2021-12-13 GC Agenda - Item 8 -Attachment 1 - Housing Needs Assessment

When compared to existing dwelling stock at the 2016 Census, recent dwelling approvals indicate
an increase in housing diversity in Noosa, however detached houses still dominate. Dwelling density
has increased slightly, consistent with SEQ’s preferred future8.
Importantly, the dwelling targets are simply numbers and do not in themselves guarantee any
proportion of affordability or diversity in housing.
The “missing middle” concept was adopted by the State in ShapingSEQ to address the imbalance
of housing in the region, which was dominated by single dwellings. To increase housing diversity,
ShapingSEQ seeks to plan for and deliver a greater range of missing middle housing forms in
suitable locations. Within ShapingSEQ, the missing middle housing form encapsulates those
housing types between detached houses and high-rise apartments (for example a duplex, triplex,
townhouses or walk-up apartments). Any of the attached or semi-attached housing outcomes
allowed for in the Medium and High Density Residential zones of Noosa Shire would fall into this
category.
The State has commissioned a Paper on Local Housing Choice for Everyone, which identifies key
challenges to delivering missing middle housing. It incorporates a toolbox of resources to assist local
planning.


2.4         Expansion versus Consolidation
Across the SEQ region benchmarks have been set on the basis of new growth being accommodated
in both Consolidation Areas (60% - largely infill and redevelopment) and Expansion Areas (40% -
largely greenfield development). For Noosa Shire specifically the ratio is 75% to 25%. In the Noosa
consolidation area, the capacity of planned dwelling supply, from 2016 onwards, is about 5,140
dwellings, marginally above the consolidation 2041 dwelling supply benchmark of 4,800 dwellings.
In the expansion area, the capacity and realistic availability of planned dwelling supply is about 2,600
and 2,500 dwellings respectively; above the expansion benchmark of 1,600 dwellings.
Arguments for and against expansion and consolidation have existed for many years. Expansion,
typically at or beyond the edges of urban areas requires new extensions to infrastructure, comes at
the cost of natural areas or rural lands and brings with it higher transportation costs for the eventual
residents. But at the same time, it allows for master planned developments where there is more
flexibility for delivery of residential products.
The natural values of Noosa Shire, including the coastline, the waterways, national parks, forests
and farming lands frame and form natural barriers to urban growth. Combined with development
constraints such as flood hazard and bushfire hazard, there is little opportunity for outward
expansion.
Infill development is generally seen as more efficient use of infrastructure and space but is often met
with higher community resistance as it is generally at higher densities than existing development.
People’s attachment to a place might come from their memories and intimate knowledge formed
over many years. It might be more recent attachment, an instant attraction that has made them
choose this place over others. Place attachment may be due to the social networks or the facilities
that accommodate activities and interaction. There may be spiritual or cultural attachment to the
natural landscape features or to places of significance (such as cemeteries, churches or historical
buildings). Wherever there is strong place attachment, it should not be surprising that people want
their existing community / urban environment to stay the same and likewise wish to age in place
rather than move elsewhere.
Growth and development is often seen as a threat and people’s first natural response may be a
negative one stemming from fear. While there is generally an awareness that the local housing
market is tight and many people are struggling to find suitable housing, there is frequently a view


8 2021 Draft Land Supply and Development Monitoring Report.




Noosa Housing Needs Assessment 2021                                                            Page 20