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




9            Conclusions and Recommendations
This Town Planning Report accompanies an application by QIC Noosa Civic Pty Ltd seeking a development
approval for the expansion of Noosa Civic.
Technical assessments have been undertaken with regard to the proposed development in order to assess
potential impacts and to address the relevant planning scheme codes used by Council to assess the proposed
development.
The technical assessments have shown that the proposed development generally complies, and is consistent
with the relevant and applicable provisions of the statutory town planning framework, including:-
       the South East Queensland Regional Plan 2009-2031 State Planning Regulatory Provisions;
       the South East Queensland Koala Conservation State Planning Regulatory Provisions;
       the SPP;
       the SEQRP 2009;
       The Noosa Plan.
The extent of any conflict with the applicable planning scheme provisions is limited to 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).
Sufficient planning grounds are submitted (Section 8) which justify approval of the development application
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 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;
       trips to other centres as a consequence of the proposed development will be reduced by between
        83,000 and 333,000 trips annually. The economic, social and environmental benefits to the community
        as a direct result of reduced distances travelled by car and time spent on the road has been calculated
        to be $5.46 million (low range) and $21.84 million (high range). The benefits include fuel savings,


December 2014                                         Cardno HRP                                                           77