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

 Submitter   Submission and Grounds of Submission                                                                           Planners’ Response                                                                                             Recommendation
 20862111    Remove the retail floor space limit of 24,500sqm within the existing retail Precinct to allow the existing     and a transit facility.
             centre to evolve and adapt to market forces into the future, including the connection to the future Village
 20868664    Mixed Use precinct. Revise the amount of retail planned for the Village Mixed use Precinct from 7,500sqm       The Draft Plan states that any development in the Village mixed use precincts or any precincts
             to 15,000sqm and remove the size restriction for the second supermarket in line with market demand as          immediately adjoining this precinct requires the delivery of the road, transit facility and the open space
 20868181                                                                                                                   area amongst other things. This is to ensure that all key pieces of infrastructure are delivered in a timely
             identified by both Stockwell and Council’s economic needs assessment. (Refer Appendix C)
 20854841                                                                                                                   manner. This does not prevent development in other parts of the site the Innovation Zone or the High
             The New Noosa Plan under the Major Centre Zone for NBC nominates retail GFA caps for the retail                Density Residential and Business park precinct to the north of Hofmann Drive being developed.
 20867296    precinct and Village Mixed use precinct. This is not addressing the identified retail need for the community
             and is not allowing the NBC to fulfil its required role and function in the centres hierarchy as a Major       The site is currently designated and zoned for a business centre and the previous structure plan has
             Regional Activity Centre in the ShapingSEQ as it doesn’t allow it to respond to market demand and remain       provided for buffer areas which are zoned Environmental Management and conservation and will be
             competitive. The New Noosa Plan should be amended to increase the retail cap within the existing retail        retained as part of the New Noosa Plan. The site is not subject to flooding and any impacts will be
             centre and village mixed use precinct.                                                                         managed as part of any development application on the subject land.

             Remove stage 1 requirement to deliver Mixed use precinct, all of the internal road and commercial floor        The 3 storey height limit exists for this parcel of land in the current planning scheme and is considered
             pace given this restricts development in line with market demand. This upfront delivery will significantly     reasonable for high density housing in a major centre.
             impact the commercial viability of development within these precincts. The New Noosa Plan should be            As stated previously building height in Noosa has been measured through both storeys and metres.
             amended to enable the infrastructure to be delivered in stages when a proposed development is reliant on
             the infrastructure.                                                                                            The site has been significantly up zoned and it is considered appropriate to deliver a portion of social
                                                                                                                            housing as part of the overall development. In addition this is a major centre in Noosa with good access
             Concerned about environmental and amenity impacts from development of unused land at SBC (area marked          to transport and employment opportunities and considered a viable site for social housing.
             5F on Major Centre zone map. Need to retain a buffer to Hoffman Drive to screen new development.
             Concerned about potential and drainage and flooding impacts caused from future earthworks. Concerned           Further consideration of suitable methodologies will be investigated however the social housing trigger in
             about increase traffic volumes and congestion in Hoffman Drive.                                                the planning scheme is recommended to be retained.

             Object to 3 storey height limit, inconsistent with development plan granted.                                   Some revision of setback provisions have been considered as part of this review for the Noosa Business
                                                                                                                            Centre in the high density residential precinct. It is recommended that front setbacks for the third storey
             Delighted to see the 10% social housing requirement for the Major Centre zone sites. This is similar to        be reduced from 10m to 8m to allow for passive surveillance to the street.
             Queensland’s Priority Development Areas, to the State Environmental Planning Policy in NSW and overseas
             examples. However suggests for these sites height limits should be expressed in metres only (not storeys).
             A four storey building might be achievable without exceeding 12 metres and have minimal visual impact.
             Revise the mechanism for the provision of social housing to incentivize its delivery by removing the
             requirement to dedicate one in 1- dwellings I the HDR precinct for social housing. Incentives could include
             an additional storey where social housing is delivered, along with reduced development application fees and
             infrastructure charges.
             The interpretation of “contribution” is unclear and needs to be clarified as to what would meet the code
             requirement. The definition of “social” housing might also need review to ensure a mix of low-cost housing
             options can be delivered under different models for different levels of hardship. However submitter asks
             that the use of multiple housing (where including small dwellings) be reduced from impact assessment to
             code assessment on the sites where it is clearly the preferred use.
             Review plot ratio and setback provisions across the centre to allow for more flexible approach to
             development.
 20868814    Noosaville District Centre:                                                                                    Car parking and transport – The need for low-rise multi level car parking in Noosaville is not envisaged in    That no change be made to the New Noosa Plan as a result of this submission.
                                                                                                                            the life of this scheme as current levels are considered manageable. The car parking In Lieu policy will
 20865537    Car Parking and transport - As Noosaville has become more populated and attracts more business and             also assist in managing future car parking issues with a focus on reducing car use and promoting public
             visitors over time, the pressure on available parking resources is becoming overloaded. Suggested              and active transport in the longer term.
 20868645    solutions to make provision for several low-rise car parks that are aesthetically appealing throughout the
 20866633    Noosaville area. Funding could be obtained by selling council land to a carpark operator and minimal fees      The provision of solar lighting is not considered a Planning Scheme Issue, however this can be managed
             charged or free parking permits available to residents with a small charge applied to their rates.             outside of the scheme as part of an overall review of the Foreshore Park along Gympie Tce as part of a
                                                                                                                            place based approach to local areas.
             Local Government Infrastructure plan – The NBA with the support of Tourism Noosa, believe there is a
             large untapped benefit to businesses and the broader community, with the possibility of leading a project to   The Homemaker Centre provides for large format retail and bulky good showrooms in Noosa along with
             install unobtrusive solar lighting and boardwalk upgrade along Noosaville foreshore paths and walk ways.       the NBC and Gibson road. It is not recommended to include showroom as an acceptable development
             The NBA believe that funding for such an infrastructure project could be obtained through a combination of     along with shops, food and drink and offices if in an existing building due to differences in car parking
             Federal/State government funding and a levy raised by Noosaville rate payers.                                  rates.
             Proposes minor wording change to the Tables of Assessment, including:                                          It is not recommended to permit the creation of additional tenancies as accepted development as car
                                                                                                                            parking would still need to be assessed as previously assessed at a lower car parking rate (1 per 50m²
             •     ‘showroom’ added as an already approved use for changing uses to either Health Care Service ,            for a showroom). In addition further breaking up the tenancies would reduce the supply of suitable sites
                   Office Shop and food and drink uses.                                                                     for large format retail in the Noosa Region.
             •     The wording ‘18 Thomas Street, Noosaville (Noosa Homemaker centre’) is removed from the
                   provision about not creating any additional tenancies.                                                   The inclusion of the GFA requirement to allow a DDS less than 2000m² is not justified as the Plan has no
                                                                                                                            minimum GFA for a Showroom and the largest tenancy is approximately 1,500m² and has existing
             •     ‘the use does not consist of a discount department store (>2000m²)’ is included within the accepted      approval as retail type 2 (Shop).
                   and code assessment provisions.
             Plot ratio for the homemaker Centre to be 0.5:1                                                                It is not recommended to reduce the plot ratio for the site. The proposed 0.5:1 would allow for an
                                                                                                                            additional 2,675m² of development on the site which require additional car parking on the site. It would
             37 Gibson Rd, Noosaville: Support the inclusion of the subject site in the District Centre Zone – Health and   therefore reduce the opportunity for large car parking and landscaping with any further development on
             wellbeing Precinct at Noosaville as this reflects the existing use son the site approved under the MCU         the site. The Noosa Fair Shopping Centre at Noosa Junction has retained the same sliding scale as



Consultation Report - Consideration of Submissions on the New Noosa Plan                                                                                                                                                                                                                                                  Page 74