By Frank Wilkie

2.12.2005

A RECENT survey indicated many believe Maroochy and Caloundra should have a Noosa-style population cap and limits on high rise.

The truth is every shire already has a population cap (capacity). It’s the total estimated population reached when the last block of developable land is built on in each local government area.

Noosa’s current population living within Noosa’s existing level of development is around 47,000.

Its total estimated capacity (population cap) of around 61,000 people will be housed in units and homes expected to have been built on the remaining available land by 2011.

Noosa Council gained notoriety for being the first council to calculate and broadcast what their total population capacity would be.

Noosa’s point of difference is its town planners’ decision to limit development levels to within the council’s capacity to pay for infrastructure, protect residents’ access to water and quality of life and preserve, as far as is practical, its natural environment.

What are the pros and cons?

Raw data suggests Noosa rents are no more expensive than anywhere else on the Coast.

Median rent for a three bedroom home is $270 in Caloundra and Noosa and $275 in Maroochy.

But median property prices are higher, $420,000 in Noosa to $375,000 in Maroochy.

The builders who have worked the shire since the early 1980s claim they’ve no shortage of jobs, mostly expensive renovations, and that shonks don’t last long in the smaller, competitive, word-of-mouth market.

Noosa real estate agents say the town plan has helped keep Noosa an attractive place to live and delivered security in the form of consistent property value growth.

Purchasers say they bought in because the town plan ensures their lifestyle won’t be threatened by over-development.

Local Urban Design Institute Association head, developer Graeme Juniper believes Noosa’s smaller development capacity means the rest of the Coast will have to bear the brunt of population growth.

“Noosa can sit up there and say ‘we’ve capped it’ and leave the rest of the Coast to deal with population growth, infrastructure, jobs and security,’’ Mr Juniper said. “If the whole of the Sunshine Coast took this position, people’s wealth diminishes, there are no jobs, people have got to live on their savings. It impoverishes the community.’’

On the positive side, Mr Juniper said Noosa’s town plan had made the shire a “delightful place to visit’’. “I think what Noosa has done from a planning perspective is very good. I don’t think there’s anyone who would say a bad thing about what they’ve done.

“But sooner or later there has to be planning for jobs in a range of industries, high-tech, manufacturing, tourism and construction and while we continue to grow, building and tourism are the mainstay of the economy.’’

Noosa mayor Bob Abbot sees Noosa’s planning scheme as integral to all that’s desirable about living in Noosa. “When the development industry talks about creating jobs, they’re usually only talking about construction jobs and that’s not sustainable in the long-term.

“The things we do best will be destroyed if we let over-development occur. This will lead to the environmental and social destruction of our community. Our tourism point of difference is the lack of over-development.

“Otherwise we will be competing against the Gold Coast and they’d wipe the floor with us.’’

He has long been an advocate for diversifying Noosa’s economy beyond the traditional, but ultimately non-sustainable industry of construction and believes the Shire Business Centre, the largest construction project ever undertaken in Noosa and due for completion next year, will deliver long-term retail jobs and knowledge economy employment opportunities.

“We’re smaller so we’ve had to be smarter. We’re used to thinking outside the square,’’ Mr Abbot said.

Community development officer Sandie Pitter said many of Noosa’s problems, such as lack of affordable housing and public transport shortfalls, were due to supply and demand and the shire’s size.

“Housing prices are very expensive. It’s the law of supply and demand. This is a small and desirable place to live and we have an issue with affordable housing,’’ Ms Pitter said. “This is not due to the population cap, but we suspect it will become worse once we reach these limits.

“This is not just problem for Noosa. It’s a problem for the whole Sunshine Coast, Cairns is having the same problem. The places people want to live end up costing more.’’ The shire has had to establish good links to state government to find ways around population-driven state and federal funding formulae.

A “demaining” agreement has seen the council take responsibility for and gain state funding for its major road infrastructure.

Ms Pitter said surveys taken by and on behalf of the council support the planning decisions.

“93% of those surveyed said they absolutely love the place and believe this is the best place anywhere to live and 93% percent said they felt safe in their neighbourhoods.

Clouds over Queensland
Noosangatta
Water shortage fears prompt calls to restrict population growth