2018-10-09 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                9 OCTOBER 2018


        o  The project has clear economic benefits in both direct and flow-on employment terms,
           with 158 full time equivalent jobs during the construction phase and a further 178 full
           time equivalent jobs during the ongoing operations phase
        o The project is consistent with the strategic aspirations articulated in the Noosa Shire
           Economic Plan to diversify Noosa’s economic base in sectors like aged care, health
           and wellness.
        o The project reinforces the direction articulated in the Economic Plan and associated
           Action Plan to drive industry collaboration and clustering, with the possibility of
           establishing a centre of aged care excellence in Noosa.
        o The project contributes to the building of critical mass in the aged care sector and
           reinforce of Noosa as desirable destination for retirement living.
        o The location of the project contributes to the Noosa Hospital and Central Queensland
           University Noosa Campus precinct as a focus of activity in the provision of aged care
           facilities and services, further contributing to the development of clustering critical
           mass.
        Approval of the proposed Aged care facility is warranted.
Need & Demand
The application included an extensive assessment of the level of need for aged care facilities.
This assessment involved an analysis of existing and projected demand, against existing and
projected facilities which was in part based on findings from Council initiated reviews by
Humphreys Reynolds Perkins in 2006 and by Briggs & Mortar in 2015.
However, the more recent Housing Needs Assessment prepared Briggs & Mortar in 2017 for the
new Noosa Plan was not used by the applicant, but this report concluded a shortfall of 214 aged
care beds by 2021 and 289 beds by 2036. These figures include all approved aged care facilities.
The proposed residential aged care use would in part satisfy a significant need for aged care
facilities within the Noosa region. It is also noted that there are limited opportunities of
appropriately zoned land for the development of aged care facilities.
The applicants Need Assessment concludes that—
 Noosa is aging at a faster rate than the rest of Queensland, with even the ‘youngest’ suburb
     having a median age of 42.3 years. This is significantly higher than the Queensland average
     of 36.0 years, and the SEQ’s average of 38.1 years.
 The 65+years age group has grown from 16.5% in 1991 to 19.3% in 2011.
In support of the applicant’s report, the 2017 Briggs & Mortar Housing Needs Assessment states
that ‘Looking forward to 2036, a projected 57.2% of all residents in the Shire will be aged 45
years and older, with almost a third of all residents forecast to be aged 65 years and over’.
Land Use & Works and Overlay Provisions
The following codes which regulate land use and design are most applicable to this application:
     Natural Hazards Overlay Code for Potential Acid Sulfate Soils
     Residential Uses Code
     Driveways & Carparking Code
     Landscaping Code
     Engineering Works Codes
Generally, the development complies or can comply with most provisions of these codes. The
primary assessment issues for the development are discussed below.




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