PM Submission Object - David Stevens - MCU18/0019

19.   An aged care facility        is not a consistent      use for a Detached               Housing Zone in the
      Noosaville    locality.    It is not    appropriate       to     have this      type   of   multiple      housing
      development     in this low density, residential      area and this was clearly not the intent of
      the Noosa Plan.
20.   Whilst    the aged care facility       is a residential        use, it is institutional       in nature    and a
      commercial enterprise.
21.   Information    freely     made available     by the facility         operator     indicates    that    a Cafe is
      standard their facilities, although this was not mentioned                 in the DA. The image below is
      outside the closest Arcare facility at Peregian Springs, indicating that a commercial cafe is
      also operating. If the operator is consistent in it's services then a commercial cafe may be
      expected to operate, increasing the commercial nature of the location.




Arcare Peregian Springs facility.




22.   The best use of the 11 lots is 11 detached dwellings, as is envisaged under the planning
      scheme.
23.   The proposed aged care facility should be located in a more appropriate                          area which is
      not zoned detached housing.
24.   Some of the properties scheduled to be replaced are lower cost rentals and these will be
      lost. Removal of these seems contradictory            to the current community                requirement     for
      more low cost rental properties.


TRAFFIC IMPACT
25.   As the main commercial         entrance     to the site will be via Val Crescent, the proposed
      development     will have a negative traffic       impact on Val Crescent, as it will result in a
      significant increase in vehicles using the street, particularly commercial vehicles.
26.   In this regard, if the DA was to proceed, it is estimated that there will be around 190
      vehicle movements         over a 24 hour period, Monday to Friday, as detailed in the below
      table.


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