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MCU22/0201 APPLICATION FOR MATERIAL CHANGE OF USE FOR CAR WASH AND FOOD & DRINK OUTLET AT 34 ELM STREET, COOROY · Report
PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024 5.3 MCU22/0201 APPLICATION FOR MATERIAL CHANGE OF USE FOR CAR WASH AND FOOD & DRINK OUTLET AT 34 ELM STREET, COOROY Author Co-ordinator Planning, Nadine Gorton Development & Regulation Department Index ECM/Application/MCU22/0201 Attachments 1. ATTACHMENT 1 - MCU22/0201 - PLANNING OFFICER'S REPORT 2. ATTACHMENT 2 - MCU22/0201 - PROPOSAL PLANS APPLICATION DETAILS Applicant Kings Group (QLD) P/L Proposal Material Change of Use - Car wash, Food and drink outlet Properly Made Date 18 November 2022 Information Request Date 22 December 2022 Information Response Date 14 September 2023 Decision Due Date 30 April 2024 Number of Submissions 498 in support, 19 objecting, 3 impartial and 23 not properly made (late) PROPERTY DETAILS Property Address 34 Elm St Cooroy Qld 4563 RP Description Lots 4, 5 and 6 RP 72698 Land Area Lot 4 - 673m² Lot 5 - 673m² Lot 6 - 665m² Existing Use of Land Vacant STATUTORY DETAILS SEQRP Designation Urban Footprint Zone District Centre
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
Precinct Not applicable
Local Plan Area Cooroy Local Area Plan
Overlays Nil
Assessment Type Impact
EXECUTIVE SUMMARY
This report provides an assessment of an application to develop a Car wash and Food and Drink
Outlet at 34 Elm Street, Cooroy. The facility comprises auto and manual car washing bays, vacuum
bays, dog wash areas, storage and plant rooms with a food and drink outlet located near the Opal
Street frontage with a small, covered seating area.
The site is in the Cooroy Local Plan Area and is zoned District Centre in which a car wash is an
inconsistent use that is required to follow an impact assessment process inclusive of public
notification.
The design of the car wash whilst incorporating a pitched roof form and range of materials does not
meet the design criteria detailed in the Noosa Plan as the access and parking arrangements
dominate the street and do not contribute to vibrant and active streetscapes that are characteristic
of Cooroy. Further the design reinforces and expands the industrial character partially established
by the existing service stations.
Whilst the applicant has demonstrated that stormwater and noise impacts are able to be addressed,
concerns are raised as to the loss of valuable District Centre zoned land for a use that has very
limited employment opportunities and is not the highest or best development of the land to achieve
the desired employment outcomes in the Noosa Economic Development Strategy.
The application is not supported.
RECOMMENDATION
That Council
A. Refuse the application for the following reasons:
1. The proposed development is not consistent with the Strategic Intent and Strategic Outcome
3.3.5(j) and (o), 3.3.5(s)(ii)(A), (F) and (G) of the Noosa Plan 2020 as the proposal fails to
provide:
a. a high-quality streetscape
b. commercial, community, entertainment or supermarket-based retail uses
envisaged for the zone.
c. services a larger catchment than envisaged by the Noosa Plan Strategic
Outcomes.
2. The proposal is not consistent with Performance Outcomes PO10 and PO11 of the Cooroy
Local Plan Code as it is for an industrial use that is not sympathetic to the traditional built form,
does not create a vibrant and active space and results in parking and access that dominate the
street.
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PLANNING & ENVIRONMENT COMMITTEE MEETING 6 AUGUST 2024
3.The proposal is not consistent with acceptable and performance outcomes PO1, PO2, AO4,
PO4, PO22 of the District Centre zone as:
a. It is for an industrial use and does not provide retail, office, healthcare, business,
community, entertainment and recreation activities for the district catchment.
b. It does not contribute to the streetscape activity and vibrancy of the street.
c. It removes valuable district centre zoned land that is intended to be used for
commercial, community and entertainment related uses.
B. Note the report is provided in accordance with Section 63(5) of the Planning Act 2016.