MCU14/0106 Submission PM Object - Gordon A Crisp

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     REF:MCU14/0106.

     CONSIDERTHE "CRITICAL FACTOR".

     In any complex decision, it is important        to determine    the "critical factor" to which all other
     considerations     should be subordinate.      In this matter, it is suggested that the "critical factor" is the
     NOOSA IMAGE.

     Noosa councils have made a huge investment             over the years in the NOOSA IMAGE, a policy that has
     been very successful. This IMAGE is the basis for the entire prosperity of the city and its surrounding
     towns, attracting     a particular type of resident and visitor. Any proposed development          should be
     judged on the effect that it would have upon that critical billion dollar image.

     The proposed development          at Civic fails that test because the "costs" of the project     to the NOOSA
     IMAGE exceed the BENEFITS.

     Firstly, there are already at least five supermarkets          and another would simply be more of the same.

     Secondly, there are already many (about fifty) vacant specialty shop sites in the existing shopping
     precincts.     The addition of about another thirty sites would probably increase this by almost that
     number as retailers were encouraged to move to the new Centre by short-term                  discounted rents.

     At the present time the existing vacant shops are not too noticeable but, a substantial increase in
                                                                                                   "            \)
     Main Street vacancies would change the over-all           appearance from prosperous to run-down which
     would severely prejudice the IMAGE and the ambience that is so critical for the ongoing prosperity
     of Noosa.

     Thirdly, council's NET commercial          rate income would decline because of the falling land values in the
     older commercial districts.

     Fourthly, small businesses employ more people per dollar of sales than do large businesses so longer
     term NET employment          would fall.

     Fifthly, "more of the same" would do nothing to stem the leakage of shopping dollars to other
     centres, or to attract additional     shoppers from those centres.

     Finally, the increased use of internet shopping makes a fallacy of the idea that "if you build it, they
     will corne".


     -?sincereIY,        ;~


~.A,                          ~
     G A Crisp, M.Com., FCPA.