Council Meeting MCU22-0201

The proposal does not comply with development parameters relating to setbacks, carparking,
bicycle spaces and roof pitch.
The District Centre Zone Code details the requirement for a 2-metre setback to Elm Street with the
applicant proposing a 1.7 metre setback to the façade of the centre building with a roof overhang
extending into the setback area. The applicant submits that the setback is appropriate as the
design assists in activating the frontage and provides varied setbacks to the street. The minor
encroachment is considered acceptable based on the small portion of the building extending into
the setback and the provision of landscaping across the frontage of the site.
Five carparking spaces are provided on site, with 3 spaces designated for staff and two for the dog
wash. The applicant has indicated that the spaces are sufficient for the proposed use with no
additional parking needed due to the people using the actual carwash bays. The applicant also
notes that the carparking rate is based on Gross Floor Area which excludes the parking, loading
and manoeuvring of vehicles and therefore the area of the carwash bays should be excluded from
calculations. The applicant’s submission is supported noting that there is sufficient queuing room
on site and the approach is consistent with previous assessments of car wash applications by
Council.
No bicycle spaces or end of trip facilities have been provided on site in accordance with the Noosa
Plan. Such facilities should be provided for patrons to the coffee shop, employees and users of the
dog wash facility and the applicant has indicated they would be agreeable to the imposition of a
condition in this regard.
AO7.3 of the Cooroy Local Plan Code details that roof forms are to be of a traditional Queensland
style with a roof pitch of no less than five degrees. The majority of the development includes a 12-
degree roof pitch with the two buildings to the centre and rear of the site having a roof pitch of two
degrees. The applicant indicates that eastern building is almost at maximum height to provide a
car wash for higher vehicles and is at the rear of the site not readily visible to the Elm Street
frontage. The applicant advises that they are willing to accept a condition requiring a greater
pitched roof noting that the eastern building would exceed the 8-metre height limit.
4.     NEED
There are three key aspects of need to be considered when assessing an application of this type,
which include:
     • Economic need
     • Community need
     • Planning need
Several principles have been established that are used to inform and guide an assessment of need
and include:
     a) a use is needed if it would on balance improve the services and facilities available in a
        locality.
     b) need in planning terms does not mean pressing or critical need or even a widespread
        desire.
     c) need is decided from the perspective of the community.
     d) providing competition and choice can be matter which provides a need.
     e) adverse effects


In relation to the above principles, it is agreed that Cooroy and the surrounding area does not have
a carwash facility and that such a facility would provide a service to the locality. It is also
acknowledged that many local residents are supportive of the use with the applicant also
demonstrating that any adverse impacts in terms of noise, traffic and stormwater can be
appropriately mitigated.
However, on balance when considered against the loss of the District centre land, which is intended
for commercial/ retail uses, and the limited employment opportunities attributed to the carwash the