2017-10-10 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                                10 OCTOBER 2017


     development would provide some 26 residential dwellings within Peregian Beach
     contributing to supply and choice within the Peregian area.
   The Peregian Beach residential market is demonstrating significant growth in median
     house and unit prices, reducing the relative affordability for residents seeking a Peregian
     Beach lifestyle.
   The proposed short term accommodation facilities would cater for a limited sector of the
     overnight visitor market.
   The proposed permanent residential component of the development will increase access to
     choice in living and lifestyles for residents seeking a Peregian Beach living environment
     with access to the Peregian Beach Village precinct.
   The residential component also presents the opportunity for downsizing households to
     enjoy the convenience of the Peregian lifestyle, whilst remaining within the Noosa and
     Peregian Beach locality.
   There is a clear gap in the provision of modern accommodation including hotel/motel type
     facilities within the Noosa Shire. The subject site is conveniently and strategically located to
     cater for visitors, businesses, workers and residents within Peregian Beach and would
     contribute to the economic vitality of the locality.
   Residential dwellings provided as part of the development would help to meet the Planning
     Scheme goal of providing residential development which includes a variety of housing
     types and higher densities in proximity to neighbourhood centres.
With regards to the applicant’s suggestion that residential development opportunities across the
Noosa Shire are dwindling and land supply is very limited, it is important to note Council’s
submission to the State Government in response to the Draft Regional Plan. As part of this
submission Council addressed the capacity of land within the Urban Footprint to accommodate
projected population growth. Noosa Council’s draft submission to ShapingSEQ notes:
     Council has concluded not to support any changes to the Urban Footprint under the new
     ShapingSEQ for reason that there is no need demonstrated currently for additional urban
     land to be allocated to Cooroy, or any other part of Noosa Shire. Council has previously
     outlined in this submission that it considers sufficient capacity exists in the current Noosa
     Plan to accommodate the projected demand for dwellings until 2041.
The position of the applicant’s economic consultant conflicts with Council’s strategic review of
land capacity. Council’s review was based on land within the Urban Footprint however it did not
include land zoned Open Space Recreation when assessing the capacity to accommodate the
projected need for permanent residences.
Council also undertook a Housing Needs Assessment in March 2017 (Briggs & Mortar Pty Ltd) to
inform the preparation of a new Noosa Planning Scheme (the ‘New Noosa Plan’). Findings of the
assessment included a need for additional smaller residential dwellings. Smaller dwelling types
being one and two bedroom dwellings. Need was not established for large dwelling types (3+
bedrooms).
Stage 1 of the applicant’s proposal seeks to develop 26 dwellings, all of which contain three or
more bedrooms. The 2nd stage of the proposed development seeks to develop 32 units which
comprise one and two bedroom units. Of the 32 units only 12 contain kitchens and are
considered to be capable of providing permanent accommodation. Therefore, of the 58
dwellings/units proposed by the applicant only 12 meet the type of housing identified as a smaller
dwelling type.
Accordingly, it is considered that the proposal does not demonstrate overwhelming need for the
type of housing identified within the Housing Needs Assessment.
Furthermore, should there be an extended period between the construction of stage 1 and the
completion of stage 2, or if stage 2 were not to be commenced, an approval for this proposal
could result in a development which has no alignment whatsoever with the strategic intent for the
site or the identified need for smaller dwelling types.

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