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

Table 19.5: Submissions on Second Consultation
 Submitter   Submission and Grounds of Submission                                                                                  Planners’ Response                                                                                         Recommendation
 21003869    The current Noosa Plan 2006 includes 40 Park Cres Sunshine Beach in the Eastern Beaches Locality, which               Submission is not responding to a significant                                                              That zoning map ZM-14 within schedule 2.3 of the New Noosa Plan include all the following
             includes Overall Outcomes that support multiple housing forms that contribute to a high level of residential          change but objecting to provisions in the draft                                                            properties within the High Density Residential Zone:
             amenity. The draft New Noosa Plan includes the site in the Medium Density Residential zone. The submitter             scheme released in February.
             objects to the proposed changes that reduce building height, reduce allowable gross floor area and prohibit a                                                                                                                    •    36 Park Cres,
             dwelling house on the site.                                                                                           In the 1985 Planning scheme the eastern side                                                               •    38 Park Cres
                                                                                                                                   of Crank Street, extending around to Park
             The Attached Housing zone details a maximum height of 3 storeys and 12 metres. The Medium Density                     Crescent (specifically 1-23 Crank Street, 6                                                                •    40 Park Cres
             Residential zone details a maximum height of 2 storeys and 8 metres.                                                  Webb Road and 36-40 Park Crescent) were                                                                    •    The Colonnades, 23 Crank St
                                                                                                                                   all in the Residential Low Density Zone which                                                              •    21 Crank St
             The Attached Housing zone supports the development of units for permanent or visitor accommodation in the             was limited to 2 storeys and 8 metres in
             area. The draft New Noosa Plan goes further, to prohibit a dwelling house on the site.                                                                                                                                           •    19 Crank St
                                                                                                                                   height. All but 5 of these properties are
             The current plot ratio is 0.6:1. The draft New Noosa Plan reduces the gross floor area to 0.4:1.                      divided by Building Unit Plan, having multiple                                                             •    Ocean Terraces, 15 Crank St
                                                                                                                                   owners. Indeed all of the eastern side of Park                                                             •    No2 Webb Rd, 6 Webb Rd; and
             The proposed reduction in height unfairly restricts development on the site compared to the surrounding               Crescent is limited to 2 storeys and 8 metres
             development in Crank Street and Park Crescent which includes established 3 storey developments. Two storey                                                                                                                       •    Craiglea Lodge, 1 Crank St
                                                                                                                                   in height and because of the slope most
             development on the site will not be consistent with the surrounding 3 storey and 12 metre high development.           buildings on the eastern side of Park Cres
             The site is constrained in terms of slope and size. These constraints require any development to be designed          actually only present as one storey to the
             to step down the site. The proposed changes will significantly impact on the ability of the site to support unit      street. The western side of the street is
             development as desired by Council as the floor areas will not be able to be contained within the proposed 2           different and was traditionally in a higher
             storey and 8 metre height limits. The proposed changes dramatically reduce the value of the site. The                 density zone which allowed for 3 storey
             reduction in gross floor area provisions combined with the reduced height will result in a squat building design      development up to 12 metres in height. The
             that will extending across the site rather than a taller slimmer profile available under the current requirements.    units to the west of Park Crescent and Crank
             Request Council amend the Draft Plan so that the areas previously included in the Attached Housing zone are           Street achieve ocean views over the lower set
             included in the High Density Residential zone and are afforded a height of 3 storeys and 12 metres and a gross        buildings to the eastern side of the street.
             floor area of 0.6:1.                                                                                                  Through the life of the Noosa Plan (2006 - the
                                                                                                                                   present) the subject site and others on the
                                                                                                                                   eastern side of Crank St and Park Crescent
                                                                                                                                   have, as pointed out the ability to develop to 3 storeys.
                                                                                                                                   A 3 storey duplex has recently been constructed on 38 Park Crescent immediately adjoining the
                                                                                                                                   site. Given topography it has had to step down the slope and only presents one storey to the street
                                                                                                                                   so there is no impact on properties over the road.
                                                                                                                                   In all likelihood there remain only 4 properties in this stretch that would be redeveloped as the others
                                                                                                                                   already accommodate titled multiple dwellings.
                                                                                                                                   The submitter and other land owners between 36 Park Crescent in the south and 1 Crank Street in
                                                                                                                                   the north were not specifically notified of a zone change in February because The Attached Housing
                                                                                                                                   Zone and the Medium Density Residential Zone are not significantly different for most areas. Given
                                                                                                                                   the unique circumstance of this strip however the change has reduced their allowable height by a
                                                                                                                                   storey (4 metres) as well as their plot ratio, even though it has increased allowable site cover.
                                                                                                                                   It is considered appropriate to apply the equivalent zoning to all this strip being the High Density
                                                                                                                                   Residential Zone.
 21006889    The Retreat Beach Houses, 390 David Low Way - We are extremely disappointed in the outcome to not re-                 Submitter’s concerns are noted and they are clearly not alone amongst resort managers. Comments            That no change be made to the New Noosa Plan as a result of this submission
             zone this premium tourism site as “Visitor Accommodation”.                                                            are acknowledged about the value of purpose built accommodation to the economy and the tensions
                                                                                                                                   about mixing permanent residents and visitors.
             We request that action be taken to ensure that accommodation for visitors is protected.
                                                                                                                                   There are many unit complexes that were built specifically as visitor accommodation and individual
             We noticed that a reason not to change the zone was because of the owners belief that capital value will be           units have interchangeable existing use rights to be occupied permanently or short-term.
             less – this is in fact the opposite – the resorts that have permanents living with tourists and owners living on-
             site are the ones that depreciate in value as the owners do not re-invest into the property. The ones with the        Not all sites used for both permanent and visitor accommodation have been included in the Tourist
             higher value here are those in the holiday letting as they not only have an income, they are well maintained,         Accommodation Zone Existing use rights are in place for this site and it is not at the current time
             constantly refreshed and renovated to attract greater returns both as holiday income and capital growth.              zoned specifically for visitor accommodation, nor has it been in the past. It is suggested no further
                                                                                                                                   change be proposed at this stage.
             If the region can work together and save these beachfront resorts from becoming “nursing homes”, then there
             is a chance that it can be sustainable by bringing interstate and international money to local business that are
             currently making it such a unique and vibrant place for locals and visitors. Please re-zone the area to save the
             local economy and thus prevent the region from collapse.
             Please do not abandon this – with the thought that it is all too hard – as if you do there is such a high risk that
             the region will suffer and many local business will become unviable. Please see the attached flow chart showing
             where money goes within the community and the tally below of our last year’s contribution to the local economy
             (this is just what we put back in – not what our guests spend in the region).
             Noosa tourism does have some stats on visitor spend.




Consultation Report - Consideration of Submissions on the New Noosa Plan                                                                                                                                                                                                                                                        Page 136