MCU14/0106 & OPW15/0001 Town Planning Report & Appendix A Code Compliance

                                                                                                           Town Planning Report
                            28 Eenie Creek Road, Noosaville and parts of the road reserves of Hofmann Drive and Walter Hay Drive




1             Executive Summary
1.1           Planning Assessment Summary
This Town Planning Report accompanies an impact assessable development application to allow for the
development of an expansion to Noosa Civic.
The expansion will be anchored by two (2) supermarkets and a discount department store and involves
22,870m2 GLA of additional and reconfigured retail floor space, 9,655m 2 GFA of mall and back of house area
and an additional 1,000 car parking spaces located at ground and undercroft levels. The internal loop road on
the site will be completed and connected to the external road network. A pedestrian link across Covenant J
will connect the proposed expansion to the existing Noosa Civic. A landscaped arbour is also proposed across
the exterior of the existing centre to improve and soften the interface with the car park and Emporium
showrooms. Clearing of existing on-site vegetation is also proposed as part of the development.
The development application is supported by this Town Planning Report and the series of technical
assessments appended hereto, and has been assessed against the relevant and applicable provisions of the
statutory town planning framework.
The proposed development generally complies, and is consistent with, the relevant and applicable provisions
of the statutory town planning framework.
The proposed development conflicts with The Noosa Plan in four respects:
         specific measures relating to bulk and scale, being height (O8), maximum site cover (O11), maximum
          plot ratio (O16) and gross floor area in Precinct B1 (O106) in the Noosaville Locality Code and O10 of
          the Building Work Code;
         the impact of the proposed development on areas of open space (Overall Outcome l) and Specific
          Outcomes O205, O206, O210 and O221 of the Noosaville Locality Code);
         the proposed uses being inconsistent uses within the Map SBC precincts (Overall Outcome w) xi) C)
          and Specific Outcomes O88, O89, O205 and O206 of the Noosaville Locality Code), or not including
          certain types of employment opportunities (O123 and O124 of the Noosaville Locality Code); and
         the need to signalise one intersection (O7 of the Transport, Roads and Drainage Code).
There are sufficient grounds to justify a decision to approve the development despite the conflict. These
grounds are summarised as follows:
         there is an identified economic and community need and demand for the proposed expansion due to
          existing high levels of escape spending and anticipated increases in population, retail spending and
          forecast growth;
         the need and demand can be accommodated, in part, by the proposed development without adversely
          affecting the role and function of existing centres. All centres in the network are expected to achieve
          growth at least equivalent to the rate of inflation, if not more;
         demand for commercial office floor space in the Shire Business Centre (SBC) is limited, with between
          1,360m2 and 8,000m2 estimated to be needed between 2013 and 2031;
         sufficient land is available on the site to cater for the demand for commercial office floor space, should
          it arise. A development scenario has been prepared which illustrates how 15,000m2 of commercial
          floor space can be accommodated on the site in a form which is consistent with the requirements of
          The Noosa Plan;
         the proposed development will directly result in the creation of an additional 800 full time and part time
          jobs (net, accounting for any redirected employment), 630 jobs indirectly from its ongoing operation,
          430 jobs during construction and an additional 680 jobs being created within the broader economy;




December 2014                                           Cardno HRP                                                            7