Town Planning Doc

Town Planning Submission
To: Assessment Manager
Application Ref: MCU21/0194.01
Address Application Refers to: 201 Mary River Rd Cooroy
Application Business Name: The Bus Stop Café / Roadside Stall
Application – Nature of: TP Assessment from ‘Roadside Stall’ to Now Include ‘Food and Drink’
Submission from: John Gabrielson, 4 Burrell Ave, Eumundi 4562
Position Held: In Favour of the Development Application

Summary
I am very much in favour of the Development Application to adjust the planning designation from ‘Roadside Stall’ to ‘Roadside Stall and Food and Drink’. I am of the view that accurate designation under the scheme /town plan is in everyone’s best interests particularly the business owner as it provides a high level of surety going forward.
This proposed change has minimal negative impact on the area, a semi - rural location characterized by bushland areas / nature walks, large rural housing lots (low density), volunteer fire brigade facility and a waste transfer station. It is also noteworthy to recognise that the Bruce Hwy is in close proximity, some noise impacts are obvious but not too intrusive.
In short, there are fewer better locations for a roadside stall serving food and drinks. It is a thoughtful integration of a small local business adding minimal negative impact to an area already impacted by activity albeit none of it too intrusive.
The enterprise provides employment, aids rural tourism, has a significant positive social benefit and has little negative environmental impact.
Comment
I have frequented the café since it started. I have always found it to be a friendly relaxing place to spend time, to meet, to greet and mix. It’s social benefit alone is extraordinary.
From a planning perspective I’d suggest there is little complication in respect to this DA (Change of Use). It has impacts, all developments do but the extent of the impact/s is minimal. The impact on the nearby neighbor is the obvious concern, as well as a traffic impact.
Noise Impacts
In respect to the noise, there are management mechanisms available to ameliorate these – most significantly it is low impact to start with but importantly the hours of operation are self limited ie the proprietors themselves don’t’ wish to open all day. Noise emissions from the business are minimal, I’d suggest not much higher than allocated background noise levels for the area. Other noise sources likely impact more eg. waste transfer station, the proximity of the Bruce Hwy.

Traffic Management Impacts
Traffic - Offsite
There is impact. A minimal addition to the vehicle movement numbers per day on the Mary River Rd. However, given the road quality, speed limits set, sight lines in both directions and verge widths in the location there are few surprises for drivers. Most users of the road would be local and many would also be aware of the need to be a little cautious given the turn in to the ‘waste transfer station’.
Traffic - Onsite / Parking
There appears to be sufficient space for off-road parking. Historically, I’ve not had difficulty parking my vehicle.
Other Considerations – Triple Bottom Line Assessment
Modern development practice ideally includes a Triple Bottom Line Assessment of projects ie the Social Impacts, the Environmental Impacts and the Economic Impacts.
Social Impacts
This development has extraordinary social benefit. In a world where we seem to be more distant from each other this development brings people together, meeting around coffee/ tea, friendship and social connection. The relaxed, informal nature of this facility is something that should be emulated across our shire and others as a fine example of community building. Individuals meet at the café, individuals meet and business is often conducted, on an informal basis. It’s social benefit is perhaps its strongest quality – it is extraordinary and could be a model for like hinterland businesses.
Environmental Impacts
Actual negative environmental impacts from this business are low, almost negligible. Waste outputs are low, vehicle pollution is minimal, and the development footprint is low impact.
Positive environmental benefits are manifold. Bees are kept onsite, providing honey and also helping to pollinate nearby forest / vegetation. The business itself is very low impact with little waste and significant recycling.
Economic Impacts
There are significant economic benefits resulting from this enterprise. Up to 6 people are directly employed as a result of this business. Local produce (eggs, Honey, bread) is promoted and sold including, coffee is roasted locally and distributed.
People of different skills also meet there. Business is conducted, people are connected eg. ‘I need an electrician – that fellow over there is a sparkie’ - so business/s are connected and grown. It happens often.
United Nations Happiness Index
The UN measures ‘happiness’, community happiness via the ‘World Happiness Report’. The notion is a measure of a populations wellbeing (mental, physical, spiritual) and happiness. I’d suggest that the people who choose to congregate, meet, visit this business are positively impacted by their experience. The sense of connection with another, a community of like minded souls, is palpable and a constant at this business. Councils spend a lot of time, effort and money on building community and here you have an extraordinary example of a small business playing a major part in building stronger local community connection – an amazing example of what can be achieved. This kind of business should be strongly encouraged if for no other reason than that of a community connector.
Conclusion
I’d strongly encourage approval / support for this DA. The extension has negligible additional negative impac. The DA is really about accurately describing the business and then ensuring the approval is accurate within the scheme definition and provisions.
It is an extraordinary example of entrepreneurship and enterprise and the owners should be supported in their venture, and willingness to add to their community. The social benefit alone is enormous and the economic benefit irrefutable.
In closing, the only other request I’d make of Council in addition to approval of this DA , is that thought be given to a performance outcome in respect to maximum numbers of people onsite at any one time (averaged over time, across the day) rather that a prescriptive limitation on visitor numbers be set. I have seen 10 -12 people all enjoying a coffee and then a pack of 10 cyclists will ride in for coffee and a break. Regulating numbers in a prescriptive manner serves no one well and an ‘averaging’ of numbers across the day makes more sense, and reflects what happens from time to time onsite.
Thankyou for the opportunity to comment on this proposal. I am very much in favour of this Development Application, and the business in general. It’s a wonderful community enterprise and should be encouraged and supported.

John Gabrielson