2017-10-10 Planning & Environment Committee Agenda

PLANNING & ENVIRONMENT COMMITTEE MEETING AGENDA                               10 OCTOBER 2017


building and landscaping outcomes collectively improve the visual amenity of the site.
Nevertheless, the subject site is located in an Attached Housing Zone with the intention to
support residential uses. Noting the strategic intent of the zone and limited range of uses
currently permitted to operate from the site, the proposed broadened range of business uses is
considered inappropriate and contrary to the strategic intent of what the Planning Scheme
envisages for the site. The Noosa Plan envisages that the site will be used for multiple housing in
the future and this is consistent with Council's recent Housing Needs Assessment which
indicates a need for additional residential housing, particularly smaller dwellings.
3.4. Site Zoning Considerations
Council’s Strategic Planning section provided comment regarding the zoning intent of the site
and nearby lots included in an Attached Housing Zone. Strategic Planning confirmed the zoning
of the subject site and nearby lots was a very conscious and deliberate zoning change following
extensive investigation and community consultation when options for other uses including
commercial, lifestyle and aged care options were considered. Background regarding re-zoning
considerations of the site is provided below.
“As part of amendments to The Noosa Plan in 2008, a special precinct was initially proposed on
Eumundi Noosa Road north of the Good Shepherd Lutheran School and south of Headland
Drive. At the time, the special precinct included 10 properties of various sizes. Following
community consultation, Council at its Special Meeting on 7 April 2005 resolved to instruct staff
to further review the area.
While detailed investigations were carried out in 2006, agreement on the best future of the
stretch was still not reached. In 2008 a proposed amendment sought to include the strip in
Attached Housing with a special precinct and land use and development criteria applied so that it
might be used for attached housing as well as professional offices, medical centres, significant
home-based businesses, garden and lifestyle centres and childcare centres.
Various submissions were received and considered with a high proportion of adjoining owners
opposed to the proposal. It was noted that there were vacancies in each established business
centre and industrial estate between Noosa Heads and Tewantin and the Shire Business Centre
was only partly developed. It was considered that allowing for new retail or commercial uses
outside of these centres undermines the integrity of the centres and creates nuisances within
residential areas.
Given however there was need for affordable housing, comprising of small dwelling units in areas
close to existing centres, this stretch of land, in close proximity to a number of employment and
service hubs including the Shire Business Centre, the industrial estate, the nearby professional &
medical centre, Wallace Estate, Noosa Hospital and a large school was seen as having
significant potential. At the time Council specifically noted that a larger lot such as 101 Eumundi
Noosa Road with an area of 3,740m2 could accommodate up to 37 people based on residential
density requirements. It was also noted that access arrangements for the sites in question would
be a critical consideration as redevelopment of properties in the subject area has the potential to
impact traffic flows and traffic safety on Eumundi Noosa Road.
As a result of considerations Council specifically resolved to include the land in the Attached
Housing Zone and remove any reference to a special precinct that would allow for a wider range
of uses or different planning provisions than those of the Attached Housing Zone elsewhere in
Noosaville. Existing uses would retain their lawful rights but no new inconsistent uses were
desirable.”
Land Use & Works Provisions
The following codes which regulate land use and design are most applicable to this application:
    Business Uses Code;
    Landscaping Code; and
    Engineering Works Code.


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