2017-06-06 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                       6 JUNE 2017


 Criteria                   Planning Scheme              Proposal                   Complies?
 Site Area                  -                            2.6ha                        N/A
 Population density          Nil Persons max.            51.92 per hectare            N/A

 Gross floor area           N/A                          6185m2                        N/A
 Site cover                 N/A                          13%                           N/A
 Plot ratio                 0.1                          0.24                           X
 Building height
  storeys                 1 storeys max                2 storeys                      X
  metres                  6 metres                     8.3 metres                     X

 Carparking                 24 spaces min                65 motor vehicle               
                                                         2 motorcycle
                                                         16 bicycle
The proposal seeks a variation to the requirements for Specific Outcomes O8 (max 1 storey),
O16 (plot ratio) O91 (use) and O169 (use).
Of particular note is the variation to the Plot Ratio requirement of 0.1. The planning scheme
seeks a development of substantially smaller scale on the site than what is proposed. A smaller
scale building would be less intrusive on the streetscape and result in less vegetation removal on
site including vegetation within the Open Space buffer.
It is noted that the development is consistent with the Specific Outcome for density in the
Community Services Zone where aged care services are typically located. The specific outcome
allows for 320 persons per hectare exclusively for the purposes of Residential Aged Care and
160 persons per hectare for any other form of Retirement & Special Needs Housing. No
requirement for plot ratio is specified.
The applicant contends that there are sufficient planning grounds to justify the proposal despite
this conflict in accordance with Statutory Guideline 05/09. The statutory guideline provides
guidance on matters that may be considered in determining if there are sufficient grounds to
justify a decision that conflicts with a relevant instrument under sections 326(1)(b) of the
Sustainable Planning Act 2009.
A summary of the Applicant’s grounds in support of the application form the conclusion of the
submitted planning report and state:
        This report demonstrates the proposals compliance with the applicable state planning
        provisions and general compliance with the Noosa Plan. Where conflicts exist with the
        Noosa Plan sufficient planning grounds are demonstrated to justify the proposal despite
        this conflict, in accordance with Statutory Guideline 05/09 the Sustainable Planning Act
        2009.
        Specifically a needs analysis confirms that there exists strong demand for further aged
        care facilities in Noosa Shire, with Noosa aging at a faster rate than the rest of
        Queensland. Projections estimate a shortfall of 251 beds by 2026. Further there is a lack
        of suitable sites within Noosa to accommodate this need. The proposed 90 bed facility fits
        well within this projected demand.
        This need analysis demonstrates that an ‘urgent need’ for the proposed aged care facility
        exits and also that the ‘relevant instrument is out of date’ both of which are matters under
        Statutory Guideline 05/09 of public interest considered to provide sufficient grounds to
        justify the proposal despite the conflict with the Noosa Plan.
        Approval of the proposed Aged care facility is warranted.




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