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

10. Centres
The New Noosa Plan includes the following Centre Zones:
      Major Centre Zone (Noosa Business Centre and Noosa Junction)
      District Centre Zone (Cooroy, Tewantin and Noosaville)
      Local centre Zone (Pomona, Cooran, Kin Kin, Boreen Point and Peregain Beach)
      Neighbourhood Centre Zone (Bushlands, Hilton Tce, Quamby Place, Weyba Road, Sunrise Beach, Noosa Outlook)
The majority of submissions received related to the Major centre zones. Table 10.1 below includes submissions from the first round of consultation that relate generally to zone code provisions in the centres zones.
Submissions related to issues including zone precincts, framework and character plans, the level of assessment for specific uses in precincts, gross floor area caps for retail, zone precinct locations and boundaries, built form
provisions and car parking rates. Some of these recommendations were included in the 2nd Consultation on Significant changes. Submissions received in the 2nd round of consultation are in Table 10.2: Submissions Significant
Changes Consultation.
Table 10.1 Submissions First Consultation
    Submitter   Submission and Grounds of Submission                                                                              Planners’ Response                                                                                             Recommendation
    20867879    Major Centre Zone General Provisions:                                                                             The provisions including, acceptable outcomes, have been reviewed and are considered appropriate and           That no change be made to the New Noosa Plan as a result of this submission
                                                                                                                                  provide clear acceptable outcomes for a number of provisions. The planning scheme is a performance
    20867167    Consider drafting more quantifiable acceptable outcomes in the Major Centre Zone Code, such as building           based scheme and therefore it provides flexibility to achieve performance outcomes for developments.
                height, site cover, setbacks etc. to allow for greater certainty for applicants and Noosa Council and more
    20868181    acceptable development. The major centre zone code provisions are too prescriptive, particularly relating to      With such a large undeveloped site such as the Noosa Business centre, it is important to provide
    20867876    building height, plot ratio and site cover. It is suggested the site could carry additional building height and   opportunity to undertake further planning to ensure an appropriate outcome as well as providing an
                plot ratio to allow for greater flexibility.                                                                      opportunity for the community to have input into.
    20868822
                Consider the levels of assessment for major centres. For example those uses expected in centres and               Plot ratio has been determined to reflect the bulk and scale of developments in different precincts. In
    20868221    consistent with the purpose and overall outcomes should be code or accepted.                                      addition the plot ration for the Village Mixed use precinct has been significantly increased from the
    20868813                                                                                                                      current Noosa Plan.
                Discard plot ratio as a planning control or increase the plot ratio to 0.8:1 across all the precinct to support
    20868649    the intended diversity of allowable land uses.                                                                    Noosa has traditionally included height in storeys as well as metres to ensure that built form is consistent
                                                                                                                                  across the Shire.
    20866920    The reference to 3 storeys be removed as the height in metres is specified. Height should be increased
                where setback form the street and not readily visible.                                                            Under the current Noosa Plan 2006 the majority of the site would be a mix of 2 and 3 storeys. In the Draft
    20867696                                                                                                                      Noosa Plan the High Density Residential sites, gateway sites and Village mixed use precinct permit 3
                Building height to be increased to four storeys and 16m for gateway sites at the entrance to NBC off Walter       storeys and 12m in height. Likewise Noosa Junction is 3 storeys in height which is consistent with
                Hay Drive and to achieve both affordable and social housing outcomes in the HDR zone. The balance of              community expectations and councils long held position on building heights across the Shire.
                the site to be 3 storeys and 12m in line with Noosa junction, and up to 20m in the entertainment precinct to
                allow for cinema height.                                                                                          Consideration of some elements to protrude beyond setbacks can be assessed as part of an application.
                While the draft scheme allows three storeys in Sunshine Beach Road, four storeys would make                       With regard to setbacks on Sunshine Beach Road, there is flexibility built into the planning scheme to
                redevelopment more practicable to provide for key worker accommodation, create more of a night time               review these subject to a master planned approach to all properties identified.
                economy and population (which is beginning) and still create an active and attractive streetscape during the
                day.                                                                                                              Landscaping is required to provide some softening of the streetscape.

                Support the maximum building height however there should be provision for some elements to protrude if            Creative Industries, digital economy and similar uses described in the scheme are, as acknowledged in
                treated sensitively designed and appropriately incorporated into the built form and landscaped. E.g. lift         the submission are grouped into land uses defined by the planning act and as such office, shop and
                overruns, break out areas; roof top bars and associated facilities and services for this; structures that         service industries. The wording provides some further definition around the types of business that council
                support landscaping and urban gardens in roof top locations.                                                      would like to encourage in these land uses.

                Supports boundary and road setbacks, however the properties listed on the northern/eastern side of                The new Noosa plan has up-zoned significant land around centres, as well as enabling mixed use
                Sunshine Beach Road that have a 5.5m setback does not provide the necessarily flexibility for innovation,         development within all centres. This will increase residential density around and within centres.
                design of construction solutions to provide appropriate outcomes. Solutions could include volumetric titling
                or an easement to better achieve urban design outcomes.
                The 10% landscaping requirement can be excessive where council may also require pedestrian/cycle
                access within private land and some concessions could be flagged and/or allowance for hardstand areas
                provided for ‘public use’. The 2m minimum dimension is also problematic given existing built form. There
                should be some incentive for development to provide roof-top landscaping in the draft Noosa Plan as it is
                overlooked by surrounding development.
                The draft scheme refers to uses that are not defined in the draft scheme such as creative industries, artisan
                residences, digital economy type uses etc. These could be better identified as preferred uses so that it is
                clear under what circumstances Council is supporting these uses in the Noosa junction area. It appears
                that these uses are treated no differently in terms of development assessment levels when compared to
                other centres.
                Minimum density requirements for housing should be established for sites around the Noosa Junction and
                the Civic. The remaining Noosa Civic land should be opened up for even more residential accommodation.



Consultation Report - Consideration of Submissions on the New Noosa Plan                                                                                                                                                                                                                                                       Page 72