SUBMISSION re COLES NOOSA JUNCTION REDEVELOPMENT PLANS

SUBMISSION
regarding the proposed
COLES NOOSA JUNCTION RE-DEVELOPMENT PLANS
ex BOWLS CLUB/RESTAURANT/GAMING FACILITY
MCU13/0087

As a retired former Senior State Politician and as a current Director of Bowls Victoria, my wife and I are Victorians who have been annual visitors to Noosa for almost 40 years.  We have seen many changes over that period, many have been beneficial, others less so.  With regard to this Submission, our following remarks are made from several perspectives:

As long term visitors.
As those involved in business over 20 years - as an owner and as a Company Director.
As a retired former Senior State Politician - being Deputy Leader of the Victorian Liberal Party from 1991 – 1999 to The Hon Jeff Kennett.  I served as a Minister for 11 years, including Minister for Industry and Employment, Education Minister and as Leader of the House for 9 years.  Prior to these Ministerial portfolios, I served as Cabinet Secretary of the Hamer Government and as Executive Director of what is now called The Victorian Chamber of Commerce and Industry for 5 years.
As retirees, we own two properties on the Sunshine Coast – one at Noosaville and one at Peregian Springs Golf Estate and we continue to enjoy spending 2 to 3 months in Noosa most years.
One of our sons lived, married and worked in Noosa for 10 years.

We list these perspectives solely to make it clear that we and our family feel a genuine affinity towards Noosa and we also have a background that has experience in Commercial property development.

The spread of Noosa over recent years has seen Noosa Junction become less attractive as a commercial centre.  Shops have struggled to survive, but this is more a product of the general overall economic circumstances facing businesses Australia wide.  The Bus interchange, streetscape improvements, Cinema facelift and some recent superficial shade covering of the Coles supermarket car park, are examples of changes that have impacted the area.

Coles face competition from centres like Noosa Civic etc yet have done very little to participate in arresting the decline in the area they have controlled, that is until their unfortunate recent acquisition of a scarce recreational facility in the form of Noosa Heads Bowls Club.

Importance of Recreational Space

The Noosa Bowls Club area in question abuts parkland which is zoned ‘Recreational’ and has been an icon for lawn bowlers for many years - be they local, Interstate or indeed International bowlers.

The facility has been home to many local organisations which have held their meetings at the Bowls Club – indeed we have attended a Wake there for a well known local identity.  The Bowls Club facilities have served a community role way beyond its Bowls purpose and if allowed, would continue to do so into the future we believe.

Bowls is one of very few sporting endeavours that is totally family oriented and offers a lifelong experience.  It can and is played by the very young through to those in their declining years.

The location of this recreational land is, as you are aware, close to medical, professional and commercial shopping which has the benefit of allowing participants and locals to undertake several endeavours every time they play bowls, or to use the facility as a community member or, as was the case until recently, have lunch/dinner and socialise, then shop locally.

There is no other comparable recreation land available anywhere within the Noosa precinct.  This is pristine land we are discussing, not any old block of land needing redevelopment.

The Noosa community battled very long and hard to reclaim its local identity - a local Council based fundamentally on three principals –

It wanted to retain the pristine measured growth of Noosa, undertaken over decades, which preserved valued land for community purposes.
It wanted a Council that was strict in its control of developments and put community interest first.  It allowed development - responsible development, but not at community expense.
It wanted a region that welcomed visitors to enjoy the magnificent Tourism and Hospitality features of the region, thereby enhancing employment opportunities for long term locals.
The development clearly flies in the face of these important (to ratepayers) values which, given the resources of the proponent, we would have hoped for a more considered plan.

The Coles Proposal will cause traffic bottlenecks if left in its present form, making it less attractive for both locals and visitors alike.

The question needs to be asked - “Does the Noosa Junction area, which is already over-catered for by 7-8 bottle shop outlets, require a further outlet?  (As an aside, Ambulance Victoria has advised that almost one third of all Ambulance calls are alcohol-related.  We suggest it is most likely this is replicated in Queensland or perhaps the rate is even higher).

If proposed redevelopment is finally approved, perhaps as a trade-off the redevelopment should be required to replace existing bottle shop outlets with the development of a new Drive Thru bottle shop outlet.

More importantly, would the Sunshine Coast Council have allowed the previous owners to develop a Drive-Thru bottle shop commercial and residential rental space on this land??  We believe the answer is NO.

So what new Council standard would be necessary to allow any change to that position?

How has this proposed development occurred?

Clearly this proposed development has occurred as a consequence of very poor administration of the Bowls Club Restaurant/Gaming facility by successive Boards.  This should however, not be confused with the effective administration of Noosa Heads Bowls Club which played over 2,500 games last year, offered itself to families for Barefoot Bowling, enabled community groups to have access for their endeavours and generally acted as a very responsible community minded citizen.

The eventual forced sale, due to the above circumstances, is to be regretted.  However it gives Council an opportunity as one of its final determinations affecting this area, to make a decision that reflects community sentiment by requiring the developer to preserve space for the Bowls Club to continue with two greens and a small clubhouse, coupled with street scaping that preserves an amount of “green” area which future generations will acknowledge and respect that Council did the right thing.  Public space lost is very rarely reclaimed and certainly if the proposed redevelopment is approved by Council this area will be lost forever.

Finally, the new owners have purchased at ‘bargain basement’ prices with full knowledge of the zoning and the public’s desire to preserve their environment.  Redevelopment could proceed as there is a great amount of land involved, but it requires sensible redesign to enable all interests to be protected for the future.

What are the options?

In no special order:-
Option 1	Reject the entire proposal.
Option 2	Allow the entire scheme to proceed.
Option 3	Require preservation of recreational land, but allow some expansion by Coles into what is currently an existing car park, thereby extending Coles’ commercial footprint.
Option 4	Allow some development (as Option 3 above, or another variation) but ensure that the Noosa Heads Bowls Club has two Greens and Clubhouse facilities from which to continue, and to also secure a reasonable open space content for future public access that takes full account of any allowed alienation of this public recreational area by commercial interests.

I say again that this land has been purchased at ‘bargain basement’ prices by the proponent developer.  We fully understand they seized an opportunity (anyone would have done likewise) and now hope to maximise their commercial options.  However Council or indeed any other body (State Govt) has an obligation to carefully consider the former use, the community expectations and future needs in a way that balances both requirements.  We believe both are attainable.

We also believe that a fantastic development can be redrafted very readily by the new owners - one that is commercially attractive yet in a way that allows the Bowls Club and recreational area to survive in the long term public interest.  This would achieve a win/win outcome for all and send a very clear message that the Sunshine Coast Council is listening to its ratepayers by acting to protect the environment, yet enabling Tourism and Commerce to thrive in partnership with the local community, in a manner that protects and enshrines the interests of all ratepayers, be they commercial or residential.  It is for these reasons we implore Council to opt for our suggested Option 4 above.

Finally we hope that our faith in the area is well placed, having reinvested in the Noosa area once again just recently.

Yours sincerely

The Hon Phillip A Gude JP
& Mrs Ronsley Gude
Unit 116/71-73 Hilton Terrace,
Noosaville  Q’ld  4566

15 October 2013

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