Martoo Planning Report

                                                                                        proposal report




6.2 Noosa Housing Needs Assessment
Noosa Council as part of its preparation of a new planning scheme for Noosa commissioned a
Housing Needs Assessment to provide an understanding about the current housing situation and
trends. The report indicated that there appeared to be an under-provision of aged care places and
home care packages which did not reflect the current and future aged population. The Needs
Assessment includes the following comments and recommended actions:

       However it is clear that given the shortage of land for new retirement or aged care facilities in
       Noosa, there may indeed be a need to simplify and facilitate the redevelopment of existing
       facilities.

       Recommended Actions for Consideration:
       51. Existing suitable locations identified for potential Retirement and Residential Care
       Facilities be preserved.
       52. The level of assessment required for modifications and minor additions to existing
       retirement and aged care facilities be as low as deemed appropriate (e.g. in BCC these are
       code assessable).
       53. Small-scale commercial, retail and community uses in Retirement Facilities or Residential
       Care Facilities be included as consistent uses (e.g. in BCC these are code assessable).
       54. The zones within which aged accommodation facilities are permitted be reviewed and
       broadened if considered feasible to increase the options for finding sites for Retirement
       Facilities or Residential Care Facilities.
       55. Planning scheme provisions be considered which could provide opportunities for ageing
       in place such as the dividing of a detached house into two or more separate dwelling units or
       bedsits (depending on the location and site area) subject to compliance with building codes
       and fire regulations.
       56. Provisions for group houses or co-housing models that provide adequate independence
       as well as security for residents be retained and reviewed.
       57. Partnerships be considered with not-for-profit organisations to foster networks of people
       willing to share accommodation and potentially reduce existing barriers or fears in so doing.

As detailed in the Housing Needs Assessment, the proposed increase in beds and facilities on the
site will address a critical need for aged care facilities in the area. There is a clearly demonstrated
need for the additional facilities within the community and Noosa Care Incorporated is an
established provider with approved funds that can commence construction and operations in a
relatively short time frame.


6.3 Grounds for Approval
There are considered to be sufficient grounds to approve the development despite the perceived
non-compliance with the biodiversity overlay.

These grounds include:

   •     The entire site is zoned Community Services;
   •     The Noosa Plan incorrectly includes existing buildings and carparking areas on site in the
         Biodiversity Overlay;
   •     The proposed extension is consistent with the zone and the existing facilities on site;
   •     Noosa Care Incorporated has the funding to commence construction of the facility
         immediately following issue of relevant approvals;




       martoo consulting
       town planners + urban designers + development managers                                 page 20 of 24