F - Traffic Response and Revised Traffic Impact Assessment (17.09.19)

The following uses raise concerns:
      Entertainment and dining business type 1 – food and beverages when not associated
      and subordinate to an industrial activity in the same tenancy;
      Retail business type 4 – showroom; and
      Retail business type 2 – shop / salon which includes large format retail shops
Please note:
      In terms of Industrial business, The Noosa Plan allows a maximum of 20% of the
      tenancies floor space to be used for retail purposes providing it is associated with and
      subordinate to the industrial activity on-site. In this instance, Council may consider a
      greater industrial / retail ratio providing industry remains the primary use of the
      tenancies.
      Entertainment and dining business type 3 - Bar would be considered if associated with
      an industrial activity onsite in the same tenancy as a standalone bar significantly departs
      from the consistent uses and intent for the site.
Draft Planning Scheme
The proposed development significantly departs from the purpose and overall outcomes of
the small business precinct under the draft scheme which allows for small format buildings
with a maximum GFA of 150m². This area provides flexibility for small startup business as well
as more niche businesses such as warehousing or manufacturing to have a retail/ shopfront
component. Uses would allow some retail and food and drink provided it was directly related
to the manufacturing or business activity on the site and has a combined floor area no greater
than 150m². No additional retail, food and drink or showroom land use is consistent in its own
right in this precinct.
Information Required
1.    Please provide amended application and plans indicating uses under The Noosa Plan
      for each tenancy. It is preferred that each tenancy has its own use or if not, clear
      interchangeable uses respectful to the built form, layout and car parking.
2.    Shop and showroom uses raise concerns. Please provide assessment identifying how
      the proposed large retail shop and showroom uses meet the intent of O146 – O148 of
      the Noosaville Locality Code. Further information is required below in the Economic
      impact section.
3.    Entertainment & dining business type 1 raises concerns when standalone but may be
      supported providing it can be demonstrated the floor area is proportional to the
      workers/customers need within the development and not a destination restaurant /
      precinct. Please demonstrate a need for this use.
Issue - Economic Impact
In regard to floor space supply and demand, the ‘benchmark’ figures used for large format
retail (retail floor space per capita and an allowance for non-retail showroom) are considered
quite rubbery. This type of analysis is considered fundamentally flawed when applied to urban
areas, particularly given the overlapping trade areas of the various centres serving the region.
For example, the trade area for Sunshine Plaza (as defined by LIQ previous work for Sunshine
Plaza in 2010) encompasses the population of all but the tertiary area it currently defines for
Noosa Marketplace.
Maroochydore and environs provide the Sunshine Coast’s most significant supply of large
format retail and non-retail showroom floor space that also services the Noosa area. This has
not been factored into the over-under supply analysis used to imply a significant and growing
shortfall of large format retail floor space within the proposed Noosa Marketplace trade area.
The scale of the trade area’s implied “undersupply” in Table 4.1 of the submitted EIA is




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