2016-07-12 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                     12 JULY 2016


The proposed Wellbeing Type - Social (community house) is a consistent use within the Open
Space Recreation zone.
Eastern Beaches Locality Code Provisions
The Eastern Beaches Locality Code seeks the following Outcomes for the Community Services
zone:
7.8.2 w)        For the Community Services Zone—
           i      is protected and managed to enable the efficient and timely delivery of
                  community and infrastructure uses; and
           ii     provides for the infrastructure, indoor recreation, education, social and safety
                  needs of the local community, including people with special needs, such as the
                  elderly, children, low income earners and disabled persons;
The Overall Outcomes for the Community Services zone does not provide any real support for a
typical commercial office development in the zone. The applicant must therefore demonstrate
sufficient need and grounds to support the inconsistent use within the zone. Need for a
development is commonly recognised as relating to community wellbeing and it may be said a
development meets need if, on balance, it improves community wellbeing. Wellbeing may be
improved by access to new services or facilities or a range of other ways. The applicant provided
an Economic Needs Analysis identifying grounds for support. The Economic Needs Analysis
suggests:
   the digital hub is an emerging model outside the traditional office environment model
   changes in population that Peregian Beach services (mostly from outside the Shire
     boundaries) is placing additional demand on the infrastructure, facilities and services in the
     village and Peregian Beach’s catchment population has increased from 2006 to 2013 by
     65% and estimated to increase by 140% by 2021. Based on this growth and the pressures
     on infrastructure and services caused by this growth, the development is supportable.
   the development recognises a changing need
   the development will help address existing and future demand for office floor space in
     Peregian Beach
   the digital hub will service existing IT enterprises looking to expand in Peregian Beach
   the digital hub will provide for visitors that require temporary office accommodation
   the development will provide local employment opportunities not reliant on the tourism cycle
The Economic Needs Analysis justification is agreed with in part though need for the additional
office space is not considered a primary ground for support.
The applicant provided the following further grounds to support the development despite the
conflict with the Planning Scheme:
   significant community benefit in providing for start up business opportunities in the Peregian
     Beach Locality at reduced cost in a location that will be able to be connected to high speed
     infrastructure (NBN);
   significant need for additional commercial office space in the Peregian Beach Locality
     having regard to the expected growth in the area, which extends beyond the planning
     scheme area, while not having a significant impact upon the development of the Shire
     Business Centre;
   significant community benefit in providing other community facilities such as a new
     Peregian Beach Community House and a substantial amount of landscaped open space as
     part of an integrated development; and
   the proposed development is entirely consistent with the Rufous Street Master Plan, which
     has been adopted by the Council and is to inform the new planning scheme.
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