Submission To Scrc Mcu 13 0087 17 10 13

17 October 2013

The Assessment Manager
Sunshine Coast Regional Council
Locked Bag 72
Sunshine Coast Mail Centre
Nambour Qld 4560

Dear Sir,

Re: Application No: MCU13/0087 – 99 Main Drive, 3 and 29 Lanyana Way, Noosa Heads

I strongly object to the above application on the grounds that:

The uses proposed are in conflict with the relevant planning instruments relating to that part of the site (the majority of the land) zoned Community Services under the Noosa Plan and these inconsistencies are considered to be major rather than minor or of a technical nature only. The planning grounds provided to justify these inconsistencies are completely insufficient to overcome any conflict.
No credible need for any of the uses proposed has been shown to exist.
No analysis is provided to show that the community and recreation uses on the land are adequately catered for elsewhere in Noosa Shire, and the inability of the Noosa Heads Bowls Club to find alternative land to relocate confirms that there is insufficient land available in Noosa for these uses.
The educational uses proposed on the site are unknown and unconfirmed, and amount only to the possible use of a small amount of commercial office space.
No space for recreation and virtually no open space at all is retained on the site.
The concept of creating a ‘green plaza’ by extending Arcadia Street through to the northern side of Sunshine Beach Road and south to Pinaroo Rotary Park as proposed in the Noosa Junction Placemaking Strategy, has been replaced by a ‘road’ which will be used by articulated vehicles as the new main loading route to the Coles Supermarket and Noosa Fair Shopping Centre.
The consideration of community impact of the loss of the Community Services land contains errors of fact and omission, and in my professional opinion as a Social Planner, does not adequately assess the issues at hand.
No assessment of the impact on birds and wildlife has been undertaken, and the considerable effect on vegetation, particularly in Pinaroo Rotary Park, suggests that this could be significant.
The residential uses proposed on the site are inappropriate and incompatible, given the impacts on residential amenity by traffic on Pinaroo Way including articulated vehicles, noise from a variety of sources, and the location adjacent to a tavern which will be potentially used until 3am and a liquor barn/tavern carpark.
No air quality assessment has been undertaken of the effect of the Noosa Junction Plaza service area on outdoor uses within the development, including a beer garden, outdoor dining area and children’s playground.
No Infrastructure Agreement has been provided as requested by Council, and it is difficult if not impossible for members of the community to determine whether the outcomes in terms of a landswap with Council, and the value of the land to be swapped, are to the advantage of Council and the community or otherwise.

In the latter regard, Council’s land is located within the Business Centre Zone, which should be of considerably higher value than the land being swapped. It is also critical to the execution of the development in its proposed form. In my view this should provide the opportunity for further negotiation for the retention of some recreational facilities on-site.

My personal opinion is that a win-win solution should be able to be developed for this important site which incorporates community/recreational uses, and hopefully a smaller bowls club, into an appropriate development for the site. The current proposal does not meet these needs.

I urge Council to work toward this aim and refuse the subject application.

Yours Sincerely,
BRIGGS & MORTAR PTY LTD

Sharyn Briggs

Sharyn Briggs
Director
BA, FRAPI, CPP