2015-09-15 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                              15 SEPTEMBER 2015


2.    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;
Assessment - Disagree
The submitted economic impact assessment is significantly flawed because it assumes almost all
non-food retail expenditure at the centre will be from retained escape spending, which is unrealistic.
It is likely impacts on other centres are understated as a result.
The applicant submits the primary impacts on existing commercial centres will be experienced at
Noosa Junction and Noosaville though finds these impacts will be below 10% and easily absorbed.
Due to the flawed approach to assessing the impacts, there is potential for significant impacts of
greater than 10%. Notwithstanding the level of impact, any significant new impacts on Noosa
Junction in particular are highly undesirable, as the area plays a very important role in the overall
character of Noosa and the experience of visitors and tourists. Noosa Junction has been broadly
seen to struggle since the opening of Noosa Civic and the subsequent GFC and continued decline
is a significant concern.


3.    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
Assessment - Disagree
The submitted assessment presents an “as is” scenario and does not reflect the aspirations of The
SEQ Regional Plan or The Noosa Plan to set aside the land for long-term opportunities to diversify
the economy. While limited present commercial office demand may be apparent, this does not
override the long-term intent for the site’s balance lands.


4. 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;
Assessment - Disagree
As per 3 above.


5.    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;
Assessment - Agree to a Limited Extent
The development will provide jobs, as would any new development. The long-term employment
growth will principally be in retail though, which is the least desirable employment sector and does
not advance the employment aspirations for diversification and new opportunities sought for the
NBC. Notably, employment statistics indicate Noosa’s existing professional office employment
levels below State averages.




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