NOOSA CIVIC submission

            •   gross floor area in Precinct B1 (O106).

The grounds provided by QIC are not considered to adequate address the preferences in the
Noosaville Locality Code and even provide a convincing justification that the proposal can
address the Specific Outcomes as relevant to these Probable Solutions.

The Specific Outcomes are identified for the SBC precincts in Division 24 - Table 11.21 of
The Noosa Plan 2006. The QIC development application for Precinct E1 fails to comply with
consistent uses listed under Section 11.38 of Table 11.21 and among other things, proposes
uses which are deemed strongly inappropriate. Refer to Table 1 in Ground No. 2 above.

In addition to inconsistent uses detailed under Section 11.38 on The Noosa Plan 2006, the
QIC development application does not propose Precinct E1 to form a key employment node
for new knowledge industries in any form, noting the northern section to be developed for
civic purposes. Consequently, the QIC development application does not comply with Specific
Outcome (O123) and or with Probable Solution (S123.1).

This blatant disregard for The Noosa Plan 2006 sets the scene for the QIC proposal being
developed and operated in a manner that blatantly disregards other environmental, economic,
cultural, social and aesthetic values of the local community.


   5.   The QIC development application has failed to demonstrate a current need for
        the specific development as proposed and as such its proposed scale and
        nature of development is considered premature.

The QIC development application relies on an inventive application of demographics and
statistics in an attempt to justify both the proposed retail uses and their respective sizeable
GFAs.       The catchment areas have been extended as have such considerations on the
permanent GFA being vacant. The needs analysis provided by QIC in an effort to support the
nature and scale of retail development being proposed is considered flawed.


   6.   The QIC development application will undermine the strategic planning
        principles in The Noosa Plan 2006 and result in the imbalance of development
        of the different localities.

The proposal will disrupt the balance of development between localities and land uses in the
Noosa local government area. The QIC development application has made no attempt to
properly consider or coordinate with other retail localities in the Noosa local government area
other than to simply draw as much retail trade as possible from these areas. These other
retail areas and other commercial, residential and industrial areas need employment
opportunities of the nature planned for this site to provide a balance for development and
create a more stable ecomony. The QIC development application provides no balance of
development and in fact distorts existing development.


   7.   The QIC development application if developed as proposed, will result in a
        shortfall of land identified as being acceptable for development for those
        employment related uses intended for Precinct E1 in the SBC.

It is considered responsible strategic planning to identify sufficient land that is appropriately
positioned and with attributes appropriate for those uses in the SBC in The Noosa Plan 2006.
There are a range of considerations that identifies if such land is available and suitable for the
appropriate development of such land uses. These considerations includes, but are by no
means limited to: - location, land tenure, land area, access or the ability to be feasibly
connected and serviced by all necessary community infrastructure, environmental constraints,
compatible existing or likely future surrounding land uses. The QIC development application if
developed, will severely limited the ability for the Noosaville locality and in fact the whole of
the Noosa local government area, to provide uses which are considered essential for a more