast with domestic and international appeal, comprising a Westin Resort and Spa resort complex with 220 rooming units, service apartments, multiple dwellings and dwelling houses with an approximate total density of 1,225 dwelling/rooming units and a 2,770m² Shopping Centre. The proposed shopping centre will comprise shops, offices, cafes and restaurants and will form part of a village heart which will also include a 6,000m² public park, 3km of pathways surrounded by retained native vegetation, direct access to the beach with public car parking, surf lifesaving amenities and beach ecology and indigenous education centre. The development will occur across five precincts and multiple stages.

The centrepiece of the development will be the 220 room Westin Coolum Resort & Spa and integrated conference facilities, which will be the first 5-star hotel built on the Sunshine Coast in nearly 30 years. Council has recognised the importance of attracting new premium hotel investment to the Sunshine Coast if the region is to remain competitive to emerging tourism demand (particularly international tourism) and to ensure the region continues to evolve as a high-quality tourism destination and to provide a positive dividend to the significant investment by Council in the expansion of the Airport. Westin Hotels & Resorts has been an international leader in wellness and hospitality for more than 60 years. Westin manages more than 200 hotels and resorts in nearly 40 countries and territories, and is owned by Marriott International – the world’s largest luxury hotel company operating more than 5,500 properties globally.

This report outlines the nature of the proposed development and provides an assessment of the proposal against the relevant State and local planning provisions, and demonstrates that the proposed development should be approved on the following grounds:

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• The signing of a Memorandum of Understanding with TAFE Qld East Coast in order to promote industry sectors of Trade Construction, Retail, Hospitality, Administration, Health & Wellness and Landscaping and Maintenance Services • Establishment of a Hospitality Traineeship Commitment • Promotion of the Sunshine Coast Brand throughout the world’s luxury tourism market through the Marriott International and Westin marketing programs • Gifting of 5.5ha of open and green space to Council, and maintained by the establish Body Corporate at no cost to Council.

• The proposal meets the objectives of the Sunshine Coast Council’s Strategic Framework and Economic Development Strategy, in developing a new tourism precinct to promote the region whilst supporting the tourism industry, which is a major economic sector of the Sunshine Coast. The development proposal will also meet key objectives of providing variety of housing required under the Sunshine Coast Council’s Population and Housing Report.

• The proposed development at Yaroomba Beach will create a precinct of regional and state importance. The development of a 5-star hotel and associated conference facilities will expand the appeal of the Sunshine Coast as a tourist destination and will be an important regional partner for the expanded Sunshine Coast Airport. These facilities will cater for the expanding conferences industry, attract major events to the region. The community will also benefit from the new public facilities, coastal public parks and open space network.

• The proposal will produce an attractive built form that reflects the new built typology that is routed in the architectural character of the region. The overall character of the buildings has been informed by the design drivers that were established through consultation and dialogue with the discussion groups and with UDAP during the development of the design.

• The proposal will achieves an attractive and appropriate landscape design that complements the character of the locality, will bring together local landmarks (such as Mt Coolum, Parabolic Dune and Yaroomba Beach), embed the development within a natural setting, amplify amenity and reduce site cover, whilst retaining existing remnant vegetation creating a desirable activity space for the community

• The development achieves the agreed principles of the proposed built form not being visible from the amenity route locations of Point Arkwright, the low tide mark of the Yaroomba Beach, and the David Low Way as well as the principle that the development’s built form does not interrupt the interface of the beach fore dune vegetation and the ocean from the lookouts on Mt Coolum. The analysis demonstrates the minimal impact that the proposal will have on the visual amenity of the surrounding area supporting the built form outcomes proposed.

• This proposal will achieve effective treatment of stormwater through the integration of Water Sensitive Urban Design (WSUD) and the development achieves non-worsening principles from a localised and regional flooding perspective.

• The construction and operation of the proposed development will not affect the nesting Loggerhead Turtles and Green Turtles that utilise the section of Yaroomba Beach in front of the development.

• Yaroomba Beach will deliver on the Sunshine Coast Council’s vision for being ‘the most sustainable region in Australia’ and create a new sustainable coastal village that will be an iconic benchmark for the future. The project is targeting a 6 Star Green star communities rating for sustainability.

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2.0 APPLICATION SUMMARY

SITE DETAILS

Address David Low Way, and 17 & 28 Belle Mare Avenue, Yaroomba Real Properly Description Lots 20 & 336 – 340 on SP219217, Lots 12 & 15 – 16 on SP238214 and Lot 25 on SP269561 Land Area 185,479m² (18.5479ha) Local Authority Sunshine Coast Regional Council Registered Landowner SH Coolum Pty Ltd Current Use Vacant land

PLANNING SCHEME DESIGNATIONS

Planning Scheme Sunshine Coast Planning Scheme 2014

Local Plan Area Coolum Local Plan Area

Local Plan Precinct COL LPP-1, Palmer Coolum Resort and The Coolum Residences

Zone Emerging Community Zone and Low Density Residential Zone

Overlays • Acid Sulfate Soils • Airport Environs • Biodiversity, waterways and wetlands • Bushfire hazard • Coastal Protection • Flood hazard • Height of buildings and structures • Landslide hazard and steep land • Regional infrastructure

APPLICATION DETAILS

Applicant SH Coolum Pty Ltd

Application Type • S.242 Preliminary Approval for Material Change of Use Yaroomba Beach Master Plan • Stage 1 - Development Permit for Material Change of Use for Resort Complex (220 Units), Multiple Dwellings/Short Term Accommodation (148 Dwelling Units) & Shopping Centre (2,770m²), Educational Establishment, Community Use (SLSQ Amenities) and Utility Installation • Stage 1 - Development Permit for Reconfiguration of a Lot 10 into 26 lots (Creating 16 Dwelling House Lots, 2 commercial lots, 1 park lot, 1 access lot, 2 buffer lots, 1 transfer station lot, 1 principal body corporate lot & 2 balance management lots and access easement). Level of Assessment Impact Assessable

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Referrals • Schedule 7, Table 2, Item 2 - State controlled road (ROL) • Schedule 7, Table 3, Item 1 - State controlled road (MCU) • Schedule 7, Table 3, Item 2 - State transport infrastructure threshold • Schedule 7, Table 3, Item 10 - Vegetation clearing (MCU)

PROJECT TEAM

Hotel Operator Westin Resort and Spa – parent company Marriott International Town Planning & Surveying Project Urban Architecture & Urban Design Hassell Traffic Engineering SMEC

Civil Engineering SMEC Acoustics ASK Environmental Golder Associates & BAMM Landscape Hassell & James Birrell Design Lab Lighting Rubidium Light Sustainability Norman Disney Young Community Engagement Three Plus Economic Assessment RPS Visual Assessment Mark Elliott Illustrations Bush Fire Management Litoria Consulting Coastal Management BMT WBM

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3.0 INTRODUCTION

This Development Assessment Report has been prepared to support a Development Application for Material Change of Use and Reconfiguration of a Lot to establish the Yaroomba Beach Master Planned Community on behalf of SH Coolum (T/A Sekisui House).

Under the Sunshine Coast Planning Scheme 2014 the site is included within Coolum Local Plan Area, Emerging Community Zone, Low Density Residential Zone and Local Plan Precinct COL LPP-1 (Palmer Coolum Resort and The Coolum Residences). The proposed development is impact assessable.

The purpose of this report is to describe the characteristics of the site and surrounding land uses, detail the proposed development and provide an assessment against the applicable planning provisions. Included within Attachment 2 is The Yaroomba Beach Preliminary Approval Document for Council’s assessment and implementation. This document where specified will override the provisions of the Sunshine Coast Planning Scheme.

This report should be read in conjunction with the accompanying covering letter, IDAS Development Application forms and all supporting documentation discussed in section 6.0 of this report.

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4.0 BACKGROUND

4.1 PLANNING SCHEME AMENDMENT SUBMISSION

At the end of March 2015 Sekisui House lodged with Council a request for a planning scheme amendment to the Sunshine Coast Planning Scheme 2014. The aim of the request was to establish new development criteria in order to deliver a mix of resort (5-star hotel), residential and retirement living with supporting commercial and retail opportunities.

The amendment request submitted that in developing a new tourism precinct in Yaroomba, revised planning criteria for the local area are required for hotels, in order to achieve the objectives of the Sunshine Coast strategic framework, whilst ensuring hotel developed would be viable and able to service domestic and international visitor requirements. The amendment request also concluded that the existing planning criteria of low density resort style accommodation spread over a large land holding does not, and has not, been commercially viable for a 5-star rated hotel facility in the region for over 30 years for a variety of reasons.

Council’s review of the proposed scheme amendment reconfirmed the importance of attracting new premium hotel investment to the Sunshine Coast if the region is to remain competitive to emerging tourism demand (particularly international tourism) and to ensure the region continues to evolve as a high-quality tourism destination. Council recognised that the existing development approval is unlikely to deliver a five- star international hotel.

At the time the planning scheme amendment request was lodged the proposed development concept included a 250 room five-star international standard hotel, 200 serviced apartments, 1,150 residential apartments (including retirement and aged care), 3,000m2 of retail GFA. Building heights proposed where up to 10 storeys (38.5 metres) for the hotel with a further 16 residential accommodation buildings ranging in height between 4 storeys (14 metres) and 10 storeys (32.05 metres). Council accepted that this development option was the most capable of delivering a hotel of five-start international standard and acknowledged that the realised project construction budget would be significant by national standards. Although recognising the economic benefits of development proposed to be supported by scheme amendments, Council determine that building height would likely have unacceptable impacts on regionally significant public views.

In consideration of the above Council contemplated a moderated development concept of a theoretical compromise between maximising development yield while retaining regionally significant views through appropriate building height controls. Council’s testing of this option determined that a development with a maximum height of generally 4-6 storeys (14 metres – 21 metres) but with potential for up to 8 storeys (27 metres) in the centre of the site (subject to careful building positioning and design) would protect significant views from Mount Coolum and Point Arkwright. Council recognised that there was a case to further consider the development parameters applicable to the site subject to carefully consideration of the key strategic issues and local area dimensions contained in the planning scheme.

This development application refines and builds on the moderated development concept mentioned above while providing detailed assessment and supporting information demonstrating compliance with the strategic outcomes and local area characteristics relevant to the development of the site.

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4.2 ALIGNMENT WITH LOCAL, STATE AND FEDERAL GOVERNMENT POLICY DRIVERS

In addition to the Sunshine Coast Planning Scheme a number of the other Local, State and Federal policies support the establishment of a luxury 5 Star hotel and ecotourism resort with conference facilities at Yaroomba. These alignments with Sunshine Coast Council and Queensland Government economic development policies and programs are:

1 The Natural Advantage: Regional Economic Development Strategy 2013-2033

Sunshine Coast Council’s economic development strategy identifies tourism as one of seven high-value industries that will raise employment in the region from 59,000 to 100,000 in 2033. Tourism currently provides 15% of Sunshine Coast jobs.

The economic development strategy identifies “the risk posed by ageing tourism infrastructure” as being “substantial”.

“The Sunshine Coast is experiencing existing shortfalls … in tourism, digital, transport and community infrastructure alone. The risk posed by ageing tourism infrastructure alone (including hotels and visitor attractions) - coupled with limited private investment in accommodation stock - is substantial.”

The strategy states that the Sunshine Coast’s “New Economy” needed to be underpinned by a “growth- oriented, pro-business culture”.

It states: “The New Economy will be fully engaged with national and international markets – particularly the high-growth economies in Asia. Our strengths in world-class health and medical services, education, clean technologies and niche tourism and food production will enable the region to respond to the emerging needs of national and global markets.”

2 Sunshine Coast Council: 2016 Invest Sunshine Coast Investment Prospectus

The Sunshine Coast Council’s principal investment attraction document identifies the need for high end hotel and conference facilities.

It states: “The Sunshine Coast is ranked in the top ten of all Australian Tourism regions for tourism expenditure from 2014-2015 (Tourism Research Australia, 2015), with an increasingly sophisticated market generating demand for new 5 star accommodation options.”

3 Transport and Tourism: Creating a World Class Visitor Experience Discussion Paper

The Queensland Government’s discussion paper has as a priority the construction of an additional 25,000 hotel rooms by 2020.

“To build the sector’s capacity to achieve an aspirational stretch goal of doubling overnight visitor expenditure to $30 billion in 2020, we need to address projected supply side deficits in basic infrastructure, such as airports, transport routes and hotels”.

4 Destination success: The 20-year Plan for Queensland Tourism

The Queensland Government’s 20year Plan for Queensland Tourism calls for the tourism industry to be “universally recognised as fundamental to Queensland's economic, environmental and social future”.

It states: “Investment in new and renewed tourism infrastructure, facilities and products is needed to ensure Queensland is recognised as a quality destination.

“To compete globally and achieve our target, Queensland needs investment and reinvestment in tourism assets.

“We need the right products to meet the needs of our target markets, particularly emerging markets in Asia.”

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The plan points out that overnight stays in Queensland by international visitors has not grown since 2006. Importantly, the plan asks local government to “… align tourism development with community aspirations and broader regional and state tourism priorities”.

5 Regional Development Australia: Sunshine Coast Roadmap 2012-31

The Australian Government’s Sunshine Coast RDA notes “need for improved infrastructure…to continue to support strong visitor numbers”, in response to a 12.3% reduction in international visitors to the Sunshine Coast.

“Regional economic development requires continued support of traditional economic strongholds such as the tourism sector.”

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5.0 COMMUNITY CONSULTATION

Sekisui House has worked with local residents and representatives of peak community, environment, business and tourism bodies to develop the design criteria for Yaroomba Beach. Peak representative bodies were invited to participate in the discussion groups including:

• Coolum Business and Tourism • Sunshine Coast Tourism • Sunshine Coast Business Council. • OSCAR – Organisation of Sunshine Coast Residents Associations • Coolum Residents Association • Development Watch • SCEC – Sunshine Coast Environment Council • Coolum District Coast Care • Maroochy Waterwatch • University of the Sunshine Coast • Local residents from the adjoining Beachside estate

Development Watch was the only group who declined to attend and participate. Sunshine Coast Councillors also attended as representatives of local divisions and for relevant portfolios.

This engagement throughout 2016 included a series of Discussion Groups aided by technical presentations providing insight into regional drivers, statutory frameworks and site characteristics that needed to be considered in the proposal for Yaroomba Beach. As a result of the discussion groups a number of key objectives were agreed to which were:

1. Establishing the following overarching principles of:

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2. Minimising visual impact

3. Ensuring high quality outcomes in terms of Sustainability, maintenance, environment controls and management 4. Minimising impact on fauna & flora (turtles) 5. Delivery of a 5 Star International Hotel – must be delivered in Stage 1 6. Creating strong Economic benefits & Local employment 7. Providing a new Coastal Development benchmark 8. Achieving a win / win solution

A number of development options where formulated for the site and were then assessed against the above noted overarching principles to determine the best outcome for the site. This assessment determined that the east/west village heart development concept best achieved the overarching principles. This concept involved creating a new park and integrated village heart on the lake, creating a green loop through the site retaining mature vegetation and creating a main street integrated with green space and the lakefront. The east/west village concept and how it meets the overarching principles is shown below:

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Once the development concept was determined by implementing the overarching principles, the other key objectives guided the refinement of the development concept to formulate a master plan for the site.

The master plan was then opened for comment by the wider community via a listening post and an online website. 418 people visited the listening post between 30 November and 17 December 2016, 2,297 people visited the website during the same period. In total 641 feedback submissions where received for the proposal with 66% of these supportive of the project and the social, economic and environmental benefits it will provide the whole of the Sunshine Coast. The community’s feedback has been used to further inform and refine the development proposal which is now the subject of this development application. A full briefing of the Community and Stakeholder Engagement undertaken by the proponent and the detailed outcomes received from that engagement are included at Attachment 5.

5.1 SITE HISTORY

A previous resort landowner sought from Council a preliminary approval pursuant to section 3.1.6 of the Integrated Planning Act which provides for overriding of the Maroochy Plan 2000 planning scheme in favour of the preliminary approval.

Council issued a preliminary approval in July 2007 which established the Coolum Hyatt Resort Community – An Integrated Resort and Residential Community in accordance with a Preliminary Approval Document, Coolum Hyatt Resort – Master Planned Document. The preliminary approval took effect in September 2007.

By way of background the Coolum Hyatt Resort – Master Plan provides for the development of five precincts comprising:

• Resort – encompassing existing resort facilities, centralised car park, new beach club facility for club owners and guests and new resort beach club facility. • Golf course – comprising the existing 18 hole golf course. • Beachside – a resident precinct bounded on the eastern side of the David Low Way, between Warragah Parade and Tanah Street East, with a maximum residential density of 450 dwellings. • Vantage – a residential precinct located on the western boundary of the golf course fronting Jenyor Street with a maximum residential density of 85 dwellings. • Central –currently accommodating the central support and back-of-house facilities for the resort operations and the previous first hole of the golf course, this precinct may be redeveloped for residential accommodation with a maximum residential density of 125 dwellings.

The approved Plan of Development identifying the development precincts is shown in Figure 1 Below: Development Application for Material Change of Use & Reconfiguration of a Lot to Page 15 of 76 Establish the Yaroomba Beach Master Planned Community & Stage 1 of Development David Low Way and 17 & 28 Belle Mare Avenue, Yaroomba

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Figure 1 – Approved Plan of Development – Coolum Hyatt Master Plan

The subject site is located within Precinct 3 –Beachside Villages which comprises the following sub-precincts: Sub-Precincts 3A-3E (Resort Residential) Sub-Precinct 3F (Beach Club Mixed Use) Sub-Precinct 1C (Resort Beach Club) Sub-Precinct 1D (Clubs Resort Facilities). The key development outcomes resulting from the preliminary approval as they relate to the Beachside Villages Precinct site are:

• The development commitment is for a mix of resort, residential and commercial/retail uses. • The current development commitment is for a maximum of 450 residential dwellings and 500m2 of gross floor area. • The current approved maximum building heights throughout the precinct range from 8.5 metres/2 storeys to 16 metres/4 storeys. • The approved development commitment has led to vegetation clearing and filling of the development footprints and excavation of a lake for stormwater management.

Since the time the Preliminary Approval was originally issued there have been a number of operational and ownership changes to the resort which have affected the functionality, coordination and intent of the Preliminary Approval.

• Significant operational changes in the Resort include: o Resort changed ownership in 2011. The new resort owner subsequently terminated the hotel operator, Hyatt. o Following the termination of the Hyatt, the resort has continued to operate under a non-hotel brand. This has resulted in significant changes to the operation, maintenance and servicing of the resort. The changes have resulted in a severe downgrading of the resort rating from the previous 5-star rating. o Resort amenities (spa, pools, etc) previously available to local residents stopped operation.

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o Resort membership packages to the resort ceased being offered. o Events previously held at the resort, when Hyatt was the appointed operator, were not renewed. o There have been various media reports of legal disputes between the resort and body corporate owners/villa owners, which have not been resolved. o The resort restaurants and event spaces that were previously available to the public ceased operation in March 2015 and resort owner closed the resort. From media accounts only access to the golf course is available.

• Significant Structural Ownership Changes in the Resort include: o In 2014 SH Coolum (Sekisui House) and Coeur De Lion Investments (CDLI – Resort owner) agreed to transact a land ownership swap, which involved transferring: ▪ Lot 12 on SP238214 (sub-precinct 1C) to Sekisui House, and ▪ Lot 28 on SP238215 (sub-precinct 5B) to CDLI o The land swap facilitated an amalgamated land ownership for Sekisui House for the subject site. o The land swap facilitated an amalgamated land ownership for CDLI for the resort.

These operational and structural ownership changes, as well as other realities, necessitate that the subject site be developed in a different way to that contemplated by the historical preliminary approval.

However, it is recognized that it is appropriate for some of the key commitments under the historical preliminary approval, and the existing infrastructure agreement, such as the provision of public pedestrian beach access, to continue to be delivered (noting that many of the commitments have already been delivered). This will ensure that residents within the area the subject of the historical preliminary approval are not disadvantaged by the new development proposal.

For clarity the following table provides a comparison of the proposed Yaroomba Beach Master Plan and the historical Hyatt Coolum Master Plan preliminary approval they relate to the subject site.

CRITERIA HISTORICAL APPROVAL NEW PROPOSAL Design Gated housing lots and apartments A mix of resort, residential and retail uses Focus on individual residential Focus on village theme & Eco development Tourism International Resort No 5 star international resort or 5 star Westin Coolum Resort & Spa conference facilities and conference facilities Sense of privateness / Gated Precincts - Public Open Space links Beach Perception that it will be for residents Access & Village Heart only Site Management Site Management limited to the Integrated and controlled Site responsibility of individual home Management owners through a typical body corporate structure. Public Parking No public parking and access to the 180 public parks and direct access to beach the patrolled beach Public Open Space No public parks or local amenities 6,000m2 public park and local amenities to promote arts and cultural activities Minimal amount of Open Space, which Generous amount of Public Open will be for private use only Space Economic Benefits No significant tourism spend injected $78.6 million per year tourism spend into the local economy injected into the local economy

853 total construction jobs including 3,942 total construction jobs 253 direct jobs (mainly on-site) and 600 including 1,242 direct jobs (mainly indirect type 1 jobs (mainly supply on-site) and 2,691 indirect type 1 chain). jobs (mainly supply chain).

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109 Equivalent Full Time (EFT) total 1,379 EFT total ongoing jobs ongoing jobs including 93 direct jobs including 1,174 direct jobs on and off and 16 indirect type 1 jobs (mainly site and 205 indirect type 1 jobs supply chain). (mainly supply chain). The direct onsite jobs include the 266 hotel employees, 88 retail and other onsite employees and all other employment generated on the Sunshine Coast by tourist and resident expenditure. The demands and needs generated by the above employees will support an The demands and needs generated additional 40 jobs throughout the by these employees will support an community, 90% of these are estimated additional 465 jobs throughout the to be based on the Sunshine Coast. community, 90% of these are estimated to be based on the The total ongoing employment is Sunshine Coast. estimated at 149 EFT jobs. The total ongoing employment is estimated at 1,844 EFT jobs. $139 m construction budget (average $641 m construction budget $34.9m per annum). Gross Value Add (average $71m per annum). Gross (GVA) - $37.6m per annum for Value Add (GVA) - $76m per annum construction period ($150m in total). for construction period ($684m in total).

Total annual project GVA (when Total annual project GVA (when complete) - $9.8m. Minimal tourist complete) - $119.6m. $91m of the impact. annual GVA attributed to tourists and resort. Minimal tourist expenditure. $78.6m per annum – total spend by tourists in the Sunshine Coast region (on site and off site expenditure).

$22.1m per annum in total retail $7.6m per annum in total retail expenditure (On site and off site expenditure (On site and off site expenditure). expenditure). Some tourist nights will be generated 176,700 total visitor nights per year. by the accommodation. No new Of this, 88,350 visitor nights per year regional visitation is expected. will be new to the region. Residents are projected to generate Tourists and residents are projected $3.2m of annual retail and to generate $12.2m of annual retail food/beverage expenditure for and food/beverage expenditure for businesses located in the Coolum area. businesses located in the Coolum An additional $4.5m of expenditure will area. An additional $36.9m of be directed to retailers in other parts of expenditure will be directed to the Sunshine Coast region. retailers in other parts of the Sunshine Coast region. Ecotourism opportunity lost Beach Ecology and Indigenous Education Centre provided to enable ecotourism businesses Environmental Impact Total clearing of all vegetation on site 10% retained mature vegetation and creating 3km of pathways 100,000m3 of imported fill required No imported fill required Sustainability No sustainable rating achieved Targeted 6 Star Green Star Community Rating Average sustainability outcomes, High sustainable outcomes which doesn’t achieve the Sunshine Coast achieves the Sunshine Coast Council’s strategic goals Development Application for Material Change of Use & Reconfiguration of a Lot to Page 18 of 76 Establish the Yaroomba Beach Master Planned Community & Stage 1 of Development David Low Way and 17 & 28 Belle Mare Avenue, Yaroomba

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Council’s strategic goals and creation of Eco Tourism Resort Building Height Range of buildings heights from 2-4 Transitioning building heights storeys including 8.5m (2 storeys), 12m (3 storeys), 16m (4 storeys) and up to 24.5m (7 storeys) for the Hotel and serviced apartments.

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6.0 SITE DESCRIPTION

6.1 SUBJECT SITE

The subject site is situated at David Low Way and 17 & 28 Belle Mare Avenue, Yaroomba. The site is legally described as Lots 20 & 336 – 340 on SP219217, Lots 12 & 15 – 16 on SP238214 and Lot 25 on SP269561. The site comprises an area of 185,479m² (18.5479ha) and is currently vacant of built form development, however is a disused golf course. The subject site represents a significant landholding in Yaroomba and will be pivotal in the establishment of a diversified tourism offering, which will attract domestic and international visitors to the Sunshine Coast. Because of its unique location and characteristics, this site is recognised as a valuable tourism focus area and is of considerable strategic significance to the region. The only other comparable greenfield beachfront site of this kind on the Sunshine Coast is at Bokarina Beach which is 29.76 hectares in area and is located approximately 20 kilometres south of the subject site and is currently under development. Therefore, the subject site is the last designated Tourism Focus Area coastal site to be developed.

The subject site has generally flat topography being a disused golf course, with the lower points around 4m AHD and the highest points at 9m AHD. There are two man made water bodies on the site. There are approximately 6 hectares of remnant and non-remnant vegetation on the site, protected by covenant in the case of the David Low Way landscape buffers, with the remaining vegetation not deemed to be of high value, having been identified for vegetation offsetting in the existing approval.

Access for the subject site to the existing David Low Way roundabout is currently gained over Principal Body Corporate common property associated with the adjoining gated body corporate residential estate. There is also a minor northern access to the David Low Way near the existing sales centre site. There are access easements on the site in favour of Palmer Coolum Resort and associated community title residential communities to the south.

The site’s location and context are illustrated in Figure 1 below:

Figure 2 - Aerial Photograph of Subject Site, NearMap, Accessed February 2017, http://www.nearmap.com

6.2 SURROUNDING LAND USES

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The subject site is located on the Sunshine Coast region north of the Maroochy River. This area of the Sunshine Coast has experienced increasing change over recent years with significant investments in key infrastructure planned to advance the region. One such example of this key infrastructure is the planned Sunshine Coast Airport Expansion which represents major investment managed by the Sunshine Coast Council to duplicate the runway and provide key commercial/industrial development opportunities. The proposed development is located approximately 5 minutes away from the airport expansion project and is intended to support the airport by providing five star standard accommodations and integrated conference facilities for both domestic and international travellers. Due to its unique location and characteristics, this site is recognised as a valuable tourism focus area and is of considerable strategic significance to the region.

The site adjoins the Yaroomba Parabolic Dune to the north, the Marcoola Yaroomba Conservation Reserve to the east, the Palmer Coolum Resort to the west of the David Low Way and gated low density Beachside community title residential development to the south.

The subject site has a strong locational advantage for the type of development proposed with favourable geographic factors and surrounding infrastructure provision supporting the development proposal. These include:

• Available connections into existing infrastructure networks (sewer, water, power, communications) • Established multiple access routes to the Sunshine Coast motorway • Established multiple access routes to the Bruce highway • Close access to the Airport, which is being expanded • Ability to integrate into existing public transport routes • Close proximity to the shopping and dining precincts of Maroochydore, Coolum and Noosa • Access to commercial centres of Maroochydore, Coolum, Nambour & Noosa • Close proximity to tourism areas of Noosa, the Sunshine Coast hinterland (Montville and Maleny) and Mooloolaba • The site is adjacent to and connected to Yaroomba beach • West of the site is Mount Coolum National Park, with Mount Coolum providing a significant vista from within the site.

The subject site benefits from the factors listed above as well as being integrated into a community that has previously accepted a major tourism facility proposal over the site. The location of the subject site within the context of Yaroomba/Coolum is shown in Figure 2 below:

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SUBJECT SITE

Figure 3 – Locational Context of Subject Site, Street-Directory, Accessed February 2017, http://www.street- directory.com.au/

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7.0 PROPOSED DEVELOPMENT

The overall development proposal for the subject site is a $900 million coastal village called Yaroomba Beach. The end development outcome will achieve a master planned, integrated, tourism/residential development that will create an iconic destination for the Sunshine Coast with domestic and international appeal.

The centrepiece of the proposed development is The Westin Coolum Resort & Spa at Yaroomba, which will be the first 5-star hotel built on the Sunshine Coast in nearly 30 years. This international ecotourism resort is proposed to adjoin a public coastal village heart of shops, cafes and restaurants, public parkland and lakeside boardwalks. New housing will be offered in 2 & 3 storey dwelling houses and 4 storey apartments.

The proposed development will result in the delivery of a broad community and social benefit as well as contributing a significant benefit to the local and regional economies. These benefits will be far reaching include:-

- Direct Economic output into the local economy of $228.6 million annually - Creation of 3,942 construction job person years with a delivering wages of $26.2 million per annum - The development will create 1,379 EFT new direct and indirect ongoing jobs delivering wages of $43.9 million per annum. The demands and needs generated by these employees will create a further 465 jobs throughout the community. - The Marriott International, the Westin’s owning company, offers professional career paths supported by high quality in-house training - Specialist jobs will be offered in areas such as eco and indigenous tourism - The Westin Resort and Spa will create an additional 176,700 visitor stay nights per year on the Sunshine Coast. - Provide conference and event facilities for functions up to 800 delegates. - Created a new world class, sustainable coastal village - Provision and Embellished of a significant civic park at the heart of the new coastal village centre and a series of connected parklands with an area in excess of 3ha - Activate the civic park with a program of arts and cultural events annually.Park is also a key link in the beach ecology and indigenous trail through the site joining the 2 existing beach access points. - Establishment of more than 3km of integrated walk ways connecting the neighbouring community through the site to the new coastal village centre, civic park and beach - Preservation and dedication of a significant landscaped buffer along the David Low Way - Establishment of a new surf lifesaving tower with associated amenities - Public amenities including end of trip and beach facilities and public toilets - Accessible public car parking adjacent to the beach access and Coastal Village Centre - Construction and maintenance of an Education (Ecological & Indigenous) Centre - Upgrading of key surrounding road network intersections - Regeneration and maintenance of the frontal beach dune reserve - The signing of a Memorandum of Understanding with TAFE Qld East Coast in order to promote industry sectors of Trade Construction, Retail, Hospitality, Administration, Health & Wellness and Landscaping and Maintenance Services - Establishment of a Hospitality Traineeship Commitment - Promotion of the Sunshine Coast Brand throughout the world’s luxury tourism market through the Marriott International and Westin marketing programs - Gifting of 5.5ha of open and green space to Council, and maintained by the establish Body Corporate at no cost to Council.

In comparison with the approved development option for the site, which transfers no land to the Council for public parkland, the proposal offers a significant contribution of open space in public ownership to the community. This open space contribution includes interconnected pathways, ecological reserves and the centrepiece Civic Park all of which are highly accessible to the surrounding pedestrian and bicycle network. These spaces will be embellished significantly beyond the standard generally required by Council and in order to maintain this exceptionally quality of amenity the development’s community management entity will commit to the maintenance and upkeep of all community parkland and facilities for a period of 100 years through a deed with Council.

It is expected that such high quality parkland spaces will be in demand to accommodate a broad spectrum of events run by a range of community and commercial operators. The onerous day to day management and Development Application for Material Change of Use & Reconfiguration of a Lot to Page 23 of 76 Establish the Yaroomba Beach Master Planned Community & Stage 1 of Development David Low Way and 17 & 28 Belle Mare Avenue, Yaroomba

PROJECT URBAN – 16439 May 2017 event coordination role for the parkland areas will also be administered by the development’s community management entity relieving Council of this resourcing requirement. This development application seeks the relevant approvals to establish the Yaroomba Beach Master Plan and subsequent approvals for stage 1 of the development. The Preliminary Approval and Development Permits sought by this application are individually discussed in sections 5.1 – 5.3 below.

7.1 PRELIMINARY APPROVAL FOR MATERIAL CHANGE OF USE

A section 242 Preliminary Approval for Material Change of Use to establish the Yaroomba Beach Master Plan is proposed over the whole of the subject site. The Preliminary Approval component of the application seeks to secure approval for the overall development concept for the Yaroomba Beach Master Plan area and guide the assessment of subsequent applications for development permits lodged over the site.

The development application for Preliminary Approval seeks to override the Sunshine Coast Planning Scheme, where specified in the attached Preliminary Approval Document, to establish revised levels of assessment and general development parameters for the development of the site.

The Preliminary Approval component of the application will comprise of the following elements and will vary the effect of the Sunshine Planning Scheme 2014 where specified in the Preliminary Approval Document included at Attachment 2:

• Establish 5 development precincts, access networks and open spaces • Specify Levels of assessment for the following types of development: o Dwelling houses, dual occupancy, multiple dwellings, resort complex, rooming accommodation, short-term accommodation, residential care and retirement facility, shopping complex, food & drink outlet, shop, office, community use and park o Reconfiguration of a Lot • Specify a maximum number of dwellings per precinct • Specify maximum building heights for each precinct • Specify relevant assessment criteria from the Sunshine Coast Planning Scheme which will apply to the assessment of subsequent applications for development permits • Nominate a Site Development (exceptions) Code – which identifies specific divergence from the Sunshine Coast Planning Scheme codes throughout the Preliminary Approval Area which are detailed in Part 8 of Attachment 2.

BUILT FORM

The ultimate development of the site will comprise a resort complex with 220 rooming units, service apartments, multiple dwellings (for permanent and temporary accommodation) and dwelling houses with an approximate total density of 1,163 dwelling/rooming units and a 2,770m² Shopping Centre. The proposed shopping centre will comprise shops, offices, cafes and restaurants and will form part of a village heart which will also include a 6,000m² public park, 3km of pathways surrounded by retained native vegetation, direct access to the beach with public car parking and beach ecology and indigenous education centre. The development will occur across five precincts and multiple stages.

The centrepiece of the proposed development will be the 220 room Westin Coolum Resort & Spa at Yaroomba, which will be the first 5-star hotel built on the Sunshine Coast in nearly 30 years. Council has recognised the importance of attracting new premium hotel investment to the Sunshine Coast if the region is to remain competitive to emerging tourism demand (particularly international tourism) and to ensure the region continues to evolve as a high-quality tourism destination and to provide a positive dividend to the significant investment by Council in the expansion of the Airport. Westin Hotels & Resorts has been a leader in wellness and hospitality for more than 60 years. Westin manages more than 200 hotels and resorts in nearly 40 countries and territories, and is owned by Marriott International – the world’s largest luxury hotel company operating more than 5,500 properties globally.

Crucial in achieving a commercially viable 5-star hotel is the requirement for the hotel design to integrate the conference facilities, amenities and services expected of a premium provider more efficiently with the accommodation in order to cater for the broad variety of guest (leisure, business, functions, conferences, etc) that the venue would attract. This drives a smaller building footprint with a more vertical integration which ensures the operational and maintenance costs are more manageable and the viability of the hotel business Development Application for Material Change of Use & Reconfiguration of a Lot to Page 24 of 76 Establish the Yaroomba Beach Master Planned Community & Stage 1 of Development David Low Way and 17 & 28 Belle Mare Avenue, Yaroomba

PROJECT URBAN – 16439 May 2017 is sustainable in the long term. Not only does this design philosophy increase the commercial viability for the hotel but it also optimises urban planning outcomes for the master planned area. This is reflected in the proposed master plan with increased building heights proposed in suitable locations but with smaller building footprints which allows significantly larger open spaces, opportunities for increased landscaping, widened visual corridors, and superior sustainability outcomes.

An important inclusion in the Westin Coolum Resort & Spa is the conferencing and event facilities to attract Meeting, Incentives, Conferences and Events (MICE) to the Sunshine Coast which are not currently serviced by current facilities. This will drive greater tourist visitor numbers, generate significant tourism expenditure in the Sunshine Coast economy and increase the promotion of the Sunshine Coast region.

Given the above it is proposed that the hotel and serviced apartments component of the development will be 5-7 storeys (maximum 24.5 metres above finished surface level) with 4 storey apartments in the centre of the site surrounding the hotel and then building heights transitioning down to 3 storey dwellings to the David Low Way and Yaroomba Beach and 2 storey dwellings to the existing low density residential to the south. Although some taller development elements are proposed, the development has been carefully designed and positioned on the site to ensure significant views are maintained. This has been achieved by mapping a development height envelope or ceiling that the development must sit under using a highly- sophisticated light imaging detection and ranging process that is accurate to one metre. This will ensure that the development will not be visible above the tree line from key vantage points outside the site including Yaroomba Beach, Point Arkwright and the David Low Way. Further, the development will not interrupt the view of Yaroomba Beach and the Pacific Ocean from the top or mid-point of Mount Coolum.

The urban design imperatives that are key to the ultimate built form include:- • Embedment in the natural setting • Distinctive subtropical space relationships of indoor outdoor rooms • North south orientation of dwelling form to maximise solar access and natural ventilation • Reduce site cover in order to amplify amenity • Protected retreat spaces including internal common areas as well as rooftop eyrie • Product alignment to maximise views and access to iconic landscape features such as Mount Coolum • Erode and feather hard-edge infrastructure • Create residential built form clusters

SUSTAINABILITY

Sekisui House is a global leader in sustainability. Sekisui House will make Yaroomba Beach the living evidence of Sunshine Coast Council’s vision to be Australia’s most sustainable region. Yaroomba Beach will be the Sunshine Coast’s most sustainable development, targeting a 6 Star Green Star community rating and including the use of sustainable technology in:

• WELL Building standards for residential dwellings • Electricity generation and storage • Water reuse and management • Efficient and environmental sensitive lighting technology • Vacuum waste management • Water wise landscaping • Public space planning, and • Use of sustainable materials • Beach Ecology and Indigenous Education centre and activation of ecotourism activities from the site

Sekisui House recognises the important habitats external to its site. Yaroomba Beach will be managed under a Community Management Title Scheme, meaning coordinated, central control of all property including vegetation buffers and lighting, to protect turtle nesting habitat. Sekisui House has also partnered with the University of the Sunshine Coast’s world-leading marine and coastal research team to investigate better beach ecology outcomes for the region. The important parabolic and frontal dunes that adjoin the site are not owned by Sekisui House, are not included in the project and will not be developed.

Sekisui House also intends to employ of range of smart city technologies in line with Council’s Smart City Framework, and by leveraging smart city technologies in the areas of the Sustainability, Efficiency, People

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PROJECT URBAN – 16439 May 2017 and Security. The largest investment proposed at this time is the employment of an Automated Waste Collection System, which will centralise waste collection and remove waste collection vehicles from residential and tourist areas.

ACCESS AND PARKING

Vehicles will enter and exit the proposed development from a new roundabout on the David Low Way between the Warran Road intersection and the existing Beachside roundabout.

All proposed internal streets will be publicly accessible to ensure that the Yaroomba Beach village integrates with the local area and that all public facilities are accessible, with the Main St from the David Low Way roundabout to the northern beach access being dedicated to Council.

Upon entering the site a clear and legible circuit will carry vehicular movement around the site and provide convenient access to public spaces and parking. The Village Heart (Main Street) is located along the main circuit and provides a shared zone pedestrian priority environment for vehicles to move through.

Public parking will be located off the main circuit with car parking (on grade and basement) provided at the Village Heart adjacent the beach access point.

Minor roads will feed off the main circuit allowing local access to residential areas.

Community access and circulation from the surrounding path network is critical to the activation of the proposed internal parks, community spaces and facilities as well as the beach access and amenities.

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LANDSCAPING & OPEN SPACE

The site can be divided into five main landscape typologies; Streetscapes, Parkland, Vegetation Buffer, Lake and Building Surrounds. Each typology provides a unique functional and landscape role within the Yaroomba Beach village while still providing a consistent ‘language’ which unifies the site and built form together. The Yaroomba Beach Landscape Master Plan is included at Attachment 3.

AREA % OF SITE David Low Way Vegetated Buffer 9,098m2 4.9% Linear Park 4,909m2 2.6% Village Park 6,100m2 3.3% General Open Space Components 11,755m2 6.3% Lake 17,551m2 9.5% Southern Green Link 5,130m2 2.8% TOTAL 54,534m2 29.5%

Activation of the proposed parks and open space network will promote greater utilisation of this asset by the community and includes the following features:-

• Active frontages • First Nations and Ecological Trail • Education Centre • Activity playground • Beach access paths • Multi-purpose park space • Restaurant • Chapel • The beach and digital dunes • Entertainment - Activate the civic park with a program of arts and cultural events annually. • The outdoor room • Cultural art work • Exchange space • The lookout • Native cuisine and dune gardens

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SERVICING

An automated waste collection system will be installed which uses vacuum pipes connected to each building and communal collection points throughout the development feeding back to a centralised waste collection point. This system removes waste collection vehicles from the development and provides an efficient collection method, which will minimise noise disruption to future residents.

INFRASTRUCTURE

The subject site is currently connected to all essential urban infrastructure. Stormwater will be collected and treated on site and discharged into a legal point of discharge in accordance with the Stormwater Management Plan prepared by SMEC included at Attachment 6. Internal water, sewer, telecommunication and electrical connections will be finalised during detailed design. A Water and Sewer Assessment prepared by SMEC included at Attachment 7, indicates that water and sewer systems have adequate capacity subject to some minor upgrades.

COMPARISON TO HISTORICAL APPROVAL

When compared to the historical approval for the site, the new proposal achieves:

• A 26% reduction in the footprint of the buildings • A 45% increase in public space • A 15% reduction in road reserve

For clarity the following table provides a comparison of the proposed Yaroomba Beach Master Plan and the historical Hyatt Coolum Master Plan preliminary approval they relate to the subject site.

CRITERIA HISTORICAL APPROVAL NEW PROPOSAL

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Design Gated housing lots and apartments A mix of resort, residential and retail uses Focus on individual residential Focus on village theme & Eco development Tourism International Resort No 5 star international resort or 5 star Westin Coolum Resort & Spa conference facilities and conference facilities Sense of privateness / Gated Precincts - Public Open Space links Beach Perception that it will be for residents Access & Village Heart only Site Management Site Management limited to the Integrated and controlled Site responsibility of individual home Management owners through a typical body corporate structure. Public Parking No public parking and access to the 180 public parks and direct access to beach the patrolled beach Public Open Space No public parks or local amenities 6,000m2 public park and local amenities to promote arts and cultural activities Minimal amount of Open Space, which Generous amount of Public Open will be for private use only Space Economic Benefits No significant tourism spend injected $78.6 million per year tourism spend into the local economy injected into the local economy

853 total construction jobs including 3,942 total construction job person 253 direct jobs (mainly on-site) and 600 years including 438 EFT direct jobs indirect type 1 jobs (mainly supply (mainly on-site) and 299 EFT indirect chain). type 1 jobs (mainly supply chain). 109 Equivalent Full Time (EFT) total 1,379 EFT total ongoing jobs ongoing jobs including 93 direct jobs including 1,174 on and offsite direct and 16 indirect type 1 jobs (mainly jobs and 205 indirect type 1 jobs supply chain). (mainly supply chain). The onsite direct jobs include the 266 hotel employees, 88 retail and other onsite employees and all other employment generated on the Sunshine Coast by tourist and resident expenditure. The demands and needs generated by the above employees will support an The demands and needs generated additional 40 jobs throughout the by these employees will support an community, 90% of these are estimated additional 465 jobs throughout the to be based on the Sunshine Coast. community, 90% of these are estimated to be based on the The total ongoing employment is Sunshine Coast. estimated at 149 EFT jobs. The total ongoing employment is estimated at 1,844 EFT jobs. $139 m construction budget (average $641 m construction budget $34.9m per annum). Gross Value Add (average $71m per annum). Gross (GVA) - $37.6m per annum for Value Add (GVA) - $76m per annum construction period ($150m in total). for construction period ($684m in total).

Total annual project GVA (when Total annual project GVA (when complete) - $9.8m. Minimal tourist complete) - $119.6m. $91m of the impact. annual GVA attributed to tourists and resort.

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Minimal tourist expenditure. $78.6m per annum – total spend by tourists in the Sunshine Coast region (on site and off site expenditure).

$22.1m per annum in total retail $7.6m per annum in total retail expenditure (On site and off site expenditure (On site and off site expenditure). expenditure). Some tourist nights will be generated 176,700 total visitor nights per year. by the accommodation. No new Of this, 88,350 visitor nights per year regional visitation is expected. will be new to the region. Residents are projected to generate Tourists and residents are projected $3.2m of annual retail and to generate $12.2m of annual retail food/beverage expenditure for and food/beverage expenditure for businesses located in the Coolum area. businesses located in the Coolum An additional $4.5m of expenditure will area. An additional $36.9m of be directed to retailers in other parts of expenditure will be directed to the Sunshine Coast region. retailers in other parts of the Sunshine Coast region. Ecotourism opportunity lost Beach Ecology and Indigenous Education Centre provided to enable ecotourism businesses Environmental Impact Total clearing of all vegetation on site 10% retained mature vegetation and creating 3km of pathways 100,000m3 of imported fill required No imported fill required Sustainability No sustainable rating achieved Targeted 6 Star Green Star Community Rating Average sustainability outcomes, High sustainable outcomes which doesn’t achieve the Sunshine Coast achieves the Sunshine Coast Council’s strategic goals Council’s strategic goals and creation of Eco Tourism Resort Building Height Range of buildings heights from 2-4 Transitioning building heights storeys including 8.5m (2 storeys), 12m (3 storeys), 16m (4 storeys) and up to 24.5m (7 storeys) for the Hotel and serviced apartments.

7.2 STAGE 1 DEVELOPMENT PERMIT FOR MATERIAL CHANGE OF USE

This application also seeks a Development Permit for Material Change of Use of Premises for the first stage of the development which comprises the following:

• Resort Complex – 220 room Westin Coolum Resort and Spa with conference facilities • Multiple dwelling – Serviced Apartments (for permanent & temporary accommodation): o 70 standard 1 & 2 bedroom units o 70 dual key 1+1 and 2+1 bedroom configurations o 8 x 3 bedroom town homes • Dwellings houses – 16 • Shopping complex – 2,770m2 GFA (comprising shops, food & drink outlets and offices) • Educational establishment - 239m² Beach Ecology and Indigenous Education Centre • Community use – 49m2 surf life saving amenities • Civic and Linear Parklands – 1.1 ha • Utility installation –Services and maintenance facility incorporating Automated Waste Collection System, fire hydrant booster system and gas storage.

Detailed plans of the Stage 1 development are included at Attachment 4.

7.3 STAGE 1 DEVELOPMENT PERMIT FOR RECONFIGURATION OF A LOT

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This application also seeks a Development Permit for Reconfiguration of Lot to facilitate stage 1 of the development and will include:

• The creation of 16 dwelling house lots • The creation of 2 lots for resort complex and village shopping centre • The creation of 1 park lot, 1 access lot, 2 buffer lots, 1 transfer station lot and 1 principal body corporate lot. • The creation of 2 balance management lots for the future stage of the development • Access easement

Proposed Subdivision Plans for Stage 1 of the development are included at Attachment 8.

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8.0 SUPPORTING DOCUMENTATION

8.1 ARCHITECTURAL DRAWINGS

The Stage 1 Architectural Drawings prepared by Hassell are included at Attachment 4.

The plans include site plans, floor plans, elevations, and perspective images. The plans demonstrate that the proposal results in an attractive built form and facade to all road frontages that reflects the new built typology that is routed in the architectural character of the region. The overall character of the buildings has been informed by the design drivers that were established through consultation and dialogue with the discussion groups and with UDAP during the development of the design. UDAP has commended the masterplan design for Yaroomba Beach noted in their advice dated October 2016.

8.2 LANDSCAPE PLANS

A Landscape Master Plan prepared by Hassell is included at Attachment 3. Stage 1 Landscape Concept Plans are included at Attachment 10.

These plans demonstrate that the proposal achieves an attractive and appropriate landscape design that will complement the character of the locality, will bring together local landmarks (such as Mt Coolum, Parabolic Dune and Yaroomba Beach), embed the development within a natural setting, amplify amenity and reduce site cover, whilst retaining existing remnant vegetation.

A Landscape Concept Design for the Civic Park prepared by James Birrell Design Lab is included at Attachment 9. The plans provide a detailed conceptual layout of the proposed public park which integrates with the adjoining shops, cafes and restaurants, a terraced green and the playground comprising wet and dry play.

The park and playground is designed to have a fun and vibrant atmosphere and be able to be programmed in a manner that is inclusive for all members of the community. Its large areas of flexible open space presents opportunities to hold carnivals, jazz festivals, cultural festivals, food festivals, outdoor cinemas, picnics in the park, community dinner events, family fun days, and community picnics amongst a whole range of other activities.

A First Nations & Ecological Trail Activation Strategy prepared by James Birrell Design Lab is included at Attachment 11. The is proposed to be delivered as part of the Yaroomba Beach development to bring together community, environment and culture. The trail celebrates and promotes education, discovery and creativity, it aims to strengthen connection to place through knowledge and interaction. The Activation Strategy is an overarching approach as to the themes and ideas that may come to fruition during the evolution of the trail. The trail is an exciting opportunity to create a destination for the local community and visitors to the Sunshine Coast, it engages both the traditional custodians of the land, provides interactive and interesting educational activities and cultivates an inclusive and vibrant community through positive social experiences.

8.3 VISUAL ASSESSMENT

A Visual Assessment prepared by Mark Elliott Illustrations is included at Attachment 12.

A key outcome of the Community and Stakeholder Engagement program, consultation with UDAP and the Council Development Assessment briefing session was the establishment of the visual amenity imperatives for the proposal. A total of 17 vantage point locations were identified which have subsequently been analysed by Mark Elliott Illustrations, refer to below locations.

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The agreed principle of the proposed built form not being visible from the amenity route locations of Point Arkwright, the low tide mark of the Yaroomba Beach, and the David Low Way have been achieved. Furthermore the principle that the development’s built form does not interrupt the interface of the beach fore dune vegetation and the ocean from the lookouts on Mt Coolum has been achieved. The analysis demonstrates the minimal impact that the proposal will have on the visual amenity of the surrounding area supporting the built form outcomes proposed.

8.4 STORMWATER MANAGEMENT PLAN

A Stormwater Management Plan prepared by SMEC is included at Attachment 6. This plan recommends:

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The water quality treatment strategy for the site includes the collection of all surface flows directed to a bioretention swale or bioretention basin, with roof water being collected via a rainwater tank and re-used for irrigation. Detailed modelling using the MUSIC software has demonstrated that through the use of the proposed treatment strategy, the runoff from the site meets water quality objectives for pollutant load reduction. Therefore, the proposed treatment strategy is recommended as best management practice for the proposed development.

This plan demonstrates that effective treatment of stormwater at the proposed development can be achieved through the integration of Water Sensitive Urban Design (WSUD) and non-worsening principles. Through the incorporation of rainwater tanks and bioretention system, the plan successfully demonstrates: • Compliance with the requirements of State Planning Policy and SCC Load Based Objectives. • Ecological sustainability in terms of the development’s impact upon receiving waters and the viability of the proposed site development;

This SQMP has been prepared to address the entire development site Stages 1 to 5. Whilst the development intent of Stage 1 is known, the anticipated development intensities for the remaining Stages 2 to 5 were represented. It is recommended that this report be updated to align with the actual development layouts of Stages 2 to 5 as they area developed (and Stage 1 should it be altered).

8.5 FLOOD ASSESSMENT

A Flood Assessment prepared by SMEC is included at Attachment 13. The assessment concludes and recommends:

This flood investigation was prepared to assess the underlying flooding characteristics that influence the proposed Yaroomba Village and International Resort development. The Yaroomba Village and International Resort development area is situated on land which currently has a Master Plan approval, of which previous flood investigation was prepared. In developing the site, this proposed development aims to develop within the earthworks extents as those already approved. This flood study has been developed to reflect, what is considered minor changes to the earthworks envelopes.

In developing this flood study, the modelling parameters adopted are equal to those reported in the previous flood investigation (Cardno). This ensures the assessment of the current development strategy for Beachside North is able to be considered in the same context as the previous flood assessment approval and earthworks plan.

The hydrology for the development utilised the RAFTS software and incorporated duration independent storms supplied by Council. Despite setup being relatively close to the previous investigation, peak flows increased by approximately 5% from those reported previously.

The TUFLOW 2-dimensional flood model was used to represent the flood plain, from the northern extents of the Palmer Coolum golf course right through to Mount Coolum golf course. It must be noted that the extent of this current study is significantly larger than the previous investigation. The previous Cardno study terminates at Tanah Street whereas this study extends further south to ensure downstream conditions are accurately represented.

Two developed cases were investigated; being an interim case (as the site currently stands), which incorporated filling works to date (Beachside South), upgrade of David Low Way and redevelopment work in the northern extent of the Palmer Coolum golf course. The previous investigation (Cardno) reported flow reductions as a result of mitigation works carried in the golf course. Details of these works were not made available for use in the study and as such current models were required to be calibrated to replicate flow reductions achieve.

In the interim and developed case, the previous investigation reported that there were no increases in peak flood levels and flows. Current modelling however shows that a reduction in peak flood levels and flows were not achieved. Increases in flood levels (Afflux) were noted in existing residential areas immediately downstream of Tanah Street East. These increased levels could be attributed to the early works undertaken in Beachside south.

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In order to alleviate the afflux produced, a mitigation option was investigated. The mitigation solution produced encouraging results. The mitigation solution included augmentation works to the low level culverts under Tanah Street and Suncoast Drive. However, whilst alleviated flood afflux to the residential areas downstream of Tanah Street East, there were minor increases noted in the channel downstream of Suncoast Road, however, freeboard to properties is still over 1m. These minor affluxes extended into Mount Coolum golf course, however, these could be considered minor and not of nuisance. There is also some minor afflux noted to David Low Way along the frontage of the proposed development and upstream of existing round- a-bout in the 100 year AEP. It was found that in smaller events there was no afflux noted and inundation did not extend over the pavement in David Low Way.

It is recommended that freeboard to allotments and building floor levels within the development be based on climate change levels as noted in Table 11 (of the assessment). Depth of flow in internal roads affected by flooding in the lake should not exceed 250mm in the 100 year AEP flood event (including climate change).

8.6 TRAFFIC IMPACT ASSESSMENT

A Traffic Impact Assessment has been prepared by SMEC and is included at Attachment 14.

This report provides a summary of initial traffic impact results, associated with a proposed hotel, residential and resort development at the Beachside Precinct, Coolum, on the Sunshine Coast.

The development is proposed on the eastern side of David Low Way, between Warragah Parade and Yaroomba Drive. Proposed access will be off David Low Way.

Currently, at the location of the proposed development, David Low Way carries approximately 350 and 450 vehicles per hour per direction in the peak hours, increasing north of Beach Road to approximately 550 and 650.

Traffic counts were undertaken on Tuesday 16 July 2013, and applied a 2 per cent compound growth to year of opening 2017. The traffic count data was used to derive background traffic data for the purposes of undertaking the TIA.

The proposed development consists of residential buildings, a hotel and associated retail and commercial facilities.

The development is expected to generate 632 trips in the peak hour. The PM Peak hour is regarded as the critical peak and has therefore formed the content of the main impact assessment.

The following intersections were analysed using SIDRA: • The development access intersection with David Low Way. • David Low Way/Warran Road. • David Low Way/Warragah Parade. • David Low Way/Tanah Street. • David Low Way/Beach Road. • David Low Way/Suncoast Beach Drive. • David Low Way/Boardwalk Boulevard. • David Low Way/Seaside Boulevard. • David Low Way/Runway Drive.

With the development, the following intersections require upgrading: • Tanah Street; • Beach Road; and • Suncoast Beach Drive.

The upgrade requirements for these intersections will be triggered by the development staging. In order to assess when the intersection upgrades will be required, the performance of the intersections were analysed after various stages of the proposed development. A summary of the upgrade requirements for the intersections linked to the development staging is presented below.

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Intersection Staging Tanah Street Upgrade is required to accommodate completion of Stage 3 of development. Beach Road Upgrade is required to accommodate completion of Stage 1 of development Suncoast Beach Drive Upgrade is required to accommodate completion of Stage 1 of development.

It is recommended that the intersections are upgraded before the completion of the above stages.

Consideration of the sensitivity of traffic demand during event scenarios has been included in this assessment. When the Conference Facility is being used, the strategy is for any over flow parking provision, above the additional 273 spaces provided, in the open area in Stage 5. This strategy will be available for 5 to 7 years until the development of Stage 5 occurs. Prior to the development of Stage 5, a strategy for any overflow parking will be developed in consultation with Council. We submit that a requirement for offsite overflow parking, additional to the 273 spaces provided on site, is unlikely.

Given the low frequency of the events which may take place at the development and the nature of operation of the proposed roundabout, it is expected that traffic conditions for events will be manageable and not have a material impact on the overall operation of the proposed access roundabout on David Low Way.

The number of parking spaces required is summarised below.

Land Use Parking Requirement Parking Provision Hotel 90 90 Commercial/Retail 118 118 Serviced Apartments 185 225 Multiple Dwellings (Residential 1073 1151 units and apartments) Beach access/visitors 30 30 Additional at grade/basement - 95 visitor parking spaces Totals 1496 1709

An analysis of the parking for the precinct shows that:

• Assessed as individual uses the total parking requirement for the development would be 1,496 parking spaces. Because of the nature of the development and its combined use, it is likely that a significant reduction in the demand for spaces can be applied. As such, a reduction of 25% has been applied to the commercial/retail and beach visitor requirements. Based on this reduction a total parking requirement would be 1459 spaces compared to a propose onsite provision of 1709 spaces.

• The development needs to be assessed as a single destination with concurrent uses and demands for parking. The proposed development is considered as multi-use destination where parking demand meets the requirements of the each of the site’s components throughout the different peak events during the week and at the weekend, and during off-peak periods. It is likely that retail parking will be used intermittently by hotel guests, residential occupants and beach visitors. Based on this consideration, and the operational requirements of other similar hotel developments it is clear that the car parking provisions are adequate to meet the wide-ranging demands of the proposed development.

• In relation to the staged provision of parking, we note that prior to the construction of Stage 5, overflow provision is available in the open area within Stage 5. The sensitivity of traffic and parking demand during event scenarios has been considered in this assessment. When the Conference Facility is being used, the strategy is for any over flow parking, if required above the 250 spaces available, provision in the open area in Stage 5. This strategy will be available for 5 to 7 years until the development of Stage 5 occurs. Prior to the commencement of Stage 5, a TPMP will be developed in consultation with Council for any identified further overflow parking. This TPMP would also include busing/transfers of guests to the hotel/conference facilities. We note that given the 250 additional spaces available for overflow any off-site requirement will be unlikely.

Service vehicle parking bays have been provided to meet the scheme requirements and the operational needs of the resort hotel and retail facilities.

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8.7 WATER & SEWER ASSESSMENT

A Water & Sewer Assessment has been prepared by SMEC and is included at Attachment 7. This assessment concludes:

Population and Demand SMEC update based on analysis figures • The estimated population of the proposed development is approximately 2,378 Equivalent Persons for Water (EPW) and 3,162 EP for Sewer (EPS). • The estimated population is made up of three areas: o Short-term (Hotel & Serviced Apartments): 682 EPW & 777 EPS o Residential: 1,638 EPW & 2,319 EPS o Retail / Commercial & Community: 58 EPW & 66 EPS • Unit water demands have reduced significantly (40%) since 2005 across South East Queensland. • The proposed water demand for Yaroomba Beach is 0.62 ML/day (average day). • The projected sewage load for Yaroomba Beach is 0.63 ML/day (average dry weather flow). • The demand for non-potable water for irrigation is estimated to be 0.14 ML/day (peak day).

Demand Management • Given water demands have significantly reduced since 2005, there is limited opportunity to achieve additional water savings through targeted demand management strategies. • The following demand management initiatives are recommended at Yaroomba Beach: o Native vegetation and drought tolerant landscapes o A combination of stormwater and ground water harvesting (spear bores) to source water for open space irrigation. • The supply of recycled water to the Coolum area will stop following the planned decommissioning of Coolum STP. A localised sewer mining facility could be implemented to maintain a reliable non- potable supply to irrigate local golf courses and open spaces; however, it is unlikely that this system would be feasible for Yaroomba Beach in isolation and should be considered on a regional scale.

Water Supply Assessment • Water supply for the Coolum area is sourced from Image Flat WTP, supplemented by the SEQ Water Grid via a cross connection to the NPI. Source water capacity is adequate to support projected future growth in the area. • Water supply to the Coolum area is currently constrained by the capacity of the North Shore Trunk Mains. Unitywater are investigating the staged augmentation of this system and advised in 2013 that this bulk supply issues are outside the scope of a development assessment. • The proposed development site falls within the Coolum Intermediate Level Zone (ILZ). There is adequate storage capacity to accommodate growth across all planning horizons and the external trunk network has sufficient capacity to cater for growth. • The internal water reticulation network will be within private property and therefore subject to Plumbing Approval through Council, rather than Unitywater approval. It will consist of both a potable water supply loop main and a separate fire main. The exact configuration and sizing of the network will be developed at a later stage of the project.

Sewerage Assessment • Sewage for the Coolum area is currently directed to Coolum Sewage Treatment Plant (STP). Based on a long term servicing strategy, this STP shall be decommissioned and flow diverted south to the Maroochydore or Kawana STPs. The timing of this diversion is not yet confirmed and will be subject to future detailed planning. Sewage from Coolum will continue to be transferred to the Coolum STP site, where it will be re-pumped to the Maroochydore or Kawana STP. • The preferred strategy for Yaroomba Beach is to direct flow to the existing pump station CLM087 which injects into a common rising main with CLM085, extending directly west to the Coolum STP. It is expected that this has capacity for up to the first three precincts, however further discussions with Unitywater will be required during the approval phase to determine the need for and the timing of any upgrades required. • There is a private sewerage network which provides an existing connection to the Yaroomba Beach site and should have sufficient capacity to cater for the first three precincts, plus the existing residential precinct. Coordination with the Body Corporate / asset owner is required to facilitate the

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connection. Augmentation or a new internal pump station and rising main would be required prior to Precinct 4. • Preliminary internal layouts for sewerage reticulation infrastructure have been developed based upon the site contours and finished surface levels, with consideration to the final internal road layout. The internal layouts are within private property and are therefore subject to Plumbing Approval through Council, rather than Unitywater approval. The exact configuration and sizing of the network will be developed at a later stage of the project.

8.8 ECOLOGICAL ASSESSMENT

An Ecological Survey and Protected Plant Survey prepared by Golder Associates & BAAM Ecological Consultants is included at Attachment 15. The key findings of the surveys are:

Ecological Assessment An ecological survey, in line with the Sunshine Coast Planning Scheme's requirements, was conducted on 15 September 2016, and from 14 to 18 November 2016.

The survey was timed to coincide with an optimal time when most species targeted were expected to have identifiable characteristics, such as flowers and foliage, for plants, or exhibited active breeding, in the case of amphibians.

Findings As previously reported, and confirmed by the recent surveys:

• The site supports regulated vegetation in the form of least concern Regional Ecosystems (RE). • Remnant vegetation on site has been impacted by previous clearing and potential changes to the natural hydrological regime. • Habitat values range from low, in areas that were previously cleared for the historical golf course, to moderate, in areas of retained native vegetation. • Very little old-growth vegetation, and no hollow-bearing trees were recorded on the site. • The existing waterbodies hold limited values for aquatic fauna. • The site supports mapped essential habitat for Wallum Froglet (Crinia tinnula) and Freycinet's Frog (Litoria freycinetii). • Although the onsite waterbodies and surrounding vegetation support breeding places for least concern frog species, these habitats are not suitable as breeding habitat for Wallum Froglets and Freycinet's Frog - the triggers for the essential habitat mapping. • Ground-truthing indicates that the Queensland State Koala Habitat Mapping is erroneous in some areas, in that the site does not support vegetation that meets the definition of Koala bushland. o The site is largely mapped as low-value bushland under the South East Queensland Koala Conservation State Planning Regulatory Provisions (KCSPRP). This mapping is incorrect, and the site should be mapped as "low value rehabilitation. o Integrated Development Assessment System (IDAS) form 34 will form part of the development application. o Under Division 9 of the KCSPRP, a request will be made to council to make a determination of the classification of the land, and change the mapping.

• One individual of the Richmond Birdwing Vine (Pararistolochia praevenosa). listed as Near Threatened under the Queensland Nature Conservation (Wildlife) Regulation 2006 (NC Reg), was detected within the site. o An Impact Management Plan (IMP) will be developed to accompany a Clearing Permit Application, after development approval has been granted. • Given the confirmed presence of Richmond Birdwing Vine on the site, and adjacent to the site, there is potential for Richmond Birdwing Butterfly (Ornithoptera richmondia). listed as vulnerable under the NCW Reg, to occur within the area. • No other threatened species were recorded within or adjacent to the site. • The Sunshine Coast Planning Scheme's Biodiversity, Waterways and Wetlands Overlay identifies the site as containing native vegetation, wetlands, constructed waterbody, and coastal protection areas.

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Potential Impacts • No significant impacts are expected to Matters of National Environmental Significance as a result of the proposed development of the site, apart from the marine turtles, which are covered under a separate report. • One specimen of Richmond Birdwing Vine could be directly impacted by clearing of the site. This is discussed below, under Protected Plants. • It is expected that measures proposed to manage impacts upon Richmond Birdwing Vine (as part of an Impact Management Plan, see below) would effectively manage any potential impacts on Richmond Birdwing Butterflies. • No significant impacts on any other listed threatened species, or special least concern species, are expected as a result of the proposed development.

Implications • The clearing of vegetation on the site is within an urban area for an urban purpose. Therefore, the clearing of least concern REs, and the associated essential habitat, is exempt from assessment under the Queensland Vegetation Management Act 1999 (VM Act}.

Nevertheless, advice from the State Assessment and Referral Agency (SARA) suggests that, because lot 15 SP238214 is greater than 5 ha in area. and contains category B native vegetation shown on the regulated vegetation management map, an MCU where preliminary approval is sought under section 242 of the Sustainable Planning Act 2009 (SPA) would trigger referral under Schedule 7, Table 3 Item 10 of the Sustainable Planning Regulation 2009.

• Given that development approvals are already in place for the site, clearing is allowed under the exemption provisions of Schedule 24, Parts 1 and 2 of the Sustainable Planning Regulation 2009. However, a revised development proposal is being considered, and, as such, a preliminary assessment of the clearing of the vegetation against Module 8: Vegetation Clearing of the State Development Assessment Provisions (SDAP) indicates that: o Table 8.1.3 Performance Outcome 1 – The revised development proposal for the site has undertaken all reasonable steps to avoid the clearing of remnant vegetation, and/or minimised the need to clear remnant vegetation, thereby retaining as much of the original vegetation as is reasonably practical. o Table 8.1.3 Performance Outcome 2 – The Remnant vegetation on the site is not a declared area, exchange area, unlawfully cleared area, under a restoration notice, under an enforcement notice, under a compliance notice, under a Land Act notice, under a trespass notice, nor is the area shown as category A vegetation on a Property Map of Assessable vegetation (PMAV). o Table 8.1.3 Performance Outcome 3 – The site is not part of an existing environmental offset area. o Table 8.1.3 Performance Outcome 5 – All the clearing will be limited to clearing that could be done under an exemption for the purpose of the development.

• The preparation of a Property Vegetation Management Plan (PVMP), as defined under the VM Act Schedule, pursuant to Schedule 7, Table 3 Item 10 of the Sustainable Planning Regulation 2009, is required. The PVMP includes the matters specified in Section 11 of the Vegetation Management Regulation 2012, and is included at Attachment 26

• As mentioned. a Division 9 application. under the KSPRP, to request Sunshine Coast Council to change the state mapping, is warranted. This would remove the need to offset the removal of any nonjuvenile Koala habitat trees, if successful.

o Integrated Development Assessment System (IDAS) form 34 will form part of the development application, as part of the Division 9 application.

• Given the site and surrounds are unlikely to support important breeding habitat for threatened species, special least concern and/or colonial breeding species, the Department of Environment and Heritage Protection's (DEHP) Species Management Programme (SMP) ”low risk of impacts" (as promulgated under the Nature Conservation (Wildlife Management) Regulation 2006) will apply if any tampering with animal breeding places is required as part of the proposed development. However, it is recommended that a pre-clearing survey is undertaken to confirm the presence/absence of any breeding places for threatened

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species, special least concern and/or colonial breeding species, to confirm if the SMP·”high risk of impacts”·could apply.

• Development of the site will be assessed against the Biodiversity, Waterways and Wetlands Overlay Code (the code). Under the code's Policy (that is, SC6.6), the Sunshine Coast Regional Council may require an offset for the clearing of mapped vegetation, and any draining/filling of the mapped waterbodies on the site. Under the Sunshine Coast Planning Scheme's offsets policy, an offset can be in the form of a land- based biodiversity offset, or as an in lieu financial contribution. For development proposing land-based biodiversity offsets, an ecological assessment of the receiving site is also to be provided in accordance with the planning scheme policy for biodiversity offsets.

Protected Plants The site is mapped as occurring within a high-risk Protected Plants Trigger Area, as per the DEHP's mapping. Therefore, a survey for protected plants, that is, endangered, vulnerable, and near threatened species listed under the NCW Reg and the Commonwealth Environment Protection and Biodiversity Conservation Act 1999 (EPBC Act), was required.

That survey needed to meet the intent of the Queensland Flora Survey Guidelines - Protected Plants (the guidelines).

Findings • Protected plant species were recorded in both the proposed clearing footprint, and the 100 m buffer: o As mentioned, one specimen of Richmond Birdwing Vine, listed as neat threatened under the NCW Reg, was recorded on Lot 16/SP238214. o Sixty-one specimens of Richmond Birdwing Vine growing on the fence line of the Palmer Coolum Resort (within the 100 m buffer zone). • Therefore, the proposed vegetation clearing is non-exempt clearing that requires a clearing permit under the Nature Conservation (Wildlife Management) Regulation 2006. • In accordance with the guideline, where direct or indirect impacts are unavoidable, impacts must be managed using a suite of mitigation measures to ensure a 'no net loss of threatened plants'.

Potential Impacts • One specimen of Richmond Birdwing Vine could be directly impacted by clearing of the site. As mentioned, direct impacts to this individual will need to be managed to ensure 'no net loss' of the plants. This can be managed through the development of an Impact Management Plan (IMP) (developed in accordance with the assessment guideline), which could include management measures like: o Translocation of the plant into suitable habitat outside of the clearing footprint. o Collection of plant material for propagation and planting elsewhere on site . • No impacts, direct or indirect, are expected to the 61 specimens of Richmond Birdwing Vine growing on the fence line of the Palmer Coolum Resort.

Implications • An IMP will be developed to accompany a Clearing Permit Application, after development approval has been granted, to the Department of Environment and Heritage Protection. • The clearing permit application must be submitted no later than 12 months after the completion of the flora survey, that is, by 18 November 2017. • If a permit is granted, the applicant must notify DEHP when the clearing is started.

8.9 TURTLE IMPACT ASSESSMENT

A Turtle Impact Assessment prepared by Golder Associates is included at Attachment 16. The key findings of the assessment are:

In line with the MNES-guidelines, the following can be said of the impacts to the Loggerhead Turtles and Green Turtles in the LSA:

• The proposed development will have no significant impact on these species. With the current proposed design and light management regime, and given that the area is already subject to high levels of light spill from surrounding developments, it is unlikely that the light and noise emanating

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from the proposed development would significantly increase the light glow and noise already experienced in the area.

There is a potential that there may be an increase of people onto the beaches during the November to April nesting season for these species. However, it is doubtful that significant numbers of people would be accessing the beach, over and above those already doing so, at night when the turtles are nesting.

• The proposed development will not lead to a long-term decrease in the size of an important population. The population nesting on the beach in the LSA is approximately 0.02 percent of the wider Sunshine Coast nesting population.

• The proposed development will not lead to a decrease in the area of occupancy of an important population. The development is not within the coastal protection zone where these species nest, and the potential sensory disturbance from light (in particular) is unlikely to affect nesting adults and emerging hatchlings because of the design considerations.

• The proposed development will not fragment an existing important population into two or more populations.

• The proposed development will not adversely affect habitat critical to the survival of either species for the reasons discussed above.

• The proposed development will not disrupt the breeding cycle of an important population for the reasons discussed above.

• The proposed development will not modify, destroy, remove, isolate or decrease the availability or quality of habitat to the extent that the species is likely to decline, for the reasons stated above.

• The proposed development will not result in invasive species, which are harmful to a vulnerable species, becoming established in that species’ habitat.

• The proposed development will not introduce disease that may cause the species to decline.

• The proposed development will not interfere substantially with the recovery of the species.

The construction and operation of the proposed development is not expected to affect the nesting Loggerhead Turtles and Green Turtles that utilise the section of Yaroomba Beach in front of the development. However, given that Loggerhead Turtles are nationally and internationally recognised as an endangered species (thus having a high sensitivity), the significance of the potential impacts from construction and operation activities could be major if individuals are lost from the population, or recruitment to the population is hampered. This is in line with international conservation guidance, and the need for no net loss of individuals of an endangered species (Secretariat of the CBD, 2006; DOE, 2014a, b).

The numbers of individuals of Loggerhead and Green Turtles nesting in the LSA and wider RSA suggest that the numbers of nesting individuals actually occurring in the LSA is a very small proportion of the population nesting in the wider Sunshine Coast area (less than 0.02 percent). Nevertheless, it is recognised that individual turtles do not nest in consecutive years, or precisely at their natal beach. Consequently, these factors could confound the actual details of the nesting population in the RSA and LSA.

8.10 LIGHTING CONCEPT

A Lighting Concept prepared by Rubidium Light is included at Attachment 17. The assessment of lighting impact on turtles was the focus of the concept which reported the following:

Rubidium Light has been commissioned to design an environmental impact lighting plan with these species and the wider environment at the heart of our design.

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Although lighting for marine turtles has resulted in further measures to ensure low impact on their activities, these same approaches also improve the visual environment for the wider environment including humans. New research is emerging that goes further to put a context around light and its effects on humans supporting application of lighting concept offered here.

Our concepts although environmentally responsible also work hand in hand with the proposed architectural design of buildings and surrounding public spaces. The bringing of nature into building is gently highlighted but soft and considered lighting creating dramatic contrast further exposing building users to nature.

We have exploited the large amount of research data on marine turtles to produce a comprehensive understanding of possible adverse effects of lighting on these animals and also the wider environment as a whole. These main adverse lighting targets are as follows: • Night Sky Glow • Direct Light to Beach • Light Spill • Possible effects of Blue Light Exposure

Each adverse effect was placed into two modes at which times their possible adverse effect may impact upon the turtles: • Nesting (Late October to January) • Hatchlings (Last December to May)

After identifying these possible adverse effects and understanding when these effects are experienced, procedures for mitigation of each effect and its application is explained in depth. These measures are as follows: • Lighting Selection • Lighting Use

When all the above is taken into consideration we undertook the lighting design process to create an exact understanding of the lighting impact to the surrounding areas.

Through smart design using what we have learnt about turtles we have minimised the intensity of light spill towards the beach. These reductions are well below any industry standard or Australia Standard dealing with spill light. Furthermore, we have also investigated the amount of light spill from the site in the direction of the beach and found it to be much below our moon light threshold 0.1-1lux. Again, an excellent result. It is also worth mentioning that these results do not include dune top vegetation which we expect in the real world would reduce our spill and intensity level to zero.

We believe we have successfully identified the adverse lighting impact to turtles, mitigated these effects. In real world application of these measures, including dune top vegetation, can say with confidence should have no adverse effect on turtles or the wider environment through lighting of this project.

8.11 NOISE IMPACT ASSESSMENT

A Noise Impact Assessment prepared by ASK Consulting Engineers is included at Attachment 18. This report concludes:

A road noise assessment has been conducted for the proposed Sekisui House development at David Low Way, Yaroomba. The results and recommendations of the assessment are as follows:

• Stage 1: o Road traffic noise levels are predicted to comply with the external facade noise limit and private open space noise limit and therefore mitigation is not required for Stage 1.

• Stages 2 - 5: o The proposed building layouts and locations for Stages 2 - 5 are yet to be developed at this stage of the project. Preliminary consideration has been given to the potential noise barrier requirements for these later stages. Calculations have been undertaken to ascertain the potential barrier heights to achieve 60 dBA L10(18 hour) (facade corrected) noise limit at the ground floor only. Two preliminary noise barriers have been investigated along the western

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boundary as shown in Figure C.1 and the construction details in Section 6.4. The barrier is in two sections, the northern section is 2.0m high above the nominated pad RL, the southern section is 2.0m to 2.2m high above the nominated pad RLs. o These noise barriers are preliminary and will require re-assessment at a later stage of the project to confirm the barrier alignments and heights in detail. o Where the noise barrier is required in a TMR road corridor it should comply with Main Roads Technical Standard MRTS15 ‘Noise Fences’ dated July 2015. This standard includes requirements for the barrier construction. o Specific building locations and designs are unknown at this stage of the project and therefore the facade construction requirements for the proposed buildings in Stages 4 and 5 will require assessment at later stages of the project. Based on preliminary noise calculations, this may require MP4.4 construction categories up to Category 3 for the western facade of buildings adjacent David Low Way.

8.12 ECONOMIC IMPACT ASSESSMENT

An Economic Impact Assessment prepared by RPS is included at Attachment 19. The EIA estimates that:

Direct Expenditure and Visitation Tourists (hotel facility) - $78.6 million per annum (on and off-site expenditure). It is estimated that 50% of the tourist expenditure (or $39.3 million) will be new expenditure that is attracted to the region by the project.

Residents - $22.1 million per annum in total retail expenditure (on and off-site expenditure).

The Westin Resort and Spa is projected to host 176,700 visitor nights annually, of this 88,350 are new to the region.

Economic Output The total economic output from the Yaroomba Beach project is estimated at $228.6m per annum with 76% ($175.3m) of the total derived from the hotel and related services.

Gross Value Added The Yaroomba Beach project is estimated to have a Gross Value Added (GVA) of $119.6m per annum as a contribution to the regional economy. Of this, $91m is attributed to the hotel and related services.

Employment (Equivalent Full Time - EFT) Construction Employment The construction phase will create an average of 438 EFT12 (equivalent full time jobs) per annum for the 9 year construction period. Of this, 138 are direct jobs (mainly on-site) and 299 are indirect type 1 (typically supply chain) jobs. This equates to 3,942 person years of employment over the 9 year construction period. The wages and salaries are valued to be $26.2m per annum.

Operational (ongoing) Employment The operational phase will generate an estimated 1,379 EFT13 jobs. Of this, 1,174 are direct jobs and 205 are indirect type 1 (supply chain) jobs14. The direct jobs include the 266 hotel employees, 88 retail and other onsite employees and all other employment generated on the Sunshine Coast by tourist and resident expenditure. The wages and salaries are valued to be $43.9m per annum and will be mainly directed to the retail and hospitality sectors.

An estimated 77% of all employment generated by the Yaroomba Beach project is attributed to the hotel and related uses.

Yaroomba Beach will host a total of 354 EFT (266 resort employees, 88 retail and other on-site employees).

The demands and needs generated by these employees are expected to support an additional 465 jobs15 throughout the community, 90% of these are estimated to be based on the Sunshine Coast. The total employment is estimated at 1,844 EFT.

Relationship with Coolum

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The development of Yaroomba Beach will have a beneficial impact on the retailers and service providers located in the local area of Mt Coolum to Coolum. While the resort will provide a small retail footprint and food and beverage facilities, the tourists and residents are projected to generate $12.2m of annual retail and food/beverage expenditure for businesses located in the Coolum area. An additional $36.9m of expenditure will be directed to retailers in other parts of the Sunshine Coast region.

Conclusion The proposed development at Yaroomba Beach has the potential to create a precinct of regional and state importance. The development of a 5 star hotel and associated facilities will expand the appeal of the Sunshine Coast as a tourist destination and will be an important regional partner for the expanded Sunshine Coast Airport. These facilities will also provide the opportunity to cater for the expanding conferences industry, attract major events to the region. The community will also benefit in terms of the new public facilities of the coastal public park.

8.13 BUSHFIRE HAZARD ASSESSMENT

A Bushfire Hazard Assessment and Management Plan (BHAMP) prepared by Litoria Consulting is included at Attachment 20. The purpose of the BHAMP is to:

i. Identify and measure site-specific factors which contribute to bushfire hazard, including assessment of rehabilitation works within or adjacent to the site as mature vegetation communities. ii. Assess the extent of bushfire hazard areas (bushfire prone areas) and calculate: a. Potential fire intensity (PFI, kW/m), b. Radiant heat flux (kW/m2), c. Potential flame length (m), d. Potential rate of fire spread (metres/second). iii. For development within bushfire hazard areas or potential impact buffer (100m), assess Bushfire Attack Level (BAL) in accordance with Australian Standard 3959- 2009 Construction of buildings in bushfire-prone areas (AS 3959-2009). iv. Where applicable, identify management measures to achieve compliance with the hazard and risk outcomes sought by: a. State Planning Policy (SPP); b. Sunshine Coast Planning Scheme Bushfire Hazard Overlay Code; and, c. AS 3959-2009. v. Recommend other relevant design or management actions to minimise or mitigate bushfire hazard.

Results of the assessment indicated that the proposed development complied with, or could be conditioned to comply with, the applicable performance outcomes sought by the Bushfire Hazard Overlay Code.

8.14 COASTAL EROSION HAZARD ASSESSMENT

A Coastal Erosion Hazard Assessment (CEHA) prepared by BMT WBM is included at Attachment 21.

The CEHA undertakes an assessment of specific coastal circumstances of Yaroomba Beach and employs scientific method in modelling the short/medium term storm erosion and the long-term erosion and the potential shoreline recession in response to sea level rise over the planning period. The CEHA establishes through site specific assessment of Yaroomba Beach that the 2100 predicted Coastal Erosion Prone Area wide is 126 metres wide and falls outside of the boundaries of the subject site.

8.15 COMMUNITY AND STAKEHOLDER ENGAGEMENT

A Community and Stakeholder Engagement Report prepared by Three Plus is included at Attachment 5.

A key component of the community and stakeholder engagement program was the peak representative bodies discussion groups. Peak representative bodies were invited to participate in a Discussion Group process to understand the constraints and opportunities of the site and to shape principles for a new framework for development. The Discussion Group was a direct response to Sunshine Coast Council’s desire for “authentic and meaningful input from the local community” and met five times met from 17 May 2016 to 19 August 2016. An independent facilitator (Peter Cumming) was appointed to facilitate the sessions. Participants in the Discussion Group included: Development Application for Material Change of Use & Reconfiguration of a Lot to Page 44 of 76 Establish the Yaroomba Beach Master Planned Community & Stage 1 of Development David Low Way and 17 & 28 Belle Mare Avenue, Yaroomba

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• Coolum Business and Tourism (4 sessions – 1, 3, 4 and 5 - attended) • Sunshine Coast Tourism (4 sessions – 1, 2, 3 and 4 - attended) • Sunshine Coast Business Council (4 sessions – 1, 2, 3 and 4 - attended) • OSCAR – Organisation of Sunshine Coast Residents Associations (3 sessions – 1, 2 and 4 - attended) • Coolum Residents Association (3 sessions – 3, 4 and 5 - attended) • SCEC – Sunshine Coast Environment Council (5 sessions attended) • Coolum District Coast Care (2 sessions – 3 and 4 - attended) • Maroochy Waterwatch (2 sessions – 3and 4 - attended) • University of the Sunshine Coast (5 sessions attended) • Mr Michael Clarke – resident of the adjoining Beachside estate (3 sessions – 1, 2 and 3 - attended) • Mr Alan Simmonds – resident of the adjoining Beachside estate (4 sessions – 1,2 ,3 and 4 - attended) • Mr Syd Walker – resident of the adjoining Beachside estate (3 sessions – 1, 2 and 3 - attended) • Cr Jason O’Pray (Session 4 attended) • Cr Stephen Robinson (Sessions 3 and 4 attended) • Cr John Connolly (Session 1 attended) • Cr Christian Dickson (Session 3 attended) • Mr Anthony Edgar, Sunshine Coast Council (5 sessions attended) • Sunshine Coast Economic Futures Board (Sessions 1 and 5 attended) • Property Council of Australia (Session 2 attended)

Development Watch was the only organisation invited but declined to attend and participate.

A key outcome of Session 4 was general agreement to the presentation by the independent facilitator to eight (8) Objectives. The 8 objectives are detailed in section 3.3 of the Stakeholder Engagement Report prepared by Three Plus. Using these eight outcomes, Sekisui House undertook a series of design and investigation workshops with its project team to respond to the Objectives and overarching design principles. The outcomes of the workshops were presented to the discussion group in Session 5 and formed the development concept for the site. The development concept was then opened for comment by the wider community. The key outcomes were:

The community engagement undertaken by Sekisui House generated strong overall support for the new Sekisui House Yaroomba Beach development proposal.

Of 686 completed Listening Post and online questionnaires, 641 were valid and declared a position. Of those: • 66% (425) supported the proposed development • 34% (216) opposed the proposed development

In addition to the feedback submissions, Sekisui House received 37 letters or emails of support for the new Yaroomba Beach proposal from government, industry and residents.

8.16 SUSTAINABILITY STATEMENT

A Sustainability Statement prepared by Norman Disney & Young is included at Attachment 22.

This Sustainability Statement has been prepared to provide an overview of the sustainable design approach, design strategies and features pertaining to the proposed Yaroomba Beach Masterplan.

Sekisui House Australia has made a commitment to address sustainability imperatives throughout the development of the new Yaroomba Beachside site.

Compliance with the following sustainability related Council policy documents has been demonstrated: • South East Queensland Regional Plan 2009; • Strategic Framework - Sunshine Coast Planning Scheme 2014 including: o Low Density Residential Zone; and o Sustainable Design Code.

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The project is targeting the following sustainability outcomes for the project that encapsulate Council policy requirements: Table 1: Summary of Project Sustainability Targets Project Component Sustainability Benchmark Precinct Green Star 6 Star Communities Rating v1 Hotel Green Star 5 Star Design & AsBuilt v1.1 Residential WELL Building Standard (In-principle, or GBCA equivalent)

These performance benchmarks being targeted further demonstrate Sekisui House’s appreciation of sustainable project outcomes. In many cases the project will also exceed planning framework requirements and deliver sustainability best practice outcomes.

Yaroomba Beach will deliver on the Sunshine Coast Council’s vision for being ‘the most sustainable region in Australia’ and create a new sustainable coastal village that will be an iconic benchmark for the future.

8.17 PUBLIC ACCESS AND AMENITIES PLANS

Public Access and Amenities Plans prepared by Hassell is included at Attachment 23.

The proposal includes the dedication of a significant contribution of open space to the community which will include through agreement with Council an ongoing maintenance obligation to the development that will be administered by the ultimate body corporate for the project. The maximisation of external community accessibility into and through the development is demonstrated on the Yaroomba Beach External Community Access Plan with the associated Amenities Plan highlighting the highly serviced quality of the connection locations particularly to the beach and Village Park localities

The open space contribution will consist of:-

Activation of the proposed parks and open space network will promote greater utilisation of this asset by the community and includes the following features:-

In addition, facilities within the Coastal Village and Westin Resort that will be available to the public include:

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• Day Spa • Lounge Bar • Restaurants • Conference Centre

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9.0 STATE PLANNING INTERESTS

9.1 STATE PLANNING REGULATORY PROVISIONS

State planning regulatory provisions are State planning instruments that regulate development and can apply to all or part of the state.

The following regulatory provisions are in effect:

State planning regulatory provisions Comment Draft amendment to the South-East Queensland The site is included with the Urban Footprint. Regional Plan 2009-2031 State Planning Regulatory Assessment against the regulatory provisions is not Provisions applicable. Guragunbah State Planning Regulatory Provision Not applicable The site is not located within the Guragunbah area. State Planning Regulatory Provision (adopted As the site is within the Priority Infrastructure Area charges) the Council’s Adopted Infrastructure Charges will be applied to the development. The existing infrastructure agreement applying to the site will also be complied with. Yeerongpilly Transit Oriented Development State Not applicable Planning Regulatory Provision The site is not located within the Yeerongpilly Transit Oriented Development area. Off-road motorcycling facility on State-owned land Not applicable at Wyaralong The site is not located within the Wyaralong area. State Planning Regulatory Provisions (Adult stores) Not applicable The proposal does not include an adult store use. South East Queensland Koala Conservation State Applicable Planning Regulatory Provisions The site is located within a Koala Assessable Development Area and the proposal is assessable against division 7 of the regulatory provisions. Draft Palm Island State Planning Regulatory Not applicable Provision 2015 The site is not located within the Palm Island area. Queensland Housing Affordability Strategy, Not applicable Greenfield land supply in South East Queensland The site is not identified as being within a committed greenfield area or potential greenfield area.

South-East Queensland Koala Conservation State Planning Regulatory Provisions Pursuant to Division 9 of the South-East Queensland Koala Conservation State Planning Regulatory Provisions we request the assessment manager to make a determination that the subject land is of a different koala habitat type than the koala habitat type shown for the land on the Map of Assessable Development Area Koala Habitat Values. In support of this request we refer Council to the Ecological Assessment included at Attachment 15, and in particular Section 3.4.4 of the assessment which identifies that:

Much of the vegetation within the study area was found to be dominated by Melaleuca quinquenervia, a Koala habitat tree. However, only a very small number of individual Eucalyptus trees were recorded within the study area. Furthermore, much of the study area is not characterised by intact contiguous native vegetation.

It is therefore considered that the area mapped as low value bushland within the study area do not meet the definition of Koala bushland.

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As part of the proposed development application, under Division 9 of the KSPRP, an applicant may request Council to make a determination that areas mapped bushland are of a different type to what is shown the KSPRP mapping. Based on the results of the field survey, it is considered that the entire study area should be more appropriately mapped as low value rehabilitation.

The proposed development is assessable against Division 7 of the South-East Queensland Koala Conservation State Planning Regulatory Provisions. An assessment of the proposal against Division 7 is included below:

Assessment criteria for assessable development Comment 1. To the extent the premises is outside the Urban Not applicable – the site is within the Urban Footprint and not in an urban area under a Footprint. planning scheme, site design does not result in the clearing of non-juvenile koala habitat trees in areas of bushland habitat.

2. To the extent the premises is inside the Urban Complies – There is an existing approval over the Footprint, site design must avoid clearing non- site that involves clearing all vegetation other than juvenile koala habitat trees in areas of bushland the vegetation within the covenant areas adjacent habitat, with any unavoidable clearing minimised the David Low Way. The vegetation is of low and offset in accordance with the Offsets for Net rehabilitation value. The new development concept Gain of Koala Habitat in South East Queensland now proposes to retain some of this vegetation Policy at a ratio of five new koala habitat trees resulting in an improved outcome for the site. for every one non-juvenile koala habitat tree removed or an equivalent cash contribution.

3. Site design must avoid clearing non-juvenile Not applicable – on site vegetation is identified as koala habitat trees in areas of high value low value for rehabilitation or generally not suitable. rehabilitation habitat, and medium value rehabilitation habitat, with any unavoidable clearing minimised and offset in accordance with the Offsets for Net Gain of Koala Habitat in South East Queensland Policy at a ratio of five new koala habitat trees for every one non-juvenile koala habitat tree removed or an equivalent cash contribution.

4. Site design provides safe koala movement Not applicable – the vegetation is of low opportunities as appropriate to the rehabilitation value and is approved for removal development type and habitat connectivity under an existing and current development values of the site determined by reference to the approval. factors for consideration in Schedule 2.

5. During construction phases: a. measures are taken in construction Can comply – reasonable steps can be taken at the practices to not increase the risk of death or construction stage of the development to prevent injury to koalas; and death and injury to koalas. This could include, for b. native vegetation that is cleared and in an example, the presence of a spotter catcher. area intended to be retained for safe koala movement opportunities is progressively Not applicable – the vegetation is of low restored and rehabilitated. rehabilitation value and is approved for removal under an existing and current development approval.

6. Native vegetation clearing is undertaken as Can comply – where non-juvenile koala habitat sequential clearing and under the guidance of a trees area identified reasonable steps can be taken koala spotter where the native vegetation is a to prevent death and injury to koalas. This could non-juvenile koala habitat tree. include, for example, the presence of a spotter catcher.

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7. Landscaping activities provide food, shelter and Complies - the vegetation is of low rehabilitation movement opportunities for koalas consistent value and is approved for removal under an existing with the site design. and current development approval. The new development concept now proposes to retain some of this vegetation resulting in an improved outcome for the site.

9.2 STATE PLANNING POLICY

The State Planning Policy (SPP) defines the Queensland Government’s policies about matters of state interest in land use planning and development. The SPP only applies to development assessment if the planning scheme has not yet appropriately integrated the SPP. If there is a discrepancy between a local planning scheme and a state planning policy, then what is outlined in the state planning policy overrides the planning scheme.

The Sunshine Coast Planning Scheme reflects the SPP and assessment against the SPP is not required.

9.3 REFERRAL

Referral to the State Assessment and Referral Agency (SARA) is triggered under the following sections of the Sustainable Planning Regulation 2009:

• State controlled road (schedule 7, Table 2, Item 2) • State controlled road (schedule 7, Table 3, Item 1) • Development impacting on State transport infrastructure (schedule 7, Table 3, Item 2) • Vegetation clearing (schedule 7, Table 3, Item 10)

9.4 STATE DEVELOPMENT ASSESSMENT PROVISIONS

The State Development Assessment Provisions (SDAP) set out the matters of interest to the state for development assessment, where the State Assessment and Referral Agency (SARA) is responsible for assessing or deciding development applications as assessment manager or as a referral agency. The SDAP is not applied by local government in the assessment of development applications.

As identified by section 7.3 of this report, referral to SARA is triggered by the application and the SDAP are applicable. Table B.3 of the SDAP identifies that the following state codes are relevant:

Module 1: Community amenity • 1.1 Managing noise and vibration impacts from transport corridors state code • 1.2 Managing air and lighting impacts from transport corridors state code

Module 8: Native vegetation clearing • 8.1 Queensland vegetation management state code

Module 17: Public passenger transport • 17.1 Public passenger transport state code

Module 18: State transport infrastructure protection • 18.1 Filling, excavation and structures state code • 18.2 Stormwater and drainage impacts on state transport infrastructure state code

Module 19: State transport network functionality • 19.1 Access to state-controlled roads state code • 19.2 Transport infrastructure and network design state code

An assessment against these codes is included within specialist technical reports supporting the application and included within the Attachments.

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10.0 PLANNING SCHEME

10.1 DEFINITION

The proposed material change of use components of the development are defined under the Sunshine Coast Planning Scheme as follows:

Resort Complex - Premises used for tourist and visitor short-term accommodation that include integrated leisure facilities such as:- • restaurants and bars; • meeting and function facilities; • sporting and fitness facilities; • staff accommodation; • transport facilities directly associated with the tourist facility such as a ferry terminal and air services.

Multiple Dwelling - Premises that contain three or more dwellings for separate households

Short-term Accommodation - Premises used to provide short-term accommodation for tourists or travellers for a temporary period of time (typically not exceeding three consecutive months) and may be self- contained. The use may include a manager’s residence and office and the provision of recreation facilities for the exclusive use of visitors.

Shopping Centre – Premises comprising two or more individual tenancies that is comprised primarily of shops, and that function as an integrated complex.

Community use – Premises used for providing artistic, social or cultural facilities and community support services to the public and may include the ancillary preparation and provision of food and drink.

Educational establishment – Premises used for training and instruction designed to impart knowledge and develop skills.

Utility installation (Major Utility) - Premises used to provide the public with any of the following services:

• supply or treatment of water, hydraulic power or gas; • sewerage, drainage or stormwater services; • transport services including road, rail or water; • waste management facilities; or • network infrastructure.

The use includes maintenance and storage depots and other facilities for the operation of the use.

The proposed Reconfiguration of a lot components of the development are defined under the Sustainable Planning Act 2009 as follows:

Reconfiguring a lot “means— a) creating lots by subdividing another lot; or b) amalgamating 2 or more lots; or c) rearranging the boundaries of a lot by registering a plan of subdivision; or d) dividing land into parts by agreement rendering different parts of a lot immediately available for separate disposition or separate occupation, other than by an agreement that is— i. a lease for a term, including renewal options, not exceeding 10 years; or ii. an agreement for the exclusive use of part of the common property for a community titles scheme under the Body Corporate and Community Management Act 1997; or e) creating an easement giving access to a lot from a constructed road”. Development Application for Material Change of Use & Reconfiguration of a Lot to Page 51 of 76 Establish the Yaroomba Beach Master Planned Community & Stage 1 of Development David Low Way and 17 & 28 Belle Mare Avenue, Yaroomba

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Comment: The proposed development will be established in accordance with the above definitions.

10.2 LEVEL OF ASSESSMENT

In accordance with the applicable tables of assessment the proposed development is Impact Assessable.

10.3 STRATEGIC FRAMEWORK

The strategic framework sets the policy direction for the planning scheme area and forms the basis for ensuring appropriate development occurs within the planning scheme area. The strategic framework of the Sunshine Coast Planning Scheme designates the site as a coastal urban area, a tourism focus area and an area just outside the Sunshine Coast Enterprise Corridor (SCEC).

Coastal Urban areas are identified as locations which have high levels of access to employment, infrastructure and services. Tourism focus areas are identified as locations intended to provide for growth, investment and delivery of unique tourism experiences. The SCEC is intended to be the leading location for economic development and residential growth. Given these designations, Sekisui House’s proposal to deliver a master planned integrated tourism/residential development on the site appears to be consistent with the strategic framework. A more in-depth analysis of the proposed development against the relevant sections of the strategic intent and themes of the strategic framework is provided below.

Council’s assessment of the proposed planning scheme amendment (Refer section 3.1 of this report) contained in Council’s Special Meeting Agenda Report dated 27 April 2015 identifies that the proposal conflicted in particular with s.3.3.2.1(a)(iii), s.3.3.9.1(a), s.3.8(4), s.3.8.1(f) and s.3.8.2.1(g) of the Strategic Framework. Assessments of these particular sections of the Strategic Framework have also been provided below and are identified in grey highlight.

10.3.1 STRATEGIC INTENT

The pattern of settlement is characterised by well-defined urban and rural residential areas and the progressive transition towards a more compact, efficient and functional urban form.

Comment: This development proposes smaller building footprints and more vertical integration to achieve a more compact, efficient and functional urban form. Delivering this more compact urban form will allow the proposal to achieve significantly larger open space areas and superior sustainability outcomes.

The majority of new growth is located in the Sunshine Coast Enterprise Corridor, within and surrounding the mixed use regional activity centres of Maroochydore, Caloundra, Kawana and Sippy Downs and in the emerging communities of Palmview, Kawana Waters and Caloundra South.

Regional employment areas are co-located with the ‘game changer’ projects in the Enterprise Corridor at the Maroochydore City Centre, Sunshine Coast University Hospital and adjacent health precinct, the Sunshine Coast Airport and the University of the Sunshine Coast.

Comment: The subject site is located just north of the Sunshine Coast Enterprise Corridor (SCEC). The SCEC is identified as the leading location for economic development and residential growth. The subject site is also co-located with the ‘game changer’ project of the Sunshine Coast Airport expansion. The proposed development is ideally located where the majority of development and infrastructure investment has occurred, or is planned to occur.

The Sunshine Coast is a prosperous region with a high value economy of choice for business investment and employment. The region offers an enviable lifestyle and environment, and has a natural (competitive) advantage.

The Sunshine Coast is part of the global community and generates wealth through export, high-value industries and new investment.

Comment: The proposal will provide a new tourism precinct to promote the region whilst supporting the tourism industry which is a major economic sector of the Sunshine Coast. The proposed development will Development Application for Material Change of Use & Reconfiguration of a Lot to Page 52 of 76 Establish the Yaroomba Beach Master Planned Community & Stage 1 of Development David Low Way and 17 & 28 Belle Mare Avenue, Yaroomba

PROJECT URBAN – 16439 May 2017 provide 438 equivalent full time construction jobs per annum over the 10-year construction period, and 1,166 equivalent full time direct jobs and 204 equivalent full time indirect jobs, including 266 hotel employees. Total economic output for the development is $227.1m of which $173m is derived from the hotel and related services.

Tourism focus areas provide for growth, investment and delivery of unique tourism experiences and an array of sport, major events and leisure activities. These areas strengthen the region’s national and international appeal as a visitor destination and are provided in well planned and serviced locations across the Sunshine Coast.

Comment: The proposal is for a new tourism precinct within an identified tourism focus area. The proposal includes a 5-star international hotel and integrated facilities, amenities and services that will cater for a broad variety of guest (leisure, business, functions, conferences, etc). The proposal also includes large areas of open space, recreational facilities and increased access to the beach. The subject site is within a well serviced location, being within a coastal urban area and being co-located with the ‘game changer’ project of the Sunshine Coast Airport expansion. The development of a 5-star hotel and associated facilities will expand the appeal of the Sunshine Coast as a tourist destination. These facilities will also provide the opportunity to cater for the expanding conferences industry and attract major events to the region.

Development is energy, waste and water efficient with an emphasis on integrated water management in major development areas. A significant proportion of energy needs are obtained from renewable sources and development is energy efficient and incorporates materials that are recycled or have low levels of embodied energy.

Comment: Sekisui House is a global leader in sustainability. Sekisui House will make Yaroomba Beach the living evidence of Sunshine Coast Council’s vision to be Australia’s most sustainable region. Yaroomba Beach will be the Sunshine Coast’s most sustainable development, targeting a 6 Star Green Star community rating and including the use of sustainable technology in:

• WELL Building standards or similar for residential dwellings • Electricity generation and storage • Water reuse and management • Efficient and environmental sensitive lighting technology • Automated waste collection system • Water wise landscaping • Public space planning, and • Use of sustainable materials

The Sunshine Coast will become a modern, sub-tropical coastal region. A region that has successfully tackled the challenges of managing growth, growing the economy, building community capacity and protecting the natural environment.

Comment: The Sunshine Coast has failed to deliver a new 5-star hotel to the region for over 30 years. The proposal will deliver a modern 5-star international hotel and other supporting development that will cater for a growing population and tourism industry, will provide a significant boost to the economy, will provide community infrastructure and recreational facilities to build community capacity and will be designed and sited to protect the natural environment.

10.3.2 SETTLEMENT PATTERN THEME

Growth is contained within defined local growth management boundaries that apply and refine the land use categories in the SEQ Regional Plan. These local growth management boundaries reflect the outcomes of detailed local investigations.

Comment: The subject site is located within the local growth management boundary of the Coolum Local Plan Area.

The form and structure of new and consolidated urban areas contributes to the achievement of a more compact urban form

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Urban development is limited to land within the urban growth management boundary identified conceptually on Strategic Framework Map SFM 1 (Land use elements) and in further detail on the zoning maps.

Comment: The subject site is located within the urban growth management boundary of Map SFM 1 and the zone map of the Coolum Local Plan Area.

Coastal urban areas are urban areas adjacent or near the coast that offer a range of lifestyles with generally high levels of access to employment, infrastructure and services and a strong affinity with the coastal environment. These areas also often have high tourism visitation values. Coastal urban areas in the southern and central part of the region form the Sunshine Coast Enterprise Corridor.

Comment: The subject site is located within a coastal urban area. The proposal is for a new tourism precinct within an identified tourism focus area. s.3.3.2.1(a)(iii) Maintaining distinct, identifiable towns and neighbourhoods that sensitively respond to their setting and support strong, diverse communities with a sense of belonging

Comment: The subject site is located within the Coolum urban growth management boundary. In the words of the Coolum Local Plan Code “Urban development within the Coolum local plan area is limited to land within the urban growth management boundary so as to protect and reinforce the small scale coastal village character and identity of Coolum”. The distinct and identifiable small scale coastal village character and identity of Coolum will be protected by restricting development to the Coolum urban growth management boundary, and in particular to the Tourism Focus area.

The proposed building heights will not result in a departure from the existing character of the local plan area given that there are already existing buildings in Coolum that are significantly higher than what is proposed for the subject site. The proposed development has been sensitively designed to be responsive to its setting by ensuring the development will not be visible above the tree line from key vantage points outside the site including Yaroomba Beach, Point Arkwright and the David Low Way. Further, the development will not interrupt the view of Yaroomba Beach and the Pacific Ocean when viewed from the top of Mount Coolum.

The proposal is for a coastal village including a resort; a variety of residential accommodation types and a village heart including shops, cafes and restaurants. These components will be set amongst retained on site vegetation, public open spaces and a lake all connected by boardwalks and pedestrian pathways. The site is located immediately adjacent Yaroomba Beach and the Pacific Ocean. The development will support a strong diverse community with a sense of belonging. This development within a green setting is consistent the character of the existing tourism development in the community. s.3.3.9.1(a) The Sunshine Coast is maintained as a community of communities where the character and identity of each community is recognised and protected in accordance with a local plan

Comment: The subject site is located within the Coolum urban growth management boundary and is therefore intended to be development as part of the urban consolidation of the Coolum community. The proposed development has been sensitively designed to be responsive to its setting by ensuring the development will not be visible above the tree line from key vantage points outside the site including Yaroomba Beach, Point Arkwright and the David Low Way. Further, the development will not interrupt the view of Yaroomba Beach and the Pacific Ocean when viewed from the top of Mount Coolum.

The proposal is for a coastal village including a resort; a variety of residential accommodation types and a village heart including shops, cafes and restaurants. These components will be set amongst retained on site vegetation, public open spaces and a lake all connected by boardwalks and pedestrian pathways. The site is located immediately adjacent Yaroomba Beach and the Pacific Ocean. The proposed development is reflective of the character and identity of the Coolum coastal urban community. An assessment of the Coolum local plan code is included within section 8.5 and Attachment 1 of this report which further demonstrates the proposals compliance with the Coolum local plan.

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10.3.3 ECONOMIC DEVELOPMENT THEME

The Sunshine Coast is a prosperous, high value economy of choice for business, investment and employment.

Comment: The project represents major international investment on the Sunshine Coast that will provide a major boost to the economy and will provide residents with a variety of new job opportunities. The proposal will provide a new tourism precinct to promote the region whilst supporting the tourism industry which is a major economic sector of the Sunshine Coast.

The total economic output from the Yaroomba Beach project is estimated at $227.1m per annum with 76% ($173.m) of the total derived from the hotel and related services.

The proposed development will create an average of 438 EFT (equivalent full time jobs) per annum construction jobs over the life of the project. Operationally the proposed development will generate 1,379 EFT jobs, with 1,116 direct (including 266 hotel employees) and 204 indirect jobs. The demands and needs generated by these employees are expected to support an additional 462 jobs throughout the community. The total employment is estimated at 1,832 EFT.

Tourism, sport and leisure related activities offer unique and world class tourism, sport and leisure experiences and products as well as major events.

Comment: The proposal is for a new world class tourism precinct including a 5-star international hotel within an identified tourism focus area. The proposal will cater for a broad variety of guest (leisure, business, functions, conferences, etc.). The proposal also includes large areas of open space, recreational facilities and increased access to the beach.

Business and employment activities leverage off major investments in public and private infrastructure associated with the ‘game changer’ projects and enhance the competitive value offer of the Sunshine Coast.

Comment: The proposal will be co-located with the ‘game changer’ project of the Sunshine Coast Airport expansion. The project will be able to take advantage of international and domestic tourists entering the Sunshine Coast through the airport.

The traditional sectors of retail, construction, tourism and rural activities are supported through identification of tourism focus areas as the primary locations for tourism related activities, facilities and infrastructure.

Comment: The proposal will provide a new tourism precinct to promote the region whilst supporting the tourism industry which is a major economic sector of the Sunshine Coast. The proposal is for a new tourism precinct within an identified tourism focus area. The proposal includes a 5 star international hotel and integrated facilities, amenities and services that will cater for a broad variety of guest (leisure, business, functions, conferences, etc.). The proposal also includes large areas of open space, recreational facilities and increased access to the beach.

Tourism focus areas provide for a range of visitor accommodation and tourist services consistent with the intended role of the respective tourism focus area with a particular emphasis on those uses that are well suited to and compatible with existing tourism development.

Comment: The proposal includes a variety of accommodation styles including a 220 room international hotel, serviced apartments, 1, 2 and 3 bedroom residential apartments and dwelling houses. The proposal will cater for a broad variety of guest (leisure, business, functions, conferences, etc.).

A tourism activity is undertaken on a sustainable basis that protects and capitalises upon the natural values and key lifestyle attributes of the Sunshine Coast.

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PROJECT URBAN – 16439 May 2017 maintained and conserved. All onsite vegetation is approved for removal by an existing approval; however, the revised development concept now proposes to retain parts of the existing onsite remnant vegetation and to integrate the vegetation into the development proposal to further preserve the site’s natural values. The proposed development is setback over 200m from the high-water line of Yaroomba Beach to prevent overshadowing and lighting impacts on the coastline. Sekisui House has also partnered with the University of the Sunshine Coast’s world-leading marine and coastal research team to investigate better beach ecology outcomes for the region.

10.3.4 TRANSPORT THEME

An extensive active transport network of walking and cycle paths including the Coastal Path, recreation trails and other pathways link communities to activity centres and other places to promote active living, and improve community health and wellbeing.

Comment: The development incorporates a network of pathways and boardwalks that will connect active transport uses to key areas of the site including the park, the lake and the retail precinct while also providing connections external to the site such as the existing beach accesses and the surrounding active transport network. The existing Coastal Pathway along the David Low Way will be maintained and the opportunity for additional public amenities along the route can be incorporated into the proposed development.

10.3.5 INFRASTRUCTURE AND SERVICES THEME

Communities have access to high quality and well located open space and community facilities which are easy to access, contribute to the character and identity of places and improve opportunities for active living, community health and wellbeing and social inclusion.

Comment: The proposed development will maintain and expand public access through the development with the introduction of public roads, public pedestrian bicycle paths and public open space areas around the lake. The development also includes a Beach Ecology and Indigenous Centre that will reflect the character and identity of the site and the surrounding area. The existing Coastal Pathway along the David Low Way will be maintained and the opportunity for additional public amenities along the route can be incorporated into the proposed development.

Development occurs in a coordinated manner and logical sequence in order to maximise the use and capacity of existing infrastructure.

Comment: The subject site is located within a coastal urban area. Coastal urban areas are identified as having high levels of access to employment, infrastructure and services. The site is also located within close proximity to the SCEC which is identified as an area where development and infrastructure investment has occurred, or is planned to occur.

10.3.6 NATURAL ENVIRONMENT THEME

The Sunshine Coast remains one of the most biologically diverse areas in Australia. It supports a wealth of environmental assets and values, including ecological, biodiversity and natural history attributes of national and international significance which contribute to the region’s natural (competitive) advantage.

Comment: The Yaroomba Beach dune system and northern parabolic dune are important assets for the subject site and the greater coastline environment. The external dune land forms and vegetation will be maintained and conserved. All onsite vegetation is approved for removal by an existing approval; however, the revised development concept now proposes to retain parts of the existing onsite remnant vegetation and to integrate the vegetation into the development proposal to further preserve the site’s natural values. The proposed development is setback over 200m from the high-water line of Yaroomba Beach to prevent overshadowing and lighting impacts on the coastline. Sekisui House has also partnered with the University of the Sunshine Coast’s world-leading marine and coastal research team to investigate better beach ecology outcomes for the region.

10.3.7 COMMUNITY IDENTITY, CHARACTER AND SOCIAL INCLUSION THEME

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PROJECT URBAN – 16439 May 2017 s.3.8(4) Urban environments that are generally less intensive when compared with other metropolitan areas in South East Queensland with a further reduction in intensity evident in those areas outside of the Sunshine Coast Enterprise Corridor (SCEC). Comment: The subject site is located within close proximity to the SCEC which is intended to contain the most intensive forms of development on the Sunshine Coast. The project proposes a maximum building height of up to 7 storeys (24.5 metres from FSL) which is significantly less than other metropolitan areas in South East Queensland and the Sunshine Coast and is typically less than maximum building heights in other coastal tourism focus areas within the SCEC. Further, when compared to the existing approval, the development proposed a 26% reduction is building footprints, a 45% increase in public spaces and a 15% reduction is road reserve. The proposed intensity of the development is consistent with the site’s location which is in close proximity of the SCEC. s.3.8.1(f) Although parts of the coastal urban area within the Sunshine Coast Enterprise Corridor display the characteristics of a complex and reasonably intense urban environment, other parts of the region are generally characterised by a less intensive scale and form of development.

Comment: The subject site is located within close proximity to the SCEC which is intended to contain the most intensive forms of development on the Sunshine Coast. The project proposes a maximum building height of up to 7 storeys (24.5 metres from FSL) which is significantly less than other metropolitan areas in South East Queensland and is typically less than maximum building heights in other coastal tourism focus areas within the SCEC. Further, when compared to the existing approval, the development proposed a 26% reduction is building footprints, a 45% increase in public spaces and a 15% reduction is road reserve. The proposed intensity of the development is consistent with the site’s location which is in close proximity of the SCEC.

Each community is provided with meeting places, community facilities and open space, and sport and recreation opportunities that promote social inclusion and healthy, active living.

Comment: The proposal includes large areas of open space, recreational facilities and increased access to the beach. The proposed development will maintain and expand public access through the development with the introduction of public roads, public pedestrian bicycle paths and public open space areas around the lake. The existing Coastal Pathway along the David Low Way will be maintained and the opportunity for additional public amenities along the route can be incorporated into the proposed development. s.3.8.2.1(g) Other views and vistas, including those identified in local plans or which are important in a local context are also protected, particularly from development which exceeds specified building heights.

Comment: The proposed development has been carefully sited and designed to ensure significant views and vistas are protected. A highly-sophisticated light imaging detection and ranging process has been used to develop a height envelope or ceiling over the site that the development has been designed to sit under. This will ensure that the development will not be visible above the tree line from key vantage points outside the site including Yaroomba Beach, Point Arkwright and the David Low Way. Further, the development will not interrupt the view of Yaroomba Beach and the Pacific Ocean when viewed from the top of Mount Coolum.

10.3.8 NATURAL RESOURCES THEME

Development recognizes the additional benefits provided by some natural resources in terms of ecosystem services or landscape services.

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10.3.9 NATURAL HAZARDS THEME

The pattern of settlement is shaped such that new urban areas are not affected by critical natural hazards and in particular, are not potentially at risk from bushfire, coastal erosion, flooding and landslide.

Where natural hazards cannot practically be avoided, appropriate adaptation responses are adopted to reduce the risk and severity of the impact of the hazard.

Comment: The subject site is identified in the acid sulfate soils overlay, the bushfire hazard overlay, the flood hazard overlay and the landslide hazard overlay. These overlays can be dealt with through siting of development, building and engineering design. These overlays are not considered to impact the development potential of the site or pose any unacceptable levels of risk to people or property on the site or on surrounding land.

A Flood Assessment prepared by SMEC is included at Attachment 13. The flood assessment demonstrates that the proposed development achieves compliance with the Flood Hazard Overlay Code by achieving sufficient immunity levels without creating off site impacts.

A Bushfire Assessment prepared by Litoria Consulting is included at Attachment 20. The bushfire assessment demonstrates that the proposed development achieves compliance with the Bushfire Hazard Overlay Code by establish sufficient buffer setbacks and employing protection management strategies.

A Coastal Erosion Hazard Assessment prepared by BMT WBM is included at Attachment 21 and demonstrates that the proposed development achieves compliance with the Coastal Protection Overlay Code.

10.3.10 CONCLUSION

The strategic framework of the Sunshine Coast Planning Scheme designates the site as a coastal urban area, a tourism focus area and an area just outside the Sunshine Coast Enterprise Corridor (SCEC). Coastal Urban areas are identified as locations which have high levels of access to employment, infrastructure and services. Tourism focus areas are identified are locations intended to provide for growth, investment and delivery of unique tourism experiences. Given these designations, Sekisui House’s proposal to deliver a master planned integrated tourism/residential development on the site is consistent with the strategic framework. A more in-depth analysis of the proposed development against the relevant sections of the strategic intent and themes of the strategic framework has been provided above which reaffirms the proposal’s compliance with the planning schemes strategic framework.

The proposal meets the objectives of the Sunshine Coast Council’s Strategic Framework in developing a new tourism precinct to promote the region whilst supporting the tourism industry, which is a major economic sector of the Sunshine Coast. The proposed development will result in an expanded tourism offering with additional visitor nights, increased tourist dollars spend, and expanded conference facilities which support Council’s Strategic Tourism goals.

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10.4 OVERLAYS

The following Planning Scheme Overlays exist upon the site: Overlay Comment Acid Sulfate Soils

The site is subject to the acid sulfate soils overlay. In accordance with Table 5.10.1 of the planning scheme the proposal is assessable against the acid sulfate soils overlay code.

Airport Environs

The site is subject to the airport environs overlay. In accordance with Table 5.10.1 of the planning scheme the proposal is assessable against the airport environs overlay code.

Biodiversity, Waterways and Wetlands

The site is subject to the biodiversity, waterways and wetlands overlay. In accordance with Table 5.10.1 of the planning scheme the proposal is assessable against the biodiversity, waterways and wetlands overlay code.

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Bushfire Hazard

The site is subject to the bushfire hazard overlay. In accordance with Table 5.10.1 of the planning scheme the proposal is assessable against the bushfire hazard overlay code.

Coastal Protection

The site is subject to the coastal protection overlay. In accordance with Table 5.10.1 of the planning scheme the proposal is assessable against the coastal protection overlay code.

Flood Hazard

The site is subject to the flood hazard overlay. In accordance with Table 5.10.1 of the planning scheme the proposal is assessable against the flood hazard overlay code.

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Height of Buildings and Structures

The site is subject to an 8.5m maximum building height by the height of buildings and structures overlay. In accordance with Table 5.10.1 of the planning scheme the material change of use components of the proposal are assessable against the height of buildings and structures overlay code.

It is noted that this 8.5m height limit is in conflict with the historical preliminary approval (which remains current) over the subject site which allows development up to 4 storeys or 16m in height from the approved finished fill level.

Landslide Hazard Area

The site is identified as contained areas of landslide hazard by the landslide hazard and steep land overlay. In accordance with Table 5.10.1 of the planning scheme the proposal is assessable against the landslide hazard and steep land overlay code.

Steep Land

The site is identified as contained areas of steep land by the landslide hazard and steep land overlay. In accordance with Table 5.10.1 of the planning scheme the proposal is assessable against the landslide hazard and steep land overlay code.

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Regional Infrastructure

The site is subject to the regional infrastructure overlay. In accordance with Table 5.10.1 of the planning scheme the proposal is assessable against the regional infrastructure overlay code.

10.4.1 OVERLAY CODES

In accordance with the above the proposed development is assessable against the following overlay codes:

• Acid Sulfate Soils • Airport Environs • Biodiversity, waterways and wetlands • Bushfire hazard • Coastal Protection • Flood hazard • Height of buildings and structures • Landslide hazard and steep land • Regional infrastructure

An assessment of the abovementioned codes has been included within the Attachment 1 Planning Scheme Code Assessment. The code assessment demonstrates that the development achieves general compliance with the applicable overlay codes however does conflict with performance outcome PO1 of the height of buildings and structures overlay code. Sufficient grounds to justify the proposal, despite this conflict are detailed in sections 8.8 of this report.

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10.5 LOCAL PLAN

The site is included within the Coolum Local Plan Area.

The purpose of the Coolum Local Plan Code is to provide locally relevant planning provisions for the assessment of development within the Coolum Local Plan Area.

An assessment of the overall outcomes of the Coolum Local Plan Code is included below:

Overall Outcomes Comment a) The Coolum local plan area remains a low key coastal Complies – The proposed development has been urban community, with a strong focus on tourism carefully sited and designed to ensure the character of and well serviced by a range of small-medium scale the Coolum coastal urban community is maintained. A business, community, sport and recreational highly-sophisticated light imaging detection and activities. ranging process has been used to develop a height envelope or ceiling over the site that the development has been designed to sit under. This will ensure that the development will not be visible above the tree line from key vantage points outside the site including Yaroomba Beach, Point Arkwright and the David Low Way. Further, the development will not interrupt the view of Yaroomba Beach and the Pacific Ocean when viewed from the top of Mount Coolum.

Five design principles have been used in formulating the development concept for the site. Two or these are to be in tune with nature and to create a green mesh. These design principles have resulted in a number of improvements when compared to the existing approval including smaller building footprints, further retention of remnant vegetation and more parks and public open spaces.

These design considerations will ensure the development is respectful of and consistent with the coastal urban character of Coolum while strengthening its tourism appeal.

b) Urban development within the Coolum local plan Complies – The site is located within the urban growth area is limited to land within the urban growth management boundary. management boundary so as to protect and reinforce the small scale coastal village character and identity of Coolum, provide for the efficient provision of infrastructure and services, avoid constrained land and protect significant environmental areas and adjoining rural lands.

c) Centre activities are consolidated within the Coolum Complies – The proposed development includes a Beach Town Centre in the east of the local plan area 2,770m² shopping centre which will include shop, food and generally bounded by Margaret Street, David & drink outlet, office and educational components. Low Way (also known as Coolum Esplanade), Given the extent of the residential and resort Elizabeth Street and Sunrise Avenue. The Coolum development proposed the shopping centre will only Beach Town Centre functions as a small district serve the basic needs of the residents of and visitors to activity centre providing a range of commercial, the site. In this regard the shopping centre proposed will retail, community and residential uses to service the not threaten the consolidation of the Coolum Beach needs of residents and visitors to the area. Town Centre.

Mixed uses and uses which enhance the beachside Alternative-Compliance – The site is located within the character and district level role and function of the Emerging Community Zone and Tourism Focus of the Coolum Beach Town Centre are encouraged. Retail Strategic Framework. The proposal envisages the and commercial development does not extend development of a mix of shops, restaurants and offices beyond the boundaries of the District centre zone along the main village access road and fronting onto a and Tourist accommodation zone. No new large floor new civic park creating a village centre for the resort and plate retail uses are intended to be established in the residential development. The focus of retail and Coolum Beach Town Centre. Residents continue to commercial facilities is on satisfying the needs of tourist rely upon the nearby larger centres of visitors and residents of the development, with no large Development Application for Material Change of Use & Reconfiguration of a Lot to Page 63 of 76 Establish the Yaroomba Beach Master Planned Community & Stage 1 of Development David Low Way and 17 & 28 Belle Mare Avenue, Yaroomba

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Overall Outcomes Comment Maroochydore, Nambour and Noosa Business floor plate retail allowed, with a maximum retail tenancy Centre to fulfil higher order business and retail size of 300m2. needs.

d) Development in the Coolum Beach Town Centre Not applicable – The site is not located within the contributes to a low-scale, compact coastal town Coolum Beach Town Centre. with an intimate village character, a high level of pedestrian permeability and visual links with the beach, Tickle Park and Jack Morgan Park and attractive gateways through the provision of streetscape and landscaping treatments, active frontages where appropriate, improved pedestrian and cycle connections and off-street car parking.

e) Development within the District centre zone and Not applicable – The site is not located within the Tourist accommodation zone reinforces the frontage District centre zone or Tourist accommodation zone. to Coolum Esplanade as the tourism focus area with active street frontages providing a range of small- scale boutique retail and outdoor dining experiences with residential accommodation above, and strong visual and pedestrian linkages with the foreshore area and surrounding residential, business and community uses.

f) The Coolum West Local Centre, located along the Not applicable – the site is not located within the Yandina-Coolum Road and South Coolum Road, Coolum West Local Centre. functions as a local (full service) activity centre servicing the convenience needs of nearby residents. Development within the Coolum West Local Centre supports, and does not detract from, the role of the Coolum Beach Town Centre as the district activity centre for the local area and contributes to the establishment of a gateway to Coolum through the provision of streetscape and landscaping treatments. Retail and commercial development in this area does not extend beyond the boundaries of the Local centre zone, other than for the purposes of small scale office activities on Lot 26 RP80884 at 135 Yandina-Coolum Road, Coolum.

g) Land to the west of Barns Lane and South Coolum Not applicable Road is retained in the Rural zone providing a natural landscape gateway to Coolum.

h) Development in the High impact industry zone, to Not applicable – The site is not located within the high the west of Coolum Beach, provides for a diverse mix impact industry zone. of high and medium impact industrial uses set within an integrated, modern and visually appealing industry park with a high level of environmental performance and is designed to service the Sunshine Coast Region. The industry park is protected from incompatible development that may adversely affect operations and avoids adverse affects on adjoining environmental areas.

i) The tourist park at Coolum Beach is protected for its Complies – the proposed development does not impact role in providing budget accommodation and its the tourist park. contribution to the low key, family friendly character of Coolum.

j) The Palmer Coolum Resort and The Coolum Complies – The proposal is for an integrated tourist and Residences continues to be developed as an residential development. Five design principles have integrated tourist and residential development been used in formulating the development concept for focussed around an 18 hole championship golf the site. Two of these are to be in tune with nature and course and large areas of open space. Development to create a green mesh. These design principles have is configured in a series of beachside villages and resulted in a number of improvements when compared Development Application for Material Change of Use & Reconfiguration of a Lot to Page 64 of 76 Establish the Yaroomba Beach Master Planned Community & Stage 1 of Development David Low Way and 17 & 28 Belle Mare Avenue, Yaroomba

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Overall Outcomes Comment other precincts that sit lightly in the landscape and to the existing approval including smaller building that are separated by green corridors and lush footprints, further retention of remnant vegetation and subtropical landscaping. Development protects the more parks and public open space. The Yaroomba Beach natural vegetated character of the coastal foreshore dune system and northern parabolic dune are important and foredunes and respects the scale and character assets adjoining subject site and the greater coastline of surrounding areas and vegetation. Dense environment. The external dune land forms and vegetated buffers are maintained along the David vegetation will be maintained and conserved. The Low Way and surrounding the Palmer Coolum Resort proposal respects the scale and character of surrounding to effectively screen development and protect the areas and vegetation by ensuring the development will scenic amenity of David Low Way and the amenity of not be visible above the tree line from key vantage points nearby residential areas. outside the site including Yaroomba Beach, Point Arkwright and the David Low Way. Further, the development will not interrupt the view of Yaroomba Beach and the Pacific Ocean when viewed from the top of Mount Coolum. This screening of the development will also protect the amenity of surrounding residential areas. The dense vegetation buffer to the David Low Way will be maintained.

k) Development is designed and sited to protect Complies – The Yaroomba Beach dune system and significant environmental areas, character vegetation northern parabolic dune are important assets for the and views either to or from important landscape subject site and the greater coastline environment. The features and to reflect the physical characteristics external dune land forms and vegetation will be and constraints of the land, including the protection maintained and conserved. All onsite vegetation is of sensitive slopes, remnant vegetation and other approved for removal by an existing approval; however, ecologically important areas. the revised development concept now proposes to retain parts of the existing onsite remnant vegetation and to integrate the vegetation into the development proposal to further preserve the site’s natural values. The proposed development is setback over 200m from the high-water line of Yaroomba Beach to prevent overshadowing and lighting impacts on the coastline. Sekisui House has also partnered with the University of the Sunshine Coast’s world-leading marine and coastal research team to investigate better beach ecology outcomes for the region.

A highly-sophisticated light imaging detection and ranging process has been used to develop a height envelope or ceiling over the site that the development has been designed to sit under. This will ensure that the development will not be visible above the tree line from key vantage points outside the site including Yaroomba Beach, Point Arkwright and the David Low Way. Further, the development will not interrupt the view of Yaroomba Beach and the Pacific Ocean when viewed from the top of Mount Coolum.

l) Locally significant landscape and environmental Complies - The Yaroomba Beach dune system and elements which contribute to the character, identity northern parabolic dune are important assets adjoining and sense of place of the Coolum local plan area the subject site and the greater coastline environment. including Mount Coolum, Stumers Creek, Coolum The external dune land forms and vegetation will be and Peregian sections of the Noosa National Park, maintained and conserved. Point Perry, Point Arkwright, Mount Emu, Eurungunder Hill, remaining parts of the Point Arkwright bushland mosaic, rainforest areas on the Palmer Coolum Resort site, the Yaroomba parabolic dune and other foreshore dunes are retained in their natural state and protected from intrusion by built form elements and other aspects of urban development.

m) Development is supported by a network of open Complies - The proposal includes large areas of publicly space to meet the needs of the local community and dedicated open space, recreational facilities and facilitates safe and convenient pedestrian and cycle increased access to the beach. The proposed development will maintain and expand public access Development Application for Material Change of Use & Reconfiguration of a Lot to Page 65 of 76 Establish the Yaroomba Beach Master Planned Community & Stage 1 of Development David Low Way and 17 & 28 Belle Mare Avenue, Yaroomba

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Overall Outcomes Comment connections between and around key destinations through the development with the introduction of public within the local plan area. access, public pedestrian bicycle paths and public open space areas around the lake, including the establishment of 6,000m2 public civic park.

The above assessment has determined that the proposed development complies with all relevant overall outcomes of the Coolum Local Plan Code. An assessment of the Acceptable Outcome and Performance Outcomes of the Coolum Local Plan Code is included within Attachment 1.

10.6 ZONE CODE

10.6.1 EMERGING COMMUNITY ZONE CODE:

The site is included within the Emerging Community Zone.

An assessment of the overall outcomes of the Emerging Community Zone Code is included below:

Overall Outcomes Comment a) prior to the granting of any development approval or Not applicable - The proposed development is not for master plan approval for urban purposes:- an interim land use. The proposal is for a master planned i. interim land uses and other development is tourism and residential community over the entire site. predominantly limited to existing uses to ensure that the future potential of the land to be used for urban purposes is not compromised; and

ii. the sporadic or premature creation of additional Complies - The proposal represents a master planned lots is avoided; community to occupy the entire site. The proposal is infill development. The proposed development is not sporadic or premature.

b) development in the Palmview Declared Master Not applicable – The proposal is not within the Planned Area is undertaken in accordance with the Palmview Declared Master Planned Area Palmview Structure Plan (see Section 10.3 (Palmview Structure Plan)); and

c) development in other areas not subject to Part 10 Complies – The proposal is for a preliminary approval (s. (Other plans) is undertaken in accordance with a plan 242). Development permits are also sought for Stage 1 of development that appropriately addresses the of the development that are in accordance with the matters identified below, and which is implemented proposed preliminary approval. via a preliminary approval pursuant to section 242 of the Act or an amendment to the planning scheme:-

i. development reflects any specific intent Complies – Please refer to section 8.5 and Attachment 1 statements and local structure planning of this report. The proposal generally meets specific elements for the area identified in a local plan intent statements for the site. Where there are non- code; compliances the proposal provides sufficient planning grounds justifying those non-compliances.

ii. development avoids as far as practicable, or Complies – The development avoids and minimises where avoidance is not practicable, minimises adverse impacts on ecologically important areas. Refer and otherwise mitigates, adverse impacts on the Ecological Survey and Protected Plan Survey ecologically important areas, including creeks, prepared by Golder Associates and BAMM Ecological gullies, waterways, wetlands, coastal areas, Consultants included at Attachment 15. habitats and vegetation through location, design, operation and management;

iii. development is designed and sited to Complies – The site is subject to flood hazard, landslide sensitively respond to the physical hazard and Bushfire hazard. Flood immunity will be characteristics and constraints of land, including achieved by site filling. The proposal requires less filling flooding, steep land, landslide hazard and than the existing approval. Flood storage capacity will be bushfire hazard, where applicable; provided by the lake. A Flood Assessment prepared by SMEC is included at Attachment 13.

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Overall Outcomes Comment The Bushfire Hazard has been dealt with in the Bushfire Hazard Assessment and Management Plan prepared by Litoria Consulting included at Attachment 20.

Relatively small areas of the site are identified as being subject to landslide hazard. Standard construction and site preparation techniques will be employed to ensure site and building.

iv. the scale, density and layout of development Complies – The development includes higher density facilitates an efficient land use pattern that:- buildings with smaller building footprints to ensure an A. is well connected to other parts of the urban efficient land use pattern. fabric and planned future development; B. supports walkable neighbourhoods that are The master planned approach to the development of the well connected to employment nodes, site will ensure a well-connected urban fabric. The activity centres, open space and recreational development proposes a new access road off the David areas, community facilities, health and Low Way and a variety of publicly accessible roads, education opportunities; boardwalks and pathways. This movement network will C. encourages active and public transport connect pedestrians to important site facilities contained accessibility and use; and in the village heart and other areas of the development. D. maximises the efficient extension and safe The development will be well integrated with the urban operation of infrastructure; fabric and will have an extensive and legible pedestrian and cyclist movement network. The development will be integrated into existing public transport routes. The site represents infill development and therefore supports the efficient use of existing infrastructure and the efficient extension and upgrade of infrastructure. A Water & Sewer Assessment and Traffic Impact Assessment prepared by SMEC is included at Attachments 8 & 15 respectively.

v. an appropriate mix of land uses and housing Complies - The proposal includes a variety of short term types is provided; and permanent accommodation types including a 220- room international hotel, serviced apartments, 1, 2 and 3 bedroom residential apartments as well as dwelling houses, along with a village shopping centre servicing the needs of tourists, visitors and residents.

vi. a sense of character and community inclusion is Complies – The proposal is for a coastal village including promoted; a resort; a variety of residential accommodation types and a village heart including shops, cafes and restaurants. These components will be set amongst retained on site vegetation, public open spaces and a lake all connected by boardwalks and pedestrian pathways. The site is located immediately adjacent Yaroomba Beach and the Pacific Ocean. A sense of character and community inclusion is engrained in the urban design and the inclusion of publicly owned and accessible open spaces and pedestrian connections, which invites the community into the village.

vii. a high level of residential amenity, personal Complies – The proposal is for a coastal village including health and safety, and protection for property is a resort; a variety of residential accommodation types provided; and a village heart including shops, cafes and restaurants. These components will be set amongst retained on site vegetation, public open spaces and a lake all connected by boardwalks and pedestrian pathways. The site is located immediately adjacent Yaroomba Beach and the Pacific Ocean. A high level of residential amenity will be provided.

The development will be constructed in accordance with the attached technical reporting and Council’s codes and policies to ensure the health and safety of future residents and visitors and the protection of property.

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Overall Outcomes Comment viii. development provides for pedestrian, cycle and Complies - The development proposed a new access vehicular movement networks that maximise road off the David Low Way and a variety of publicly connectivity, permeability and ease of accessible boardwalks and pathways. This movement movement within and to neighbourhoods and network will connect pedestrians to important site other areas; facilities contained in the village heart and other areas of the development, with the broader active transport networks. The development proposed an extensive and legible pedestrian and cyclist movement network and an appropriate vehicular movement network.

ix. development is located, designed and operated Complies - Sekisui House is a global leader in to be responsive to the Sunshine Coast’s sub- sustainability. Yaroomba Beach will be the Sunshine tropical climate and minimises the use of water Coast’s most sustainable development, targeting a 6 Star and energy; Green Star community rating.

x. development does not interfere with the Not applicable – The site does not adjoin any rural land. existing or ongoing use of adjoining rural land for productive agricultural purposes;

xi. development occurs in a logical sequence and Complies – The development is proposed to be logically facilitates the efficient and timely provision of staged. Technical infrastructure reports prepared by infrastructure and services prior to, or in SMEC demonstrate that the development can be suitably conjunction with, the first stages of connected to all required urban infrastructures. development;

xii. development is provided with the full range of Complies - Technical reports prepared by SMEC that the urban services to support the needs of the development can be suitably connected to all required community, including parks, roads and urban infrastructure. The development proposes new transport corridors, pedestrian and cycle paths, parks, roads, pedestrian and cycle paths. reticulated water, sewerage, stormwater drainage and electricity and telecommunication infrastructure; and

xiii. development does not adversely impact on the Complies - Technical reports prepared by SMEC continued operation, viability and maintenance demonstrate that the development can be suitably of existing infrastructure or compromise the connected to all required urban infrastructures. The future provision of planned infrastructure. Traffic Impact Assessment prepared by SMEC and included at Attachment 14 addresses the proposal’s impact on the external road network.

The above assessment has determined that the proposed development complies with all relevant overall outcomes of the Emerging Community Zone Code.

10.6.2 LOW DENSITY RESIDENTIAL ZONE CODE:

A very small part of the site being Lot 339 SP219217 is included within the low density residential zone. Lot 339 is designated for dwelling houses (maximum 2 storeys) under the proposed Master Plan. The part of the proposed development within the low density residential zone is consistent with the relevant overall outcomes of the low density residential zone code.

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10.7 DEVELOPMENT CODES

In accordance with the relevant Tables of Assessment the following Codes are applicable to the proposed development:

• Coolum Local Plan Code (primary) • Emerging Community Zone Code (primary) • Low Density Residential Zone Code (primary) • Multi-Unit Residential Uses Code (primary) • Business Uses and Centre Design Code (primary) • Community Activities Code (primary) • Reconfiguration of a Lot Code (primary) • Landscape code • Nuisance code • Safety and security code • Stormwater management code • Sustainable design code • Transport and parking code • Waste management code • Works, services and infrastructure code

Comment: An assessment of the overall outcomes of the applicable zone codes has been included in section 8.6 of this report and an assessment of the overall outcomes of the local plan code has been included in section 8.5 of this report. An assessment of the remainder of the local plan code and an assessment of the other applicable codes identified above has been undertaken within the planning scheme code assessment included as Attachment 1. The code assessment has determined that the proposed development complies with all relevant performance outcomes of the primary codes. Where acceptable outcomes are not met, an alternative solution demonstrating compliance with the corresponding performance outcome is provided (refer to Section 8.7.1 below).

10.7.1 ALTERNATE SOLUTIONS

The following table identifies alternate solutions to the applicable acceptable outcomes of relevant planning scheme development codes.

MULTI UNIT RESIDENTIAL CODE PO7 The multi-unit residential use is AO7.2 Buildings above 4 storeys in Alternate Solution – The proposed sited and designed in a manner height are not wider than they are building form seeks to achieve an which:- high. efficient built form for the proposed (a) maximises the retention of hotel and serviced apartments whilst existing vegetation and allows for protecting significant view lines from spaces and landscapes between Mt Coolum, Yaroomba Beach, David buildings; Low Way and Point Arkwright. (b) allows sufficient area at ground level for communal open space, site In considering the massing, buildings facilities, resident and visitor parking, have been articulated as a series of landscapes and maintenance of a distinct elements with the expressed residential streetscape; and circulation areas to provide a clear (c) demonstrates 3-dimensional visual separation with the habitable modelling that reduces: elements of the building programme. (i) the scale and bulk of the building; and Within the expressed circulation (ii) the appearance of continuous spaces are vertical planters which rise blank walls. from a series of pocket gardens at ground level, reinforcing the connection between the buildings and the sub-tropical landscape. At roof level the building forms are further articulated through the creation of setbacks that provide a varied silhouette to the buildings against the backdrop of the Development Application for Material Change of Use & Reconfiguration of a Lot to Page 69 of 76 Establish the Yaroomba Beach Master Planned Community & Stage 1 of Development David Low Way and 17 & 28 Belle Mare Avenue, Yaroomba

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surrounding natural landscape and from the high-level views from Mount Coolum.

The buildings touch the ground lightly, a high level of transparency at promoting engagement with the hotel and retail uses.

PO8 The multi-unit residential use is AO8 Except where otherwise Alternate Solution – setbacks will sited and designed so as to:- specified in a structure plan or local comply with the Yaroomba Beach (a) provide amenity for users of the plan code, buildings and structures Master Plan Preliminary Approval premises whilst preserving the visual comply with the minimum boundary Document. The proposed and acoustic privacy of adjoining and setbacks in Table 9.3.11.3.2 development provides for a building nearby properties; (Minimum boundary setbacks for form integrated with the landscaping (b) provide adequate distance from multi-unit residential uses). throughout the site. Given the adjoining uses; proposed community title (c) preserve any existing vegetation arrangement there is a blurring that will buffer the proposed between communal and private building; development and allows for an (d) allow for landscapes to be intense developed and integrated provided between buildings and meshing of built form and landscape street frontages and between which achieves the coastal village neighbouring buildings; and amenity envisaged for the site. (e) maintain the visual continuity and pattern of buildings and landscape elements within the street.

PO11 The multi-unit residential use AO11.4 Each dwelling or rooming Alternate Solution – The western provides communal and private open unit above ground level has a serviced apartments which space and landscapes such that balcony or similar private open space compromise dual key configurations residents have sufficient area to area directly accessible from the main for overflow hotel patronage, have engage in communal activities, enjoy living area which is not less than 12m² access to communal resort facilities, private and semiprivate spaces, and in area with a minimum dimension of which when combined with the accommodate visitors. 3.0m. proposed balcony areas provide amply open space opportunities.

RECONFIGURATION OF A LOT PO3 Development provides for the AO3.1 Except where otherwise Alternate Solution – The proposed size, dimensions and orientation of specified in a structure plan or local minimum lot sizes are detailed in the lots to:- plan code, a lot complies with the Yaroomba Beach Preliminary (a) be appropriate for their intended minimum lot size specified in Column Approval Document and recognises use in accordance with the intent of 2 of Table 9.4.4.3.2 (Minimum lot size the master planned urban outcomes the applicable zone code; and dimensions). sought to be achieved. (b) be consistent with the prevailing urban fabric (where applicable) and AO3.2 Except where otherwise Alternate Solution – The proposed the preferred character of the local specified in a structure plan or local minimum lot sizes are detailed in the area; plan code, a lot contains a minimum Yaroomba Beach Preliminary (c) where for residential lots, provide square or rectangular area and a Approval Document and recognises sufficient area for a suitable building minimum frontage that complies the master planned urban outcomes envelope, vehicle access and useable with Columns 3 and 4 respectively of sought to be achieved. All lots are of private open space, without the need Table 9.4.4.3.2 (Minimum lot size and sufficient size to accommodate a for major earthworks and retaining dimensions). building envelope, vehicle access and walls; useable private open space. (d) where for commercial and industrial lots, provide sufficient area to accommodate a wide range of industry and commercial use types; (e) where not located in a sewered area, provide an area for the safe and sustainable on-site treatment and disposal of effluent; (f) take account of and respond appropriately to natural values and site constraints; and Development Application for Material Change of Use & Reconfiguration of a Lot to Page 70 of 76 Establish the Yaroomba Beach Master Planned Community & Stage 1 of Development David Low Way and 17 & 28 Belle Mare Avenue, Yaroomba

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(g) in the case of land included in the Rural zone, prevent the fragmentation of rural land.

10.8 PLANNING SCHEME CONFLICTS

DESCRIPTION OF THE CONFLICT WITH THE PLANNING SCHEME:

The assessment of the proposed development against the Sunshine Coast Planning Scheme 2014 has determined that the proposed development conflicts with performance outcome PO1 of the height of buildings and structures overlay code.

The site is identified as having an 8.5m height limit by the height of buildings and structures overlay. It is noted that this 8.5m height limit conflicts with the historical preliminary approval (which remains current) over the subject site which allows development up to 4 storeys or 16m in height from the approved finished fill level. The proposed development does not exceed 4 storeys with the exception of the proposed tourism precinct compromising a 5-star international hotel and associated serviced apartments which are proposed to be 5-7 storeys with a maximum building height of 24.5 metres above finished surface level.

THE REASON WHY THE CONFLICTS ARE PROPOSED:

Increased building height and revised site development criteria are required for the site because the existing planning criteria of low density resort style accommodation spread over a large land holding does not, and has not, been commercially viable for a 5-star rated hotel facility in the region for over 30 years. A low-density resort style accommodation spread over a large land holding requires unviable overcapitalisation for the development of the facility, significantly higher staffing levels and increased operational and maintenance costs.

Council have confirmed the importance of attracting new premium hotel investment to the Sunshine Coast if the region is to remain competitive to emerging tourism demand, (particularly international tourism), and to ensure the region continues to evolve as a high-quality tourism destination. Council have also recognised that the existing development approval and its low-density development criteria are unlikely to deliver a five- star international hotel. The significant infrastructure commitment by the Sunshine Coast Council in upgrading the airport require new hotels and attractions to be developed to realise the positive dividend of that investment and deliver on key strategic policies.

Five star rated hotels can be commercially viable on the Sunshine Coast if developed and operated in the correct manner. This requires the hotel design to integrate the facilities, amenities and services of the hotel more efficiently with the accommodation offering. This design philosophy drives a smaller building footprint and more vertical integration. Operational and maintenance costs are more manageable and the viability of the hotel business is sustainable in the long term.

Given the above and the conclusions of the attached Economic Report, it is evident that revised planning criteria are required to facilitate Council’s development intent for the site as a Tourism Focus area and to the deliver a new 5-star international hotel which is vital for the Sunshine Coast tourism industry. This development application seeks to establish these revised planning criteria for the site through a Section 242 Preliminary Approval Process and associated development permits for the first stage of the development.

SUFFICIENT GROUNDS TO JUSTIFY THE PROPOSED DESPITE THE CONFLICT:

Section 326 (b) of the Sustainable Planning Act 2009 allows assessment managers to make a decision that conflict with a relevant instrument if there are sufficient grounds to justify the decision despite the conflict. The term relevant instrument includes, among other matters or things, a matter or thing mentioned in s.314 (2) of the Act. s.314 (2) includes, among other relevant instruments, a planning scheme and a preliminary approval to which s.242 applies. Therefore, the Act allows Council to approve the proposed development despite the conflicts described in section 8.1 and 8.2 of this report if there are sufficient grounds to justify the conflict.

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It is considered that there are sufficient planning grounds to justify the proposal despite the abovementioned conflicts in accordance with the Act and Statutory Guideline 05/09. The Guideline provides direction on matters that may be considered in determining if there are sufficient grounds to justify a decision that conflicts with a relevant instrument under sections 326(1)(b) or 329(1)(b) of the Sustainable Planning Act 2009.

The term sufficient grounds has been considered by the Planning and Environment Court and Statutory Guideline 05/09 has been prepared with regard to these decisions of the court about this term. One of the deciding matters to determine if there are sufficient grounds to justify a conflict with a relevant instrument is that there is an urgent need for the proposal. The example given in the Guideline for this particular sufficient ground is as follows:

“A local government has identified that there is an undersupply of residential care accommodation in the local government area and, as a result, there is likely to be a significant shortfall in the amount of accommodation available in the next five years”.

In the case of this proposed development, Council have confirmed the importance of attracting new premium hotel investment to the Sunshine Coast if the region is to remain competitive to emerging tourism demand (particularly international tourism) and to ensure the region continues to evolve as a high-quality tourism destination. The tourism industry is a major economic sector of the Sunshine Coast.

Given the site’s unique location and characteristics it has been recognised as a tourism focus area and is of considerable strategic significance to the region. The only other comparable greenfield beachfront site of this kind on the Sunshine Coast is at Bokarina Beach which is currently being developed and does not include a premium hotel component. Given this, the subject site is the only remaining oceanside greenfield site on the Sunshine Coast that can support a commercially viable 5-star international hotel.

- Direct Economic output into the local economy of $228.6 million annually - Creation of 3,942 construction jobs with a delivering wages of $26.2 million per annum - The development will create 1,379 new direct and indirect ongoing jobs delivering wages of $43.9 million per annum. The demands and needs generated by these employees will create a further 465 jobs throughout the community. - The Marriott International, the Westin’s owning company, offers professional career paths supported by high quality in-house training - Specialist jobs will be offered in areas such as eco and indigenous tourism - The Westin Resort and Spa will create an additional 176,700 visitor stay nights per year on the Sunshine Coast. - Provide conference and event facilities for functions up to 800 delegates - Created a new world class, sustainable coastal village - Provision and Embellished of a significant civic park at the heart of the new coastal village centre and a series of connected parklands with an area in excess of 3ha - Activate the civic park with a program of arts and cultural events annually. Park is also a key link in the beach ecology and indigenous trail through the site joining the 2 existing beach access points - Establishment of more than 3km of integrated walk ways connecting the neighbouring community through the site to the new coastal village centre, civic park and beach - Preservation and dedication of a significant landscaped buffer along the David Low Way - Establishment of a new surf lifesaving tower with associated amenities - Public amenities including end of trip and beach facilities and public toilets - Accessible public car parking adjacent to the beach access and Coastal Village Centre - Construction and maintenance of an Education (Ecological & Indigenous) Centre - Upgrading of key surrounding road network intersections - Regeneration and maintenance of the frontal beach dune reserve - The signing of a Memorandum of Understanding with TAFE Qld East Coast in order to promote industry sectors of Trade Construction, Retail, Hospitality, Administration, Health & Wellness and Landscaping and Maintenance Services - Establishment of a Hospitality Traineeship Commitment

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- Promotion of the Sunshine Coast Brand throughout the world’s luxury tourism market through the Marriott International and Westin marketing program - Gifting of 5.5ha of open and green space to Council, and maintained by the establish Body Corporate at no cost to Council

In consideration of the above, there are demonstrable sufficient grounds to justify the proposal despite the conflicts with the relevant instruments.

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11.0 CONCLUSION

This report has demonstrated that the establishment of the proposed development on the subject site is warranted. Grounds for approval are included as follows:

• The proposed development will result in the delivery of a broad community and social benefit as well as contributing a significant benefit to the local and regional economies. These benefits will be far reaching include:- - Direct Economic Benefit into the local economy of $227 million annually - Creation of 3900 construction jobs with a delivering wages of $26 million per annum - The development will create 1379 new direct and indirect jobs delivering wages of $44 million per annum - The Marriott International, the Westin’s owning company, offers professional career paths supported by high quality in-house training - Specialist jobs will be offered in areas such as eco and indigenous tourism - Creation of an additional 88,000 visitor stay nights on the Sunshine Coast - Provide conference and event facilities for functions up to 800 delegates. - Created a new world class, sustainable coastal village - Provision and Embellished of a significant civic park at the heart of the new coastal village centre and a series of connected parklands with an area in excess of 3ha - Activate the civic park with a program of arts and cultural events annually. Park is also a key link in the beach ecology and indigenous trail through the site joining the 2 existing beach access points - Establishment of more than 3km of integrated walk ways connecting the neighbouring community through the site to the new coastal village centre, civic park and beach - Preservation and dedication of a significant landscaped buffer along the David Low Way - Establishment of a new surf lifesaving tower with associated amenities - Public amenities including end of trip and beach facilities and public toilets - Accessible public car parking adjacent to the beach access and Coastal Village Centre - Construction and maintenance of an Education (Ecological & Indigenous) Centre - Upgrading of key surrounding road network intersections - Regeneration and maintenance of the frontal beach dune reserve - The signing of a Memorandum of Understanding with TAFE Qld East Coast in order to promote industry sectors of Trade Construction, Retail, Hospitality, Administration, Health & Wellness and Landscaping and Maintenance Services - Establishment of a Hospitality Traineeship Commitment - Promotion of the Sunshine Coast Brand throughout the world’s luxury tourism market through the Marriott International and Westin marketing programs - Gifting of 5.5ha of open and green space to Council, and maintained by the establish Body Corporate at no cost to Council • The proposal meets the objectives of the Sunshine Coast Council’s Strategic Framework and Economic Development Strategy, in developing a new tourism precinct to promote the region whilst supporting the tourism industry, which is a major economic sector of the Sunshine Coast. The development proposal will also meet key objectives of providing variety of housing required under the Sunshine Coast Council’s Population and Housing Report. • The proposed development at Yaroomba Beach will create a precinct of regional and state importance. The development of a 5-star hotel and associated facilities will expand the appeal of the Sunshine Coast as a tourist destination and will be an important regional partner for the expanded Sunshine Coast

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Airport. These facilities will cater for the expanding conferences industry, attract major events to the region. The community will also benefit from the new public facilities, coastal public parks and open space network. • The proposal will produce an attractive built form that reflects the new built typology that is routed in the architectural character of the region. The overall character of the buildings has been informed by the design drivers that were established through consultation and dialogue with the discussion groups and with UDAP during the development of the design. UDAP has commended the masterplan design for Yaroomba Beach noted in their advice dated October 2016. • The proposal will achieves an attractive and appropriate landscape design that complements the character of the locality, will bring together local landmarks (such as Mt Coolum, Parabolic Dune and Yaroomba Beach), embed the development within a natural setting, amplify amenity and reduce site cover, whilst retaining existing remnant vegetation creating a desirable activity space for the community • The development achieves the agreed principles of the proposed built form not being visible from the amenity route locations of Point Arkwright, the low tide mark of the Yaroomba Beach, and the David Low Way as well as the principle that the development’s built form does not interrupt the interface of the beach fore dune vegetation and the ocean from the lookouts on Mt Coolum. The analysis demonstrates the minimal impact that the proposal will have on the visual amenity of the surrounding area supporting the built form outcomes proposed. • This proposal will achieve effective treatment of stormwater through the integration of Water Sensitive Urban Design (WSUD) and the development achieves non-worsening principles from a localised and regional flooding perspective. • The construction and operation of the proposed development will not affect the nesting Loggerhead Turtles and Green Turtles that utilise the section of Yaroomba Beach in front of the development. • Yaroomba Beach will deliver on the Sunshine Coast Council’s vision for being ‘the most sustainable region in Australia’ and create a new sustainable coastal village that will be an iconic benchmark for the future.

Based on the above, it is considered that the proposed development warrants approval from Council subject to the imposition of reasonable and relevant conditions.

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