NOOSA PLAN 2020 PROPOSED AMENDMENT NO. 2 - POST PUBLIC NOTIFICATION FOR FINAL STATE GOVERNMENT MINISTERIAL APPROVAL · Attachment 1 Table of submissions

 Your Say    ECM         Submitter comments                                                                                              Response   Recommendation
 Reference   reference
                         Whilst it is highly advised against, if this will remain unchanged as part of the amendment, the definition
                         of ‘small dwelling’ should then remain unchanged at 100m 2 GFA to allow for a variation in unit types.
             23222384    This submission supports the incentives to encourage the delivery of housing supply, housing choice,
                         housing diversity and housing affordability on appropriately located sites near transport, services and
                         amenities.

                         Owners of 73-77 Eumundi Noosa Rd and 2C-2E Starboard Ave, Noosaville submit their land is a relatively
                         large site in a good location, suitable for a medium-scale residential development that maximises the
                         efficiencies in infrastructure and service provision. This submission requests Council change the
                         proposed amendments to encourage development that is economically viable for a property owner and
                         that delivers, for residents of Noosa, a development that celebrates environmental excellence, quality
                         lifestyle and economic wellbeing.

                         From a property development perspective, the construction costs, profit margins and developers’
                         decisions about build quality and design also have an important impact on the financial viability of
                         schemes. In particular, increasing construction costs are a key determinant influencing developers’
                         decision making around size, layout and design of apartments.

                         Since the release of the proposed planning scheme amendments in June 2020, the owner of the site has
                         undertaken a development feasibility study of four different design schemes:
                             1) Individual Dwelling Houses on each of the six existing titles – 6 houses;
                             2) Multiple Dwelling Units >100m2 based on the current Noosa Plan 2020 (40% GFA and site cover)
                                  – 15 townhouses;
                             3) 100m2 small dwelling units based on the development bonuses in the Noosa Plan 2020 (50%
                                  GFA and 45% site cover) – 27 units;
                             4) 75m2 small dwelling units based on the development bonuses in the Noosa Plan 2020 – Major
                                  Amendments (50% GFA and 45% site cover) – 36 units;

                         Based on the current market and development feasibility mentioned above – by far the most economically
                         feasible development is option 2 (Multiple dwellings >100m 2) – 15 townhouses. An application for this
                         development is being lodged for this development option within the next four weeks (end of September).
                         The main market for this product is local and domestic ‘downsizers’, which are also the main demographic
                         within Noosa.

                         Considering the site’s relatively large area, close to shops, recreational services, transport and amenities
                         – it is unfortunate that the planning scheme amendments do not make the density bonuses sufficient to
                         make a redevelopment option of a larger number of housing units for a range of housing - more attractive
                         for the owner to develop at a density that is economically feasible. By providing for range of housing
                         typologies within redevelopment sites, the range of housing is more appropriately addressed, rather than
                         the potential misalignment between housing supply and demand within densifying neighbourhoods.

                         The currently proposed provisions within the Medium Density Development zone does not allow for an
                         economically feasible redevelopment of the site to support housing supply, housing choice, housing
                         diversity and housing affordability. Council has insufficiently turned to other mechanisms by which
                         housing affordability and choice can be increased in areas within this zoning. For example, the current
                         proposal for 15 dwellings in place of 6 lots currently would make a significant contribution to both of these
                         objectives and would represent a meaningful point of difference in the market that responds to community
                         needs. This form of development would not be achievable under the proposed planning controls to the
                         detriment of the community at large.

                         To incentivise the redevelopment of Medium Density Residential zoned sites, the following changes are
                         recommended to the Noosa Plan Amendments:
                         • Gross Floor Area bonus from 0.5:1 to 0.75:1 (allows for 54 x 75m2 units)
                         • Carparking provisions to be communal and uncoupled from the sale of each unit
                         • An amendment could be made to PSP11 for incentives to be provided to developments that include an
                           average of 75m2 units, rather than all units required to be less than 75m 2 – providing for a range of unit
                           types and sizes.
                         Amend SC6.12.3(2) of PSP11 for incentives to be applied in the Medium Density Zone to allow for feasible
                         redevelopment of sites
             23121618    Noosa Council is attempting to take too much control over the residents of Noosa and their decisions
                         regarding the land they own. Since 1968, I have witnessed enormous growth. However, I also recognise
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Table of Submissions made regarding Noosa Plan 2020 Proposed Amendment No. 2, 2024