MCU15/0095 & REC15/0022 PM Submission Object - Petition - D Strong (Principal Submitter)

additional retail outlet a few hundred meters from the Property. Further addition of retail facilities is not
needed, and certainly not in such close proximity to the sensitive School area.


The Applicant     has not demonstrated      a need for the inconsistent       use within    the subject zone. The
Applicant provides no grounds that would justify the granting of an exception and indeed in this specific
case there are no grounds on which approval of this type of Deveiopment                on the Property could be
justified by the Assessment Manager and/or Council's elected representatives.              Furthermore,      in conflict
with Division 17 of the Noosoville Locality Plan, the New Use is located and designed whereby                         its
operation will cause significant adverse impact on the School.


A development      may be said to be needed if, on balance, it improves community             wellbeing. Wellbeing
may be improved by access to new services or facilities or a range of other ways. However, any new
uses must be compatible with surrounding          uses in terms of amenity, the environment        and economics.
Furthermore     in assessing the public interest the Assessment manager may give weight to the negative
impacts of a proposed Development on the community and neighbourhood.


The Applicant provides no substantive data or justification       based on community need or anything else to
substantiate    why the School's children should be exposed to inappropriate               and significant     adverse
impacts on, and compromises to, the amenity they should be allowed to enjoy unhindered                        by retail
intrusion into the school environment.      The applicant indicates the service station and the convenience
shop would operate 24 hours, given that it is primarily proximate, not to other industriai uses, but to the
School and nearby residential         use this raises real concerns for parents, children          and the entire
surrounding neighbourhood.


Furthermore the proposed Shop has not been objectively demonstrated                by any credible analysis to be
ancillary to the service station. The Application is deliberately     misleading in attempting     to minimise the
true area allocated to retail floor space and hence to hide the fact that the Shop is a significant part of
the   Development        and supporting   business model.       The Applicant     acknowledges     that     the   Shop
component      is in total 197m', the majority,    if not all of which is available for retail use, and not the
100m' mentioned by the Applicant, an assertion simply designed to play down and hide the true nature
of this venture as a retail development.     Industry data shows that a service station without           a significant
retail component is an unviable business model. The retail component is therefore not ancillary to, but a
major component          of the proposed Development.    It has as an target market, not the servicing of the
refuelling   motorist,    but the children of the School who will be attracted         to the facility. This is an
unacceptable intrusion into, and interference with, the amenity of the School.


The Applicant has not subjected the proposal to an economic needs and impact assessment of even the
most rudimentary          kind. The need for a development        is commonly      recognised    to be related        to
community wellbeing. A development         may be said to be needed if, on balance, it improves community
wellbeing. Wellbeing may be improved by access to new services or facilities or a range of other ways.
However,     any new uses must be compatible             with   surrounding     uses In terms     of amenity,       the
environment     and economics.      As is demonstrated    through this document the proposed Development
does not Improve,         and Indeed Is detrimental   to, community      wellbeing.   It Is not compatible         with
surrounding uses In terms of amenity, the environment           or economics.




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