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
                                                                                                                                        is recommended that incentives be applied for small multiple dwellings but a dual occupancy remain
                                                                                                                                        consistent on lots less than 1,000m2 in area.
 5824095                 The current Plot Ratio and Site Cover for the MDR zone is already extremely restrictive at 0.4 and results     A 0.6:1 plot ratio has not been tested for built form outcomes nor for the impacts on the transport network
                         in sub optimal designs to achieve a Medium Density outcome. The proposed Amendments should in fact             or other key services such as public transport. A change to these parameters would need various studies
                         bring the Medium Density Residential Zone - Dual Occupancies in line with other areas where a Plot Ratio       to support the increase in plot ratio, which have not been done for this amendment package.
                         of 0.5-0.6 is much more common and provides for enhanced living arrangements.
                                                                                                                                        There are various examples across the Shire where Multiple dwellings fit comfortably on lots less than
                         By removing the allowance Dual Occupancies for lots >600m2 will discourage any increased density in            800m2 and deliver good built form outcomes. The size of the lots suitable for dual occupancies has been
                         this zone due to the substandard product and increased construction costs.                                     reviewed and it is now recommended they be allowed on lots less than 1,000m2 in area.
                         Consideration should be given to:                                                                              Council has undertaken feasibility assessment which supports a 0.5:1 plot ratio for a ratio of 3 small
                         a) Increasing the allowable Plot Ratio/Site Cover and GFA to 0.6/60% of the site area whilst not changing      dwellings to one other dwelling, noting that small dwellings are proposed to revert to 100m².
                         the current allowable land area for Dual Occupancy or;
                         i) Allowable development of Dual Occupancies on lots <800m2 under the proposed Amendment No.2
                         Any lot <800m2 does not generally suit high density uses as proposed under the Amendment No. 2. This
                         increased density would be better suited to larger sites, those >800m2 at a minimum.
 5808118                 Overall the document and ideas are well intentioned and very clear with very detailed information. I           The submission is correct in that land value does contribute to affordability, but construction costs also
                         understand the difficulty in the task and why changes are needed.                                              play a large part. The incentives are not only directed to providing affordability but to provide for housing
                         Suggested improvements for Medium Density Zone:                                                                diversity. It is acknowledged that market and rental house and unit prices are high in the Shire, but Council
                                                                                                                                        does not have a do-nothing option when there is a significant housing crisis on hand. Not enabling
                         The proposed changes seem punitive for medium density lot owners. High-density zones enjoy additional          affordable or diverse housing choices for those on low, low to medium and medium incomes will cost the
                         height and footprint advantages, while medium density does not this means multiple dwellings will be           community socially and economically.
                         problematic
                                                                                                                                        While the market may value one lot more than another, there will always be a cut off threshold.
                         The incentives for land owners and developers to build affordable house are of very little value. I believe
                         the affordability is related to the land value not the dwelling.                                               Site specific parameters could be considered but given the many shapes, locations, depth, width and
                                                                                                                                        topography of lots this become unwieldly. Should a lot be constrained, the size of the dwellings could be
                         The 600 m2 cutoff appears arbitrary without basis. Why not 650, or 700 m2?                                     reduced to fit on the required number of dwellings for the lot. The lot market value should reflect its
                         The impact of mandating small multiple dwellings on 600 m2 parcels could make land 599 m2 more                 constraints.
                         valuable than 601m2.                                                                                           Carparking is already excluded from the plot ratio calculation and the bonus provisions allow slightly more
                         Not all land parcels suit multiple dwellings; corner blocks or those with larger frontage are more             site cover (45%) and less landscaping (35%) to offset the additional carparking created by the bonuses.
                         appropriate to allow more appealing complexes.                                                                 Reducing setbacks for garaging would impact on streetscape outcomes and the long help position that
                         The difference between 3-bedroom * 2 duplexes and 2-bedroom * 3 smaller units won’t significantly              garaging is not the dominate built form facing the street.
                         impact population growth. To make a difference, you would need at least 4 dwellings per land parcel,           Noosa’s long held position for building height is 2 storeys and 8 metres above natural ground level. Any
                         achieving 7-8 beds per household. On 600 m2 blocks will be challenging                                         change to building height would need to be publicly notified and tested which has not been undertaken.
                         Owner rational behaviour may lead to locking up 75 m2 units as holiday homes as the holding cost is            Basements are already permitted in all areas; however, low lying and flood hazard areas create obstacles
                         lower per unit and this wont improve housing shortages.                                                        for basements to occur.
                         Consider site-specific criteria for multiple dwellings (e.g., 20m frontage minimum, corner blocks) instead     Noting the submission suggestion to implement on street parking permits which could be considered as
                         of relying solely on square meters as a trigger point.                                                         part of the Noosa carparking study but it is outside the Planning Scheme jurisdiction.
                         Relax car park setbacks and exclude them from gross floor area calculations.
                         Explore on-street parking permits rather than on-premises parking increasing housing footprint on the
                         land.
                         Allow an additional storey or basement in medium-density buildings to level the playing field with high
                         density. This would gradually incentivise redevelopment and increase housing supply markedly
                         Prioritize structure footprint for housing and reduce landscaping by a small but meaningful margin.
                         Lobby the state government for land tax relief as incentive to build small dwellings


   5.1. Delorme and Wyandra Street
 Your Say    ECM         Submitter comments                                                                                             Response                                                                                                        Recommendation
 Reference   reference
             23090396    Opposed the proposal of disallowing the replacement of the existing dwelling (should it be demolished)         In 2020, 30 house blocks Delorme Street and a portion of Wyandra Street were “upzoned” from Detached            That a change be made to the
                         with a new single dwelling house in the Medium Density Residential zones.                                      Housing to Medium Density Residential given excellent proximity to the major centre, transit hub and            proposed      amendments         in
                         Where new apartments are being constructed, they are ‘luxurious’, even if the area is small, because           other established units. Property owners did not object at the time.                                            response to submissions to:
                         such is reality of profit- making. The apartments will be new, close to all amenities and Noosa attractions,   Delorme Street is not considered any less suitable for small dwellings than any other street in Noosa           ▪ retain the current Noosa Plan
                         so unlikely to be inexpensive and affordable for renting/buying by low-income residents for whom the           Heads or nearby localities. The neighbourhood has a mix of modest original homes, substantially                   2020 small dwelling definition
                         amendments are intended. The price of a single unit is higher than the selling price of the original house.    renovated homes and some large contemporary homes with a number of modern dual occupancies built                  and small dwelling size of
                         Delorme street, Noosa Heads’, is a small, no-through way, narrow street, with a well establish and             within the last few years. As has been pointed out by submitters, new dual occupancies constructed in             100sqm of gross floor area.
                         mutually supportive community (95% owner-occupied and 76% of people living there for more than 6               the neighbourhood are still large high end homes.                                                               ▪ retain the current Noosa Plan
                         years). The proposed changes will adversely impact the Delorme street community by                             It is recommended that the use of dual occupancy continue to be code assessable on lots that are under            2020 small dwelling bonus
                                                                                                                                        1,000m2, therefore allowing all lots in Delorme St and Wyandra Street to be redeveloped for either dual           provisions as opt-in rather than
                         lowering the value of properties (through effectively limiting the range of buyers to mostly developers),                                                                                                                        mandatory in the Medium and
                                                                                                                                        occupancies or multiple dwellings.
                         creating unsustainable traffic and noise,


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Table of Submissions made regarding Noosa Plan 2020 Proposed Amendment No. 2, 2024