2015-09-15 Planning & Organisation Committee Agenda

PLANNING & ORGANISATION COMMITTEE MEETING AGENDA                            15 SEPTEMBER 2015


This assessment finds merit in a number of aspects of the development. Completion of the NBC
ring road will assist development of the remaining precincts but this is a requirement for compliant
development on the site. Frontage upgrades to the existing centre are also broadly supportable.
The development will provide greater retail choice and access to goods and services for residents
to some extent but the applicant fails to adequately acknowledge the scale and influence of the
region’s Principal Activity Centre at Maroochydore, which will continue to grow and attract people
from Noosa due to the greater choice and services provided there.
The development’s impacts on local centres are reported by the applicant as acceptable but
approaching levels of concern. However, these are likely to be understated. It would be highly
undesirable for the development to impact on Noosa Junction, in particular, to an extent that
hinders its revitalisation.
External road upgrades required to accommodate traffic impacts may extend to extensive
signalisation and widening of Eumundi Noosa Road, contrary to Noosa’s long held infrastructure
planning to provide a roundabout based low-key traffic network. The extent of required works are
unable to be fully quantified, based on the applicant’s submitted assessment but would come at
significant cost and disturbance. Critically, the works are unplanned and not part of Noosa’s Local
Government Infrastructure Plan. If the cost of the works is borne by the applicant it may be
commercially prohibitive but there is a risk the applicant will seek their conversion to trunk
infrastructure, with costs borne by Council.
On balance, only limited need is apparent for the development and the applicant is not considered
to have demonstrated sufficient grounds exist to overcome the development’s statutory planning
conflicts and impacts.
It is recommended the application be refused.


RECOMMENDATION
That Council note the report by the Coordinator Planning to the Planning & Organisation
Committee Meeting dated 15 September 2015 and refuse Application No. MCU15/0106 &
OPW15/0001 for a Development Permit for Material Change of Use for a mixed use shopping
centre expansion and associated Operational Works situated at 28 Eenie Creek Road, Noosaville
for the following reasons:
1.   The development conflicts with the South East Queensland Regional Plan’s Desired
     Regional Outcome for employment because it will not diversify Noosa’s economy and
     sterilises land to be retained for long-term non-retail opportunities.
2.   The development fundamentally conflicts with The Noosa Plan’s intent for the site to provide
     for long-term non-retail employment growth and diversification.
3.   The development will have undesirable economic impacts on existing commercial centres.
4.   The applicant has not demonstrated an economic need for additional retail development in
     the Shire Business Centre.
5.   The development will have unacceptable impacts on traffic safety and traffic operations on
     Noosa’s road network.
6.   The development will necessitate expensive and disruptive traffic signals at two or more
     critical intersections within the network, which, without the subject development, can operate
     satisfactorily until well beyond 2026 with only minor upgrades to the existing roundabout-
     based system. Introduction of new signalised intersections to the local road network is
     contrary to Noosa’s desired low-key network character and planning intent and is not
     acceptable.




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