LATE RFI Response to Information Request

    “Adamson Town Planning, specialising in providing higher order town planning advice”




accessibility, which is the case here. From a town planning perspective, the establishment of
these types of uses within an industrial location is not desirable, given industrial uses are
primarily concerned with business-to-business transactions2 synonymous with development
within an industrial estate, such as in Cooroy. This is different from centre uses that are typically
household-to-business transactions, and consistent with uses expected to be located within
the District Centre, and in this case, similar to a service station3.

I agree with Mr Brown that Noosa has a limited amount of urban land, which underpins the
balance sought to be achieved in terms of providing sustainable development and maintaining
the environmental values and the character and amenity of the area. Further, not all industrial
locations are the same. For example, the Noosaville Industrial estate adjoins the Eumundi-
Noosa Road (a higher order road) and is effectively a mixed use area, including service stations,
the Noosa Car Spa (commercial carwash) and other hardware/showroom uses. Many of the
uses fronting Eumundi-Noosa Road are of a commercial rather than an industrial nature. Not
surprisingly, the Eumundi-Noosa Road has a high level of accessibility and passing trade,
similar to the subject site, making it desirable for a commercial carwash and service stations,
which are relatively new developments in this location.

The industrial land in Cooroy is in two separate locations, which are purpose destinations, and
not readily accessible by day-to-day traffic or passing trade and therefore not desirable for a
commercial carwash. From a town planning perspective, it is desirable for valuable industrial
land to be used for an industrial purpose (business-to-business), including businesses that
operate as wholesalers, manufacturers, and transporters of goods, which provide economic
benefits, including employment.

Locating a carwash within an industrial area, will result in the use of land by a business-to-
household use at the expense of business-to-business enterprises, the core business group
industrial areas are intended to accommodate4. In my opinion, the available land within the
industrial estates, which is limited, would be better utilised for an industrial purpose rather
than for a commercial carwash, given the identified economic, community and planning need
for a carwash in the Cooroy locality.

I agree with Mr Brown that while commercial business owners will use the carwash, they will
be in the minority. The location of a commercial carwash within the industrial estates in Cooroy,
also risks compromising the function of industrial land, with increased non-industrial related
traffic being generated, in circumstances, where a carwash is heavily reliant on passing trade5.
The proposed location within Cooroy is similar to that in Noosaville, being on a higher order
collector road, providing for passing trade having good accessibility, and located between two
service stations.



2
  Advice from Bull + Bear, page 2
3
  Forms part of the Business Activity Group under Schedule 1 but is an inconsistent use under Table 5.5.6
4
  Advice from Bull + Bear, page 3
5
  Advice from Bull + Bear, page 2

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21017 – Kings Group