2016-08-09 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                         9 AUGUST 2016


It is concerning that the application material states that Noosa Radiology requires an additional
300m² of floor space and that currently this floor space is not available in the Centre. Further, it is
stated that there is a need for the proposed development, purportedly because this floor space is
not available in the existing Centre. With respect, this is not correct and currently there is availability
for an additional 350m² of floor space, which could be used by Noosa Radiology.
It should also be noted that Noosa Radiology has at no time made enquires about acquiring
additional floor space within the Centre. Further, there have been no other enquires made within
the last 5 years by any other medical practitioner or service provider to acquire floor space in the
Centre.
The economic advice by Foresight Partners included with the submission concludes there is not a
need for the development because:
The identified need for the proposal is based in part on an assessment one year ago (in July,
2015), which found that there was insufficient floorspace in the existing Noosaville Medical and
Professional Centre to accommodate a 300m2 expansion of Noosa Radiology. Since that
assessment was conducted, sufficient additional floorspace has become available in the existing
centre to accommodate the expansion of Noosa Radiology.
Other than Noosa Radiology, the Economic Needs Analysis by Urban Economics has not identified
any specific medical practitioners that are seeking additional floorspace in the vicinity of Noosa
Hospital.
While over the next 15 years there will modest growth in demand for medical services in the trade
area generally, there is no demonstrated need for additional GP and specialist medical services in
the vicinity of Noosa Hospital, which already hosts a variety of specialist medical services.
Council’s Principal Strategic Planner reviewed the application and agrees expansion of health
services in Noosaville is broadly desirable but advises:
The need to “co-locate” with the hospital seems to be vague and based largely on convenience
rather than any science, technology or regulation. It is not clear how much of an improvement the
location over the road from the hospital would be compared to the existing site at the southern end
of Goodchap St, a site in Mary St or at the Shire Business Centre. It is not likely that more than a
small proportion of clients/patients to the proposed use are inpatients or outpatients of both the
proposed site and the hospital on the same day.
Approval of a large commercial building on this site puts pressure on the balance of land between
it and the Telstra building approximately 300m to the south east. In developing the new planning
scheme consideration should be given to the future of this strip and whether its future is in detached
housing or in something else such as a health hub but this would take proper community
engagement and impact assessment having regard to the capacity of the local road network.
It would be preferable that the hospital site accommodate additional health facilities such as this.
In preparation of the new planning scheme Council should ensure the hospital site is not unduly
constrained and that it can accommodate growth in health facilities through increased floor space.
The preferred role of the centre at the southern end of Goodchap St for medical uses should also
be reinforced.
Overall, it is considered the applicant has not demonstrated strong need for the development at
the chosen site. Its identified need is based primarily on Noosa Radiology’s need for an additional
300m2 of floor space (to a total of 1,000m2) and the “convenience” provided by locating a medical
centre close to Noosa Hospital. These are not considered sufficient overriding needs because:
    The need for additional floor space is relatively minor and could be accommodated at the
      existing Noosaville Medical and Professional Centre or other suitably zoned sites in
      Noosaville.




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