2020-02-17 General Committee Agenda

GENERAL COMMITTEE MEETING AGENDA                                                17 FEBRUARY 2020


Intensity
It is the applicant’s position, based on their own traffic assumptions, that the intensity of the
development contemplated by the Draft Framework and Character Plan in the draft Noosa Plan
is comparable to the intensity of development contemplated by Master Plan 2. The applicant’s
position is not agreed with as the draft scheme currently envisages a greater level of intensity of
development than MP2.
Council’s Infrastructure Assessment Coordinator has undertaken a review of the intensity
envisaged by MP2 and compared it with the intensity permitted by the draft planning scheme
based on gross floor area and impervious area differences. The Coordinator has then calculated
the difference in infrastructure charges payable under MP2 and the draft planning scheme using
the applicant’s assumption of how the site might develop in the future. Based on the applicant
assumptions the difference in infrastructure charges payable would amount to approximately $4
million. However, if the highest and best use for the lots is assumed the future Infrastructure
Charges payable could amount to approximately $10 million. Signing the current deed of
variation would mean that Council would forego these Infrastructure Charges with future
development of the land.
Dedication of Lot 24 for Transit facility/Koala offsets
The proposed dedication of lot 24 for a transit facility satisfies the long term planning for the Shire
Business Centre to include such a facility to support public transport in the Shire. The dedication
of this land offers significant benefit to the community and in the absence of the proposed
dedication of the land through the deed of variation, Council may be required to purchase this
land in the future for the purposes of a transit centre.

Required Works to support the proposed subdivision layout and bushfire management
requirements
The deed of variation includes all relevant matters that Council is stopped from conditioning
under the current Infrastructure Agreement with the exception of one of the emergency bushfire
access points to Walter Hay Drive and footpath connection from Hofmann Drive. The deed of
variation also refers to the unsupported Eenie Creek Road emergency access point. The
proposed wording in the deed of variation around the works required is also on the basis of the
works being satisfactory to both parties and in accordance with the conditions imposed on any
approval. For clarity reasons, it is preferred that the wording be amended to include the actual
conditions to ensure that the deed encapsulates the specific works required.
Other
The ‘Background’ section of the deed of variation includes statements to the effect that the
proposed development is consistent with the draft Noosa Plan. These statements are detailed
below:
E.      Stockwell’s development application for reconfiguration of a lot responds to the Draft New
        Noosa Plan and has been designed to accommodate development in accordance with the
        Draft New Noosa Plan.
F.      The parties have agreed to amend the Infrastructure Agreement to align with the
        development intent for The Land as set out in the Draft New Noosa Plan, in accordance
        with the terms and conditions set out in the deed.
As the application does not satisfactorily address the draft scheme’s objectives with regard to
vegetation protection and minimising adverse impacts on koalas and their habitat it is not agreed
that the application in its entirety is consistent with the draft planning scheme. Further, Council’s
planning solicitor has advised that this wording would be problematic for Council in the event the
applicant appealed any conditions of approval. Therefore these proposed clauses are not
acceptable and should be deleted.



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