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


     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.