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

 21003254   Owner of 27 Attunga Heights reaffirmed original submission.                                                        This submission is not in response to a significant change. It has been responded to in the round one       That no change be made to the New Noosa Plan as a result of this submission.
                                                                                                                               submission Table 18.1.
            Requests Council give due consideration to the site specific and detailed analysis of matters of site constraint
            that were completed as part of the recent development application process to inform an appropriate zoning of       It is acknowledged that analysis have been provided for various site constraints as part of a live
            the subject land, including: -                                                                                     application but the proposed location in the south western part of the lot is considered the most
                                                                                                                               appropriate area to maintain environmental values of the land, site stability, visual amenity and post
            (a) Ecological Values;                                                                                             development servicing.
            (b) Slope Stability;
            (c) Visual Amenity;
            (d) Bushfire hazard management; and
            (e) Site servicing and infrastructure capacity.
            Also requests that consideration be given to the scale and density of development (i.e. site cover, plot ratio,
            population density and building height) that is reflected in the ‘active’ development applications in respect of
            aligning the most suitable zoning category within The Draft New Noosa Plan
 20993387   The submitter raises concerns regarding that The Noosa Plan zoned the land abutting 27 Attunga Heights as          The advertised ‘building envelope’ is considered the most suitable area of the site for development,        That no change be made to the New Noosa Plan as a result of this submission.
            Detached Housing and Open Space Conservation which restricts the density around the submitter property to          given the constraints. This protects the most sensitive part of the land for environmental
            approximately 1 dwelling. The draft Planning Scheme proposes Medium Density Residential adjoining the site         conservation while allowing for development at the least constrained part of the land. The height of
            which significantly increases the density of dwellings adjoining the submitters property. The development          the buildings has been reduced for development to 8m and 2 storeys rather than The Noosa Plan 3
            does not accord with the key outcomes to retain the Noosa Hill as a vegetated backdrop and building height         storeys and 12m.
            and scale is subservient to the natural landscape.
                                                                                                                               1)   The zoning is Medium Density Residential where the front setback to the street is 6m and side
            1)Should the NNP zoning on #27 Attunga Height be passed, must the owner include a 6m front boundary                     setbacks are 1.5m to the first storey and 2m for the second storey.
            setback to building edges ... or does an existing building within 4m of setback allow new building/s to meet
            this same relaxation at 4m?                                                                                        2)   There is no opportunity under the draft Noosa Plan for buildings or structures to be higher than
            2) Is it possible that the proposed new zoning and the new 'triangle' building location/s (on Southern front            8m above the natural ground level and 2 storeys in the Medium Density Residential zone.
            boundary which are an amalgamation of 3 existing permissible building locations) could allow one                        There is an opportunity for a Retirement Facility and Residential Aged Care Facility but these
            significantly large building greater than 8m roof height? eg a retirement village or similar?                           would be required to comply with the built form provisions in the draft Noosa Plan, meaning that
                                                                                                                                    the building would have to be 2 storeys and no greater than 8m above natural ground level and
                                                                                                                                    not in the form of 1 large building. It should be noted given the constraints on the land it is
                                                                                                                                    unlikely that any sort of retirement or residential aged care facility would be constructed.
 21005736   Support and acknowledgment is noted for the proposed zone change for Noosa Springs and the 3 storeys               The subject area is located within proximity to Unity Waters Sewerage Treatment Plant, it is a key          That:
            and 12m building height made by Council. However, the land owner suggests the extent of the zone change            consideration that any development in this vicinity considers this proximity and is located well out of
            ‘does not go far enough to assist in the establishment of a proposed 5 star Boutique Hotel’.                       any potential impacts from associated odour to avoid any future amenity concerns or reverse                 •       the Urban Boundary be amended to reflect the area around the Tourist
                                                                                                                               amenity issues.                                                                                                     Accommodation zone on Lot 4 SP178340 (Precinct G); and
            The submission requests extending the boundary of the Tourist Accommodation zone to incorporate the
            whole of Precinct G (Lot 4 Sp178340) as part of the ‘significant changes’ process. This would reduce the           State Planning Policy – emissions and hazardous activities items (5) and (6) requires the protection        •       the Land use Category of Urban Area on the Strategic Framework map reflects the
            extent of the Recreation and Open Space zoned area of the lot.                                                     of existing facilities such as STP’s from encroachment of land uses that would otherwise impact the                 same size of the Tourist Accommodation zone on Lot 4 SP178340 (Precinct G)
                                                                                                                               ability of the existing use to function effectively and safely - The SPP also indicates that incompatible   •       no further change be made to the extent of the Tourist Accommodation Zone
            The Submission also seeks a change to the Urban Area in the Settlement Strategic Planning map to                   uses are located to avoid adverse impacts.
            incorporate the area zoned as Tourist Accommodation as it is currently in Major Recreation Area of the Land
            Use Categories.                                                                                                    Councils Environmental Health co-ordinator has undertaken a preliminary review of the submitted
                                                                                                                               odour assessment and considers that further information would be required to demonstrate accuracy
                                                                                                                               of the provided odour outcomes. Therefore the information provided is not sufficient to amend the
                                                                                                                               zone to incorporate land that is closer to the STP.
                                                                                                                               The submitter provided a preliminary visual analysis to support the proposed boutique hotel. Given
                                                                                                                               that no peer review has been undertaken, no certainty can be placed on this analysis until such time.
                                                                                                                               No change to the Tourist Accommodation zone is supported as there is a potential risk to community
                                                                                                                               health and safety, from potential impacts of emissions from STP and reverse amenity concerns
                                                                                                                               should the zoning be changed. The submitter has not sufficiently justified to Council that the change
                                                                                                                               in zoning would meet the relevant provisions of the SPP.
                                                                                                                               The Urban Boundary (shown on the zone map) was amended in error to include the whole of Lot 4
                                                                                                                               SP178340 (Precinct G) as part of the ‘significant changes’ rather than snapped to mimic the change
                                                                                                                               to the additional area zoned as Tourist Accommodation located in Precinct G.
                                                                                                                               As part of the significant changes, there was a conflict between Councils GIS system and the PDF
                                                                                                                               mapping. The GIS indicated the Urban Area completely covering the Tourist Accommodation zone,
                                                                                                                               whereas the PDF mapping did not include the Urban Area covering the Tourist Accommodation
                                                                                                                               zone.
                                                                                                                               The intent is to include all urban development such as the Tourist Accommodation zoned areas in
                                                                                                                               the Urban Areas (shown on the Strategic Framework map.




Consultation Report - Consideration of Submissions on the New Noosa Plan                                                                                                                                                                                                                                                       Page 132