2019-12-11 SM Agenda - Item 1 - Attachment 1 DRAFT 20191202-Noosa Plan Consultation Report

 Submitter   Submission and Grounds of Submission                                                                                 Planners’ Response                                                                                         Recommendation
                  Street                                                                                                          Delorme Street has a road reserve of some 15 metres in width with a pavement width of
             •    The lots on the northern side of Safari Street will be adversely affected by increased noise and loss of        approximately 7.5 metres. Council’s Infrastructure Design Services advise the street has capacity
                  privacy from new units to the rear.                                                                             for the proposed rezoning and construction of a sealed pathway could occur as development is
                                                                                                                                  taken up.
 20835873    Owners within Delorme St object to propose change of zone for the following reasons:
 20837332    •    Extra dwellings will increase street parking. The street is only 7.8 m wide and there is no paving on the
                  street verges for pedestrians. Increased cars parked on both sides will provide only one carriage way
 20842924         for vehicles in the street and decrease safety for pedestrians. Many residents from streets further up the
 20865177         "Cooloola Estate" use Delorme Street as a quiet street in order to access Noosa Junction and the bus
                  station by foot.
             •    Existing residents do not want to see the quiet cul-de-sac developed with a greater density of dwellings
             •    Most of the current residents have bought into the street because it is a quiet street, especially during
                  the night. Extra dwellings and an increased street population will change this character of the street.
             •    Extra dwellings and increased roof area will increase street runoff and pollution. The street already
                  suffers from deterioration due to runoff and turning vehicles at its lower end.
 20867592    Owner of 3 and 7Serenity Close seeks a greater variety of residential accommodation types, in addition to            The site has long been identified for a tourist resort. The 1987 Strategic Plan identified a Tourist       That no change be made as a result of these submissions
             visitor accommodation, including retirement and residential care accommodation and a small proportion of             Facility Growth Area generally in this vicinity of Settlers Cove and the 1997 Strategic Plan was more
             permanent accommodation on the land as supported by surrounding residents and the local community.                   specific in identifying the parent parcel of the Settlers Cove development as one of the sites to be
                                                                                                                                  protected for resort development. The Noosa Plan 2006 specifically says that Multiple Housing
             Submission draws from the Housing Needs Assessment which identified the accommodation needs of the                   (permanent residents) is inconsistent and not located in the Settlers Cove resort site (Part of Lot 603
             ageing population of Noosa Shire be identified as a priority, and affordable and appropriate aged                    on SP188270 identified as Lots 10 & 11 on Plan 1128 RHD OA Amendment A prepared by Ken
             accommodation, particularly options that allow ageing in place, be facilitated and encouraged.                       Hicks & Associates and dated 23 July 2004). It specifically says this site will be developed for Visitor
             Submitter acknowledges that tourist accommodation is a competing priority for Noosa Shire however existing           Accommodation.
             short-term accommodation facilities are far from capacity throughout the year, including during peak holiday         The land is part of an overall subdivision approval granted for Serenity Close and Banksia Avenue,
             times. This site is not considered suitably located to provide purely tourist accommodation given the potential      which included a combination of high density and detached housing lots, with large balance areas of
             impacts to existing residential development, namely the added stress on the existing transport infrastructure        environmental corridors and sensitive land dedicated and protected as public conservation land,
             associated with a high density, short-term tourist accommodation development. Its location deep within an            parkland and drainage reserve.
             established residential precinct limiting the overall exposure of the development from main roads and
             desirable tourist destinations, further increasing the uncertain economic viability to develop the site for short-   An application for a resort was approved by the Sunshine Coast Regional Council in April 2010. The
             term tourist accommodation.                                                                                          approved development consists of 109 x two and three bedroom units of which 90 are dual-key and
                                                                                                                                  can be separately let (total of 199 units). Traffic, car parking and the local road and pathway network
             The existing road network inadequately supports the existing traffic volumes, with residents experiencing            were all considered with assessment of the development application for the resort.
             congestion and lengthy delays when navigating to and from home. In close proximity to Noosa Junction, and
             accessibility via a single road access (Serenity Close), the residents within Settlers Cove already experience       While the Housing Needs Assessment did suggest the accommodation needs of the ageing
             the existing stress on the transport network without the further development of the site for tourist                 population of Noosa Shire be prioritised and that affordable and appropriate aged accommodation,
             accommodation.                                                                                                       particularly options that allow ageing in place, be facilitated and encouraged, it also specifically
                                                                                                                                  recommended that the remaining ‘tourist only’ resort sites be preserved and holiday resorts be
             Pedestrian and cyclist safety is another concern of the local residents as the existing transport network does       reserved for short-term visitor accommodation rather than permanent residents.
             not provide sufficient pedestrian footpaths and cycle lanes. With the greater level of vehicle numbers
             introduced to the local roads associated with tourist accommodation, pedestrian and cyclist safety will be           Economic benefits of the tourism industry include employment in the accommodation sector, retail,
             further compromised.                                                                                                 personal services, health and wellness, local food and beverage producers, restaurants, events,
                                                                                                                                  outdoor recreation, nature based experiences etc. It remains one of the priority sectors for the
             The current market indicates that there is a more urgent need for retirement and aged care accommodation             Noosa economy. Noosa as a destination would benefit from a new fresh high quality
             and a retirement and/or aged care development will result in a more appropriate and markedly reduced level           accommodation product. Renovation and refurbishment of existing stock does occur but this is
             of traffic generation.                                                                                               difficult on strata titled premises where each unit is individually owned. The construction of new
             Land owner is working closely with providers of quality 5-Star Retirement and Aged Care. They have                   products is important and opportunities for this are very limited.
             expressed their interest in the development of the subject site for a combined luxury retirement and low care        The proposal put forward by the land owner is predominantly further high end residential dwellings,
             aged care facility. Such a facility would be based around a central community facilities building that will          which while may be compatible with existing settlement in the street is not considered the optimum
             provide village amenities as well as central health care and administration services. The retirement                 use of the land consistent with the long term intent.
             accommodation product will typically consist of large 2 bedroom luxury units that are designed to meet
             platinum performance levels for Liveable Housing Design, and will complement the existing stages of the              For reasons outlined above, while the demand for small dwelling units, residential care and housing
             Settlers Cove development. A variety of other unit formats will be provided that will meet more care                 for key workers is there, this site has been committed for visitor accommodation for some 15 years.
             dependant resident’s requirements. The facility will also include a small number of Short-term
             accommodation units that will cater for a variety of visitor family accommodation, respite temporary                 Approval has already been given for a resort and it is ultimately up to the owner whether they act on
             accommodation as well as interim placement accommodation. A proposal design (concept master plan) has                that approval or seek approval for a smaller or lower density visitor accommodation product.
             been developed and is provided with the submission. The proposal includes 178 x Independent Living Units
             (2 bedroom), 16 x Medium Care Units (1 bedroom) and 44 x Short-term Accommodation Units (2 bedroom).
             The design achieves a residential density of 397 equivalent dwellings per hectare, similar to the previously
             approved Resort Development which was approved with a residential density of 391 equivalent dwellings per
             hectare.
             The general consensus of the local residents is that development of the site as a resort development will
             exacerbate the existing traffic congestion and pedestrian safety as well as adversely impacting on the
             residential amenity. The preference of the local community is to see the site developed at a lower density and
             scale with support for retirement and aged care and/or low to medium density permanent residential




Consultation Report - Consideration of Submissions on the New Noosa Plan                                                                                                                                                                                                                               Page 128