2021-09-13 General Committee Meeting Agenda

GENERAL COMMITTEE MEETING AGENDA                                                  13 SEPTEMBER 2021


      PO39 Where residential development is proposed it is provided for in a mixed use building with
      small dwellings, where such activities are ancillary to and support the predominant business
      functions of the zone.
While the proposed development provides a mix of residential units and commercial, the proposal
does not support the predominant business functions of the District Centre with only 186m² of
commercial gross floor area (plus amenities) compared to 1515m² of residential gross floor area.
The application proposes to use valuable commercial, centre zoned land, for primarily a residential
purpose which erodes the business and employment function of this land and the greater Tewantin
District centre zone.
It is acknowledged that while there is a need for small dwellings to provide housing choice and
diversity within the Noosa Shire, the Planning Scheme code provisions are clear that Tewantin
district centre zone is retained predominantly for business and employment purposes. There is also
significant areas in Tewantin zoned for dwellings units that would be suitable for small dwelling units.
The proposed mix of business and residential is therefore contrary to the scheme provisions for the
site.
The applicant has stated that, when compared with the overall mix of development in the Tewantin
District Centre Zone as a whole, the amount of residential development is considered ancillary.
However when taken in the context of Doonella Street or the subject site, the mix of residential to
commercial uses is not considered ancillary and in fact will be the dominant character of the site and
the street.
Comments from Strategic Planning advise that the reference to “predominant business functions of
the zone” does not necessarily mean just when compared to the nature of all development within the
“zone” area. It could also refer to each individual development contributing to the overall predominant
business function of the zone. If the former was case then this could set a precedent whereby each
development could include predominately residential uses and overtime this could have a cumulative
impact on and erode the overall business nature and purpose of the District Centre Zone.
Strategic Planning further advises that “Council is currently reviewing the housing needs of the Shire
and contemplating ways to advance housing choice through various means including potential
planning scheme amendments. Mindful of the need for more small modest units close to the activity
centres, one potential change being contemplated is the amendment of zoning to this subject land
and other land facing Doonella Street owned by the State and Council. This change would be on the
basis that Council would seek the delivery of some social housing, as is the intention at other centres
as well. It is considered that for a development of this scale 3 or 4 residential units should be available
for rent through a social housing provider, secured through a long term head lease arrangement.
If all units are just released for sale through the open market it is not considered any particular benefit
for housing affordability is made, and there would be no community benefit and justification for not
meeting scheme requirements. “
Council in March 2021 resolved to prepare amendments to the Noosa Plan 2020 and update the
Noosa Council Housing Needs Assessment with regard to the local housing situation and trends.
As part of the amendments, it is proposed to amend the zoning of this site to Community Facilities
Zone and annotate the site to provide for small dwellings ‘that incorporate affordable housing and
social housing for permanent residents’. The proposal accords with this intent but only where a
number of units are secured through a housing provider to deliver a real social housing outcome and
avoid the units being rented or sold on the open market.
It is noted that social housing means housing made up of public and community housing, that is
owned and run by the government or a not for profit agency (as the provider) for people on low
incomes or with special needs.
In the proposed scheme amendments, it is proposed to change the definition to:
Social housing means housing for a residential use, other than crisis accommodation, that is either
provided by:
     The State as public housing, as defined in the Planning Regulation 2017; or

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