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Mcu 61-0081 Msj
Attached to the e-mail PM Submission Object - Mark Stuart-Jones MCU16/0081.
18-12-2016 The Assessment Manager Noosa Council Submission on MCU 16/0081 Multiple Housing Type 3- Retirement and Special Needs 28 Eenie Creek Road, Noosaville Part of lot 3 on SP246584 J & G Knowles and Associates Pty Ltd C/- Project Urban I object to the granting of approval for the above application on the following grounds – I am deeply concerned about the impacts of building a 90-bed aged-care facility on high quality designated koala habitat land, and the Noosa Plan should not be overlooked to accommodate this development. There are potential conflicts with the Noosa Plan 2006, notably specific outcomes O8 (max 1 storey), O16 (plot ratio), O89 (use), and O167 (use), of the Noosaville Locality Code, which direct the use away from the applicable zones. The application was also referred to the State Assessment and Referral Agency because it apparently exceeded the threshold for residential care facility in LGA population 2. The proponents maintain that these potential conflicts should be overridden due to the perceived need for extra aged care beds, of which there will be an apparent shortfall of some 251 beds by 2026. I understand that Noosa Council has acknowledged the shortage of aged care beds and the lack of suitable land for such facilities, but I maintain that approval of this application would set a precedent for future incompatible applications over areas set aside for Open Space/Conservation. The current zoning of the site covers two zones, Shire Business Centre and Open Space Conservation, the latter probably being due to the fact that it adjoins the Noosa National Park. The consultants, Core, and Cardno, apparently found no threatened species on the site, but I maintain that the site would be valuable as an adjunct foraging and roosting area for many species due to its boundary with the Noosa National Park. The Park is designated as Regional Ecosystem 12.9-10.1, containing high ecosystem diversity, and fauna would inevitably move back and forth. I have concerns that an aged care facility is intended to be built in such a location as it is included in the ‘medium bushfire hazard’ area under Council’s Noosaville Natural Hazard Bushfire Overlay Map, which covers land in all directions immediately adjacent to the subject site. Would there be the ability for speedy evacuation of the residents of the complex in the case of a bushfire, noting that the proposal is for a 2 storey building, and is a large complex of interlinked buildings?
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The consultants, Covey and Associates Pty Ltd, note that the site would be very vulnerable to a bushfire sweeping through the National Park, or approaching from the south. They note that there have been frequent fires of medium bushfire hazard severity in the area over the last few years. The proposals geographical location will impact on ecologically fragile Lake Weyba and Eenie Creek if approved through resultant loss of valued habitat, and flora and fauna, and will create storm water issues. A site nearby was refused a similar application a number of years ago under the Noosa Plan. The situation has not changed. There are a number of cleared sites consistent with the town plan available within Noosa's urban footprint that could provide the needed additional aged care facilities in Noosa. The 90 bed facility with 50+ carparks, plus emergency vehicle bay proposes access via the already busy roundabout on Eenie Creek Road and Walter Hay Drive. This will create further traffic pressures, resulting in the need for further infrastructure to cope with a large increase in use. I ask that these concerns be taken into consideration when assessing this application. If Noosa Council is serious about ensuring the sustainability of their koala population, and I can only assume that is the case as a Koala Conservation Plan has been written to do exactly that, then the ‘open space conservation zoning’ needs to remain in place. Sincerely Mark Stuart-Jones 244 Doonan Bridge Road Verrierdale 4562