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MCU10/2083 Notice of submission Gary Trevithick & Richard Patterson Noosa Waters Residents Assoc
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00 1 I
SCRC CORRESPONDENCE
B0342665
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Noosa Waters Residents Association Inc
PO Box 197, NOOSAVILLE, QLD 4566
I 1 February 2011
Sent Registered A/R
Assessment Manager,
Sunshine Coast Regional Council
Locked Bag 72,
Sunshine Coast Mail Centre,
Qld 4560
Dear Sir/Madam,
APPLICATION NUMBER MCU I0/2083
DEVELOPMENT APPLICATION FOR 37 GIBSON ROAD, NOOSAVILLE
The Noosa Waters Residents Association Inc objects to Application Number MCIJ 10/2083, which
seeks to change the zoning on 37 Gibson Road, Noosaville from attached housing to Commercial use.
Our objections are based on:
1. Zoning
The site is zoned, under the Noosa Plan, for attached housing not Commercial use.
We strongly believe that the Applicant has not made out a case to justify rezoning the site
from residential to commercial use.
2. No demonstrated local community need for more shops
The Applicant claims there is a need by local residents for more shops of the type proposed.
This claim is based on a report by a Brisbane based consultant, paid by the Applicant, so it is
not surprising that such a conclusion was reached. The report is mainly based on opinions and
assumptions and lacks any real factual information, such as surveys or interviews with local
residents. We are not aware of any surveys of local residents that show there is, in Noosaville,
a requirement for more convenience retail facilities.
On the other hand, our information based on feedback we have received from our members,
all local residents, is that they do not have a need for extra shops. They are quite satisfied with
the local choice already available.
If the development opening hours are to be revised to 7 am - 10 pm then this is only
marginally more than six nearby supermarkets, which would be preferred to a small
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convenience store owing to lower prices and greater choice. There are also a number of
nearby late opening small convenience stores offering basic necessities.
3. Undue offence, annoyance, disturbance or inconvenience to persons who reside in the
locality
People who have purchased in Noosaville, particularly those who adjoin the site, would be
aware that the site is zoned for attached housing under the Noosa Plan.
Any commercial development on the current residential zoning, would mean surrounding
residential properties will suffer a serious loss of amenity through the negative impact from
noise (cars, trucks and patrons), cooking smells, garbage smells, vehicle exhaust odours,
bright late and all night lighting, rubbish, etc.
While attempts may be made to mitigate these problems by imposing various conditions, they
will still have an undesirable impact on local residents.
4. Increased potential for damage to homes, parks, strectscape and vandalism
Commercial development should not be allowed in a quiet residential area.
Late night trading of fast food type outlets will attract persons from outside the local area.
From local residents' experience with other late night and all-night facilities, already located
in the immediate area (Villa Noosa pub & McDonalds), the bulk of custom attracted to this
facility is unlikely to come from local residents. Rather, customers will be attracted from
outside the Noosa/Noosaville area by the late-night facilities on offer.
The congregation of these customers in the vicinity will place an unacceptable burden on
local residents in the form of increased levels of rubbish, noise, damage to property, parks,
street areas, signs and hooning type activities and traffic and associated noise.
5. Site access
Council has advised the Developer that access to the site should be from Skipper Place. This
is a narrow residential non-through road servicing only local residents. Access to the site is in
close proximity to a small round about on Gibson Road, which is a major thoroughfare. It
would be dangerous for vehicles to turn right into the site from such a small road without a
right turn lane. It would also be very difficult and dangerous for delivery and garbage trucks
to try to access the site.
The Developer believes that they should also have access from Gibson Road. As Council is
aware, this is a major thoroughfare and any entry from (particularly coming from the west)
and exit to Gibson Road would present an unacceptable risk to motorists and cyclists. There
would not be any physical barrier stopping motorists attempting to turn right into the site or
exiting right. These movements present an unacceptable risk to the public.
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6. Economic impact - Existing retail shops
The Applicant states that the development will increase employment in Noosaville. I lowever,
the proposed development is not bringing any new shop types that are not already available
nearby. There are many moderately priced food outlets available in the I lomemaker Centre
opposite the site and further along Thomas Street, only 220 metres from the site. Thomas
Street shops are well known for their reasonably priced food. There is always plenty of
parking, including in the Homemaker Centre, available nearby.
Discussions with some existing Noosaville retailers about the type of shops proposed,
highlight that the retail demand is largely fixed. Business generated by the proposed
development could result in significantly reduced business for the existing shops, resulting in
increased financial pressure, in what is already a flat and tough market.
The result is likely to be reduced staff and even some closures of existing businesses. It is
unlikely that there would be a net increase in employment across the overall Noosaville
retail sector.
7. Existing vacant retailing space
The Applicant claims that despite identifying vacant retail space in Noosaville none of it is
suitable for the proposed shops. It would seem that the Evergreen Centre in Eumundi-Noosa
Road could now be available as the existing shops have not been successful.
While the Applicant's statement may be true, apart from the Evergreen Centre, about the
siting of the complete complex, it is not as far as individual shops are concerned. This vacant
space together with the frequent turnover of cafes and restaurants would suggest there are
plenty of opportunities to establish new individual business, particularly in the takeaway fast
liuxi area.
The fact that this has not already happened would suggest that a real demand and business
case for more shops of the types proposed is just not there.
We believe that for the reasons outlined above the Council should reject the Application.
Ghfv 'TFevithick Richard Patterson
President Vice President
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