2017-02-07 Planning and Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA   7 FEBRUARY 2017




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PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                              7 FEBRUARY 2017

              PROJECTED DWELLING NUMBERS FOR NOOSA SHIRE
              ShapingSEQ projects that Noosa Shire will require 8,100 new dwellings (from 2011) to
              accommodate 9,500 additional residents (from 2015) with declining occupancy rates, up to
              2041. These are split into allocations for ‘greenfield’ and ‘infill’ areas within Noosa Shire.
              The coastal area is classed generally as infill and the balance of the shire is greenfield.
              Specifically 3,500 dwellings are intended for greenfield and 4,600 for infill. While Council is
              accepting of the forecast total number of population (63,000 at 2041) and dwellings (32,350
              at 2041), it considers the allocation of dwellings split between greenfield and infill locations
              should be adjusted to 2,000 and 6,100 respectively.

              Council and Unitywater have separately discussed with the Department of Infrastructure,
              Local Government and Planning the Demand Modeller and Tracking Tool (DMaTT)
              developed by Unitywater for the purposes of projecting dwelling capacity and projected
              take up of development opportunities. DMaTT concludes the current Noosa Plan has the
              capacity to provide a total of 35,036 dwellings. This is 3,000 in excess of the total number
              sought by ShapingSEQ. Importantly the model concludes that the balance of dwellings
              between 2014 and ultimate development for greenfield and infill locations is 1,753 and
              6,618 respectively, which is the basis for Council’s submission.

              Although a shortfall is indicated in the greenfield area between 1,753 identified by DMaTT
              and the 2,000 requested above, the commencement dates are different, being 2014 and
              2011 respectively. Council accepts the capacity of The Noosa Plan is theoretical and not all
              land will necessarily be developed to its capacity. Also the total dwelling number includes
              dwellings used for ‘visitor only’ accommodation. However ‘visitor only’ accommodation is
              only a small proportion of the dwellings forecast in the greenfield area (137 dwellings).

              For the infill area Council is aware of the Department’s expectation that theoretical dwelling
              capacity is to be discounted for vacant land, constraints associated with small parcels and
              that owners may choose other outcomes. On the other hand, the DMaTT modelling does
              not account for new secondary dwellings which will be significant in number over the next
              25 years. Visitor accommodation is also difficult to quantify given nearly all dwellings are
              self-contained and capable of being used for either visitor or resident use at the choice of
              the owner.

              Council has commenced the process of preparing a New Noosa Plan and has produced a
              Discussion Paper for the purpose of community engagement generally about future land use
              and development in Noosa Shire. A copy of that Discussion Paper is included with the
              submission and it includes ideas for increasing opportunities for new dwellings in central
              locations where there is greater access to services and infrastructure. While this is not yet a
              formal policy commitment, it is clear that there are more significant opportunities for new
              dwelling opportunities in the infill areas compared to the greenfield areas. Further
              discussion on dwelling numbers with the Department is anticipated in the development of
              the New Noosa Plan.

              Council supports the approach of projecting development growth in the manner that
              distinguishes existing major urban areas (infill) and the balance areas (greenfield). However
              there is potential for confusion in the community with the terms infill and greenfield. For

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