MCU21/0194.01 – APPLICATION FOR AN OTHER CHANGE TO A DEVELOPMENT APPROVAL FOR A ROADSIDE STALL TO INCLUDE A FOOD AND DRINK OUTLET AT 201 MARY RIVER RD, COOROY (Referred from Planning & Environment Committee dated 7 November 2023 - Item 5.2) · ATTACHMENT 2 – OFFICER’S REPORT

     It benefits the community, fostering a A number of submitters have sited the social
     closer and more vibrant neighbourhood. benefits this business has fostered for residents
                                            in the area. However, this is also seen in coffee
                                            shops in the town centre and does not warrant
                                            the use operating from this site.

     The proposal has minimal impact on the          A number of nearby residents have advised the
     area, with nature walks, large rural            business is impacting their amenity and
     housing lots, fire brigade facility and waste   inspection of the site finds that their objections
     transfer station, with the Bruce Highway        are valid.
     nearby.

     The Busstop Espresso caters for Noted, but this business could well establish in
     everyone, encourages tourists to the area the town centre of Cooroy.
     and their coffee is the best in town.

     The     Busstop    Espresso     provides Noted, but these benefits could also be realised
     employment and teaches hospitality skills if the business located in the town centre of
     to a number of local residents. The Cooroy.
     business employees up to 6 people with
     local produce promoted and sold.

     Having a coffee venue means it does not The planning scheme specifically encourages
     require its customers to travel into the local these sort of business uses in town centres. It is
     township, easing traffic in town.              likely that patrons attending a food and drink
                                                    outlet within the town centre is likely to attend
                                                    multiple businesses whilst in town, contributing to
                                                    a thriving local economy within the Cooroy
                                                    centre.

     The bus is an obvious tourism attraction,       It is acknowledged that the development attracts
     with people travelling from a far to            patrons from outside of Noosa Shire, however
     photograph it and enjoy the food and            the Strategic Framework of Noosa Plan 2020
     drinks on offer.                                calls for tourism in hinterland areas to
                                                     predominantly be ‘nature-based experiences to
                                                     help disperse visitors throughout the region with
                                                     a focus on 'quality' experiences that attract high-
                                                     spending interstate and international visitors to
                                                     the region’. A standalone food and drink outlet
                                                     outside of the Cooroy centre is not considered to
                                                     meet the intent of the planning scheme in relation
                                                     to tourism development.

5.      CONCLUSION & REASONS FOR DECISION
It is concluded that the proposed food and drink outlet while associated with an approved roadside
stall is contrary to the Noosa Plan 2020 and is not appropriate for the site. The use has no real
relationship to the intended rural activities for the land, it is an urban use and should be located in
the town centres, with no overwhelming community or planning need for the use to continue
operating on the site. The scale of the combined activities is also adversely impacting on residents’
amenity, with a number of nearby residents submitting valid objections to the application. There is
also insufficient on-site car parking to meet the current and future parking demands of the use,
which has the potential to increase with the changes proposed by the applicant. This component
of the application is therefore recommended for refusal.
Additionally, the request to make changes to, and delete a number of the existing conditions of the
roadside stall approval is not considered appropriate, as the changes predominantly relate to the
provision of food and drink and onsite dining, and as such, are commensurate with the requested
food and drink outlet use, not the approved roadside stall use. Consequently, the changes to the
Condition 4 and deletion of Conditions 5 and 7 are also recommended for refusal, with only the