MCU14/0106 & OPW15/0001 Information Request Response Report (absent appendices)

                                                                                                        Noosa Civic Expansion
                          28 Eenie Creek Road, Noosaville and parts of the road reserves of Hofmann Drive and Walter Hay Drive



            (h) accommodates and encourages the growth and diversification of business and employment
                opportunities, particularly into knowledge and technology‐based sectors;
            (i)   is developed in a series of integrated precincts that allow buildings to be separated by
                  informal spaces and integrated landscaping and open space;
            (j)   is recognisable in its style, form and construction as a Noosa development;
            (k) is developed at a low scale, density and low‐rise form;
            (l)   has a strong connection and sense of address to the internal loop road;
            (m) is not dominated by large, open car parking spaces; and
            (n) is well‐contained within the SBC site and predominantly screened from external views into
                the site by the retention of open space and vegetation areas.
            The proposed development has been designed to respond to the requirements of The Noosa
            Plan, and broadly complies with the planning scheme intent for the site because the proposal:
            (a) is consistent with the intent for a MRAC for the SEQRP 2009;
            (b) contributes to the creation of a multi-functional centre that is the principal business centre
                and the major focus of employment growth for Noosa by maintaining the centre structure
                envisaged under The Noosa Plan, including completing the ring road, utilising existing
                accesses, maintaining substantial available land for alternative uses and increasing visitation
                and amenity;
            (c) will encourage, and not preclude, future employment growth and diversity because
                substantial land remains available for other uses and the additional infrastructure and
                visitation arising from this proposal will encourage such other development;
            (d) involves development at a scale and density that is consistent with the overall intent for the
                SBC, being a major centre with significant built development across a substantial site as
                envisaged by The Noosa Plan;
            (e) is recognisable as a Noosa development;
            (f)   provides visual interest and connectivity;
            (g) provides physical connectivity over and throughout the site;
            (h) provides an internal link road towards which development is oriented and addressed;
            (i)   retains longer-term development capacity within the SBC to take advantage of potential new
                  employment opportunities; and
            (j)   retains a precinct-based form of development on the site, which has the capacity to include
                  a dynamic mix of development and an integration of uses.
            It is significant that the layout and structure of the proposed development is in accordance with
            the requirements of The Noosa Plan. It completes the internal loop road and sets up the urban
            structure intended by The Noosa Plan. It creates future development sites with good depth,
            gateway presence or frontage to the loop road. They are well located to function as integrated
            components of the SBC, are able to incorporate open space and landscaping and can be
            connected with existing pedestrian and bicycle networks. The sites are also suitable or capable
            of accommodating a range of uses, either consistent with the uses currently envisaged by The
            Noosa Plan or alternative uses, should Council decide at a future time to review the land use
            intentions for the site. This application does not fetter any such future decisions by Council.
            It is principally because the proposed development provides an alternative distribution of land
            uses and built form resulting in additional retail GFA to that illustrated on Map SBC that an
            inherent conflict arises between the proposal and those planning scheme provisions relating to
            the SBC. The development is justified despite the conflict because the alternative development
            outcome represented by the proposed development will deliver the overall planning intent for the
            SBC. That is:


June 2015                                             Cardno HRP                                                            7