PM Submission - Elaine Dyson - 132008.176.05

Subject: Submission regarding development application no. 132008.176.05
From: Mark Dyson
Date: 2023-08-11T23:23:30+00:00
To: Mailbox Council Mail

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Ms Nadine Gorton
Assessment Manager

Dear Nadine and Noosa Council Planning,

Re: Application Number 132008 176 05

As a homeowner and resident in Grant St I would like to offer my feedback and suggestions for Council to consider with this painfully long-drawn-out development application. From the information available both on the Council website, on the web and local newspaper coverage it would seem the only people supporting the approval of this latest incarnation is The Noosa Junction Business Association, anticipating increased visitor business and CBD Settlers Cove Pty Ltd who in 2003 were granted permission for the development of high density and detached housing at the Settlers Cove location. Six years later they sort permission to include a resort with multiple dwellings for 109 and accommodation (boutique hotel?) for 90.

It is noted that this was not popular with Noosa Council then and I believe still faces strong opposition. It took the amalgamation with the Sunshine Coast Council to push this through with conditions.

The response from Council was negative in the latest round of approval permissions.
Excerpt from Planning and Environment Committee Report – 11 Oct 2022
“The application for an extension to the currency period for 132008.176.04 which approves a Material Change of Use - Resort Development comprising a Multiple Dwelling (109 Dwelling Units) and Accommodation Building (90 Accommodation Units) and Ancillary Facilities is recommended for refusal. The existing approval is over 14 years old and was approved under a Superseded Planning Scheme that has since undergone a significant review twice. Whilst the intent of the site for use as a resort has not altered under the Noosa Plan, State legislative requirements and mapping regarding Koala and Bushfire have altered ….
The surrounding area has also experienced significant change since approval of the development and due to the extended time frame a significant portion of the current community may not be aware of the development or have had the opportunity to comment on the proposal.”
Community involvement
I agree as a homeowner and resident who lives in Grant St designated ‘Local Traffic Only’ The area may not have been residential 14 years ago, but it certainly is now. Talk to any of the residents on Coral Tree, Jan St, Banksia Ave Nth & Sth as well as Grant St and they are upset that as residents who will be badly impacted by the upheaval of this major construction project they have not been ‘put first’. There has been no consultation other than seeing the proposal in full colour newspaper and magazine articles over the last 6 months. As required by Council, on the 31st of July public notification commenced with a tiny sign appearing discreetly set back amongst trees on the corner of Banksia Nth and Serenity Close. Houses next to the site have not received even a letter drop to acknowledge that they may be affected. Every resident living on the above mentioned ‘Local Traffic Only’ streets should be included in this conversation – not just DYI research and make a quick submission!
Council have been consistent in their argument that such a significant development will put adverse pressure on existing infrastructure, not to mention the fragile ecological environment.

Traffic
I like many residents are very concerned by the proposed heavy use of existing narrow ‘Local Traffic Only’ roads, coupled with the lack of footpaths. Grant St is outlined as the main access road to enter and exit the site. As such it will bear most of the construction traffic over the next couple of years followed in the future by continuous guest arrivals and departures by car or coaches, mini or otherwise. It will also be expected to accommodate service trucks at all hours of the day and night on their way to the designated Serenity Close services access point. Consideration needs to be made for any additional transport for the proposed conference facilities. Onsite restaurants and bars will attract non-Hotel and Resort guests who may need to park in the surrounding streets, causing late night noise and parking issues for residents who utilise street parking in front of their homes. The response that tours activities will not be on offer as a way of getting around this concern in the SARA response report, seems ridiculous. Future new management of the Hotel and Resort might think differently. Electric bikes provided for guests is a great idea, however there are no cycle lanes on any of the ‘Local Traffic Only’ streets. Such a significant increase of road and foot traffic has not seriously been addressed. The Traffic Engineering report done over 2 days in off peak conditions last July is a really low base line to then make any assumptions on traffic impact.

If Council is to approve the new development, it will be necessary as a duty of responsibility and safety, to spend considerable amounts of Noosa taxpayers’ money to remedy and improve these ‘Local Traffic Only’ roads first. Even then it does not address how the extra traffic will add to the bottleneck of the Grant St/Noosa Drive/Sunshine Road roundabout in peak summertime, causing more backed up traffic and pollution along Noosa Drive.

The Council is proposing an environmentally friendly new off-road walkway to encourage locals and visitors to not drive to the beach or Hastings St to ease holiday traffic. Starting at Noosa Junction a raised pedestrian crossing will be situated just north of the roundabout. Extra cars, minibuses etc going to Hastings St from the Hotel and Resort will be required to turn left from Grant St, stopping for pedestrians, thereby adding further delays and safety issues.

Sewerage
The main sewerage pump station situated adjoining the site on Banksia Eve South at the end of Grant St has over the last 2 years (since the construction of apartments commenced again in Serenity Close), failed with backed up pipes rupturing causing raw sewerage to escape access manholes on to the path and vegetation, threatening to contaminate the stormwater run-off creek running through the wetland reserve to the river. Various teams from Unity Water have spent time trying to fix these ongoing problems. Unity Water management state the system is under pressure from the current load and will not handle any increase in capacity. As residents we continue to suffer ongoing sewer smells, something the guests at the Calile Hotel and resort would find very offensive.

Design and scale of the development in the proposed location
As Council states in its own design guidelines
“Noosa has been shaped not only by nature but also by the actions of passionate residents, architects, designers, community groups and the Council to create a distinctive Noosa style.”
The proposed hotel design of a concrete ‘Brutalist- light’ style, a building which utilises heavy mass and extensive use of hard materials would not be considered appropriate. Even with the ‘Green Washing’ of tropical landscaping and inclusion of solar panels, it doesn’t sit with the natural environment. From the river the Serenity Place apartments are low height and parallel to the land with plenty of negative space to visually reduce their impact on the surrounding natural landscape.

Not all development in Noosa is bad for the community
The regeneration of Brisbane’s Fortitude Valley has been a success due to the Calile Group creating a new design destination, an Instagram worthy Hotel with a 70’s luxury vibe. The urban location was suitable and had sufficient existing infrastructure.

My suggestion is to listen to the residents and local business groups and review the SEQ Regional Plan 2023 for building heights and density as a guide to what is currently needed and what will service the Noosa Community into the future.

Noosa Junction is a destination hub in itself, no longer the dowdy sister to Hastings St. Enterprising new businesses have invested in what they see as a thriving alternative to Hastings St, offering more diverse retail and hospitality experiences. What a great opportunity for the Calile brand to add their distinctive offering. The Hotel could stand as the flag ship building of a new shopping precinct by utilising the old bowling club and vacant land next to Noosa Fair Shopping Centre. Coles I believe owns this land and could collaborate with this venture, offering a more boutique type store similar to IGA, supporting local producers, have an onsite bakery and café as they have done in Sydney and Melbourne.

The need for affordable housing and rental accommodation is a major concern now and into the future – as being pushed by the SEQ. Within this precinct there could be apartments with shared facilities primarily for the critically needed workers to support both the new and existing businesses. The Junction is not open fully to residents and visitors due to a shortage of staff, which is a consequence of not being able to find suitable accommodation within a reasonable distance to their employment.

The Noosa Junction Association state they would support the new Hotel and Resort due to the employment for locals and the added shopping and dining customers it will attract. Imagine if guests could walk from the Hotel to the shops and restaurants, no extra cars or minibuses on Noosa Drive. The Council in the Noosa Plan 2019 were looking at possibilities for Noosa Junction as a Major Centre Zone, can this be reviewed in 2023?

Looking forward to general feedback

With thanks

Elaine Dyson
31 Grant Street, Noosa Heads